130 24 26018 https://digitalcollections.library.gvsu.edu/files/original/619530cd039bf05c27dce7d3f74cd859.pdf 085a4eec74c128cddc16652718771812 PDF Text Text City of Dexter Master Plan Amended March 2016 ��Resolution #2016-01 CITY OF DEXTER CITY COUNCIL WASHTENAW COUNTY, MICHIGAN CITY OF DEXTER MASTER PLAN ADOPTION RESOLUTION WHEREAS, Public Act 33 of 2008 (the Planning Enabling Act), as amended, provides for a Municipal Planning Commission to prepare, amended and adopt a Master Plan for the physical development of the community; and, WHEREAS, the City of Dexter Planning Commission has prepared an amendment to the Master Plan for the City in compliance with said Act 33, including relevant charts, maps and text; and, WHEREAS, the City of Dexter Planning Commission has provided opportunity for public input into the Master Planning amendment process; and, WHEREAS, the City of Dexter Council approved and subsequently distributed a draft copy of the Amendment to the Master Plan to all of the bodies required by said Act 33 for review and comment; and, WHEREAS, no person or entity submitted comments indicating that the proposed City of Dexter Amendment to the Master Plan is substantially inconsistent with the Master Plan of any adjacent community; and, WHEREAS, The City of Dexter Planning Commission held a formal public hearing on the draft Amendment to the Master Plan on January 4, 2016 in order to provide additional opportunity for public comment; and, WHEREAS, the citizens of the City of Dexter were afforded the opportunity to provide oral and written comments on the draft plan amendment, which comments have been carefully considered by the Planning Commission; and WHEREAS, based on the consideration of public comments the City Planning Commission is satisfied that the Amendment to the Master Plan is ready for adoption. WHEREAS, on February 1, 2016 the City of Dexter Planning Commission voted unanimously to recommended the Amendment to the City of Dexter Master Plan be adopted by the City Council; and THEREFORE, LET IT BE RESOLVED the Dexter City Council, as authorized in MCL 124.3843(3), part of said Act 33, hereby asserts that is shall have the authority to approve or reject the Master Plan. �LET IT FURTHER BE RESOLVED, that the Dexter City Council has reviewed the Amendments to the Master Plan and Approved the Amendment to the Master Plan. MOVED BY: Knight SECONDED BY: Fisher YEAS: Fisher, Knight, Michels, Smith, Tell, Carson and Keough NAYS: None ABSENT: None RESOLUTION DECLARED ADOPTED THIS 14TH DAY of MARCH 2016. Shawn W. Keough, Mayor I hereby certify that the attached is a true and complete copy of a resolution adopted by the City of Dexter Council, County of Washtenaw, State of Michigan, at a regular meeting held on the 14th day of March 2016. Carol J. Jones, Interim City Clerk �ACKNOWLEDGEMENTS City Council Shawn Keough, Mayor Jim Carson, Trustee Julie Knight, Trustee Donna Fisher, Trustee Joe Semifero, Trustee James Smith, Trustee Ray Tell, Mayor Pro Tem Carol Jones, Interim Clerk Planning Commission Matt Kowalski, Chairperson Thomas Phillips Marni Schmid Alison Heatley James Carty Jack Donaldson Scott Stewart Tom Stoner Administration Courtney Nicholls, City Manager Justin Breyer, Assistant to the City Manager Marie Sherry, Treasurer/Finance Director Michelle Aniol, Community Development Manager Dan Schlaff, Sewer + Water Utilities Foreman Kurt Augustine, Public Works Foreman riilCARLISLE WORTMAN associates , inc . City of Dexter Master Plan | March 2016 James Smith, Ex Officio ��TABLE OF CONTENTS Introduction Purpose of the Master Plan .................................................................................................. 1 How is the Plan to be Used? ................................................................................................. 1 Historic Context ...................................................................................................................... 2 Planning Process .................................................................................................................... 2 Regional Setting ..................................................................................................................... 4 Community History of Dexter ............................................................................................... 5 Existing Land Use and Community Plans Existing Land Use ................................................................................................................... 7 City Planning Initiatives ....................................................................................................... 11 County Planning Initiatives ................................................................................................. 13 Neighboring Communities .................................................................................................. 15 Community Goals and Objectives Public Participation .............................................................................................................. 19 City of Dexter Goals.............................................................................................................. 20 Natural Resources....................................................................................................................... 21 Recreation/Open Space............................................................................................................. 22 Residential ................................................................................................................................... 24 Downtown – Mixed Use .............................................................................................................. 25 Dexter-Ann Arbor Road Corridor – Mixed Use ........................................................................ 26 Commercial .................................................................................................................................. 30 Industrial....................................................................................................................................... 31 Transportation ............................................................................................................................. 32 Community Facilities + Services ............................................................................................... 34 Future Land Use Future Land Use Categories ............................................................................................... 35 Low Density Residential ............................................................................................................. 35 Village Residential ...................................................................................................................... 36 Multiple-Family Residential ....................................................................................................... 37 City of Dexter Master Plan | March 2016 Baker Road Corridor – Mixed Use ............................................................................................ 28 �Downtown – Mixed Use ........................................................................................................................38 Dexter-Ann Arbor Road Corridor – Mixed Use...................................................................................41 Baker Road Corridor – Mixed Use ......................................................................................................42 Village Commercial ...............................................................................................................................43 General Commercial .............................................................................................................................44 Light Industrial .......................................................................................................................................45 Research/Development .......................................................................................................................45 Public/Semi-Public ...............................................................................................................................46 Open Space/Recreation.......................................................................................................................47 Transportation Plan National Functional Classifications ........................................................................................... 49 Access Management ................................................................................................................... 51 Public Transportation .................................................................................................................. 51 Non-Motorized Transportation.................................................................................................... 54 Background Studies Population and Housing Characteristics .................................................................................. 61 Population ..................................................................................................................................... 61 Housing Characteristics............................................................................................................... 65 Property Values............................................................................................................................. 67 Capital Improvements/Community Facilities.......................................................................... 68 Wellhead Protection .................................................................................................................... 72 City of Dexter Master Plan | March 2016 Property Transfer Agreements ................................................................................................... 73 Cityhood ......................................................................................................................................... 74 Natural Features........................................................................................................................... 76 School Facilities............................................................................................................................ 78 Parks and Recreation .................................................................................................................. 79 Economic Development .............................................................................................................. 83 Intergovernmental and Regional Cooperation ........................................................................ 84 Implementation Zoning Requirements .................................................................................................................. 87 Zoning Adjustments ..................................................................................................................... 88 �Capital Improvement Program ................................................................................................... 90 Plan Education .............................................................................................................................. 90 Plan Updates ................................................................................................................................. 91 Appendix Community Survey Results ......................................................................................................... 93 Figures Figure 1. Planning Process............................................................................................................ 3 Figure 2. Regional Setting ............................................................................................................. 4 Figure 3. Existing Land Use Map .................................................................................................. 9 Figure 4. Washtenaw County 2004 Comprehensive Plan – Recommended Future Landscapes ................................................................................................. 14 Figure 5. Generalized Future Land Use Map for Surrounding Area Map ............................ 17 Figure 6. Future Land Use Map................................................................................................... 39 Figure 7. National Functional Classification Map .................................................................... 50 Figure 8. Possible Future Washtenaw County Transit Connections Map ............................ 53 Figure 9. Non-Motorized Transportation Map........................................................................... 59 Figure 10. Parks and Community Facilities Map..................................................................... 81 Tables Table 1. City of Dexter Existing Land Use................................................................................... 7 Table 2. Master Plan Land Use + Zoning District Classification Comparison ..................... 48 Table 4. Population Change 1960-2010 .................................................................................. 61 Table 5. Average Persons Per Household ................................................................................. 62 Table 6. Total Household by Community .................................................................................. 63 Table 7. Percent of Population by Age, 2010 .......................................................................... 64 Table 8. Total Housing Units by Community ............................................................................. 65 Table 9. Dwelling Unit Owner/Renter Composition by Community ...................................... 66 Table 10. City of Dexter SEV Plus IFT Growth ........................................................................... 67 Table 11. Parks and Recreation Facilities ................................................................................ 80 City of Dexter Master Plan | March 2016 Table 3. WATS Non-Motorized Plan Improvements – City of Dexter .................................... 56 ��Introduction Purpose of the Master Plan Planning is a process that involves the conscious selection of policy choices relating to land use, growth, and physical development of the community. The purpose of the City of Dexter Master Plan is to state the goals and identify the objectives and strategies regarding land use and development that the City will pursue to attain those goals. How Is the Plan to be Used? 1. Most important, the Plan is a general statement of the City’s goals and policies and provides a single, comprehensive view of the community's desires for the future. 2. The Plan serves as an aid in daily decision-making. The goals and policies outlined in the Plan guide the Planning Commission, City Council and other City bodies in their deliberations on zoning, subdivision, capital improvements and other matters related to land use and development. The Plan provides a stable, long-term basis for decisionmaking providing for a balance of land uses specific to the character of the City of Dexter. 3. The Plan provides the statutory basis upon which zoning decisions are made. The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. It is important to note that the Master Plan and accompanying maps do not replace other City Ordinances, specifically the Zoning Ordinance and Map. 4. The Plan attempts to coordinate public improvements and private developments supported by the Capital Improvements Plan. For example, public investments such as road or sewer and water improvements should be located in areas identified in the Plan as resulting in the greatest benefit to the City and its residents. 5. Finally, the Plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the City’s direction for the future. In summation, the City of Dexter Master Plan is the primary, officially-adopted document that sets forth an agenda for the achievement of goals and policies. It is a long-range statement of general goals and policies aimed at the unified and coordinated development of the City that compliments the goals of nearby governmental units, wherever possible. It helps develop a balance of orderly change in a deliberate and controlled manner that permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. City of Dexter Master Plan | March 2016 The Master Plan is used in a variety of ways: 1 �Historic Context This document represents an amendment to the 2011 Dexter Master Plan, which replaced the 2005 Master Plan that was adopted on April 11, 2005. An amendment of the 2005 plan was made one (1) year later to incorporate the amendments made to the 1994 Master Plan in 1995 and 1997 into one (1) comprehensive plan. In addition, this document has been updated to include all new information available to the City, (i.e. census) and addresses the City’s current desires for the future. Because communities are constantly changing, the information contained in a plan becomes outdated in time. As the conditions change, so do opportunities and expectations for the future. It is therefore essential to periodically update the information contained in the Master Plan as well as reevaluate its basic vision and implementation programs. Current State Legislation regarding City Planning requires five (5) year reviews of the Master Plan. The review process will be discussed in more detail in the implementation section of the Ordinance. Planning Process The process used to generate the Plan consisted of four phases: background studies; evaluation of City character and development capability; identification of goals, and policies; and plan development. City of Dexter Master Plan | March 2016 Background studies involving data inventory and analysis from Census data, existing reports, and field survey were gathered. Sound community planning cannot take place by itself. Many factors that exist must be taken into account when formulating plans for the future. This process is illustrated in the diagram on the following page. 2 �Figure 1. – Planning Process Socioeconomic Factors "" ~ Population Housing Economic Base Facilities & Services Transportation '-. Natural Resources • • • • • ~ r "' Topography Soils Vegetation Watersheds Wetlands • • ~ '-. Existing Land Use ,,, " Use Categories Development Patterns ~ \... ~ City Character and Development Capability . ... Goals and Objectives ~ / Alternative Strategies ,,, ~ City and Public Input ~ J \ ~ Plan Development Master Plan ... • • • Land Use Transportation Issues of Concern ... Implementation City of Dexter Master Plan | March 2016 • • • • • Evaluation and Interpretation Background Studies r 3 �Regional Setting The need to consider the region surrounding the City of Dexter is of importance. Dexter is located within the central portion of Washtenaw County, almost due east of the City of Chelsea, southeast of the Village of Pinckney and northwest of the City of Ann Arbor. However, the abutting communities are primarily rural and semi-rural Townships. The City of Dexter is almost completely surrounded by Scio Township with the exception of Webster Township to the north and a small portion of Dexter Township to the west where it abuts The Cedars of Dexter. The City of Ann Arbor is located approximately seven (7) miles east of Dexter, and allows access to entertainment, restaurants, medical, and educational (University of Michigan) opportunities, as well as supplements necessary products for City residents. The City has easy access to the I-94 freeway via Baker Road, nearby Zeeb Road, as well as the M-14 freeway. Dexter-Ann Arbor Road provides the primary access from Dexter to the City of Ann Arbor, and along with Baker Road provides the primary access roads into and out of the City. Appropriate planning across borders will help facilitate compatible land use patterns between communities. Figure 2. – Regional Setting – Washtenaw County ,n Lyon Ti fe- n a wi C o u I t ,. , l4f.., w ~ - r Lyndon TWpr _- t" ' Salem T>A , !Jebster ~ p,l j' > N r-i, tl >, C :::, 0 (.) City of Dexter Master Plan | March 2016 C 4 0 <1l Cl) -1: ~ Q) u <1l -, 1 r;- ..c Cl) ~ ' Sharon Twp 7 1' ,: I Freedom t wp L iLodiTWp , Pittsfield Twp J.-....,. ,7 Bridgewater Twp I Saline-Twp Augusta · l London ,.- Source: Washtenaw County GIS �Community History of Dexter This area was originally settled in 1824 and was platted in 1830 as the Village of Dexter. Historically, it has been noted that the Village was laid out in such a way that the sun could shine on both sides of each street all day. Even as Dexter has progressed to the fastest growing municipality in the State (2010 Census), the City has retained its old time charm and hospitality. Gordon Hall, date unknown City of Dexter Master Plan | March 2016 The following sections of the City of Dexter Master Plan will carefully review the current state of the City and provide a map to help guide residents and officials in future development. 5 �6 City of Dexter Master Plan | March 2016 �Existing Land Use and Community Plans The existing land use map and associated text indicates land use patterns and associations as they exist currently within the City of Dexter. While change is inevitable and growth will occur, the City of Dexter is committed to managing growth to enhance economic benefit, recreation activities and overall quality of life for all residents. Existing Land Use As illustrated on the Existing Land Use Map (Figure 3), the following land uses currently exist in the City. They are demonstrated by acreage and percentage of land area in Table 1 below. Table 1. – City of Dexter Existing Land Use Dexter (City) Vacant Acres % 68.13 6.7% 316.58 31.4% Multiple-Family Residential 53.77 5.3% Commercial 55.79 5.5% Office 14.32 1.4% Industrial 136.40 13.6% Industrial Research + Development 125.58 12.5% Public/ Semi-Public 164.22 16.3% 0.88 0.1% 71.06 7.1% 1,006.73 100% Single-Family Residential Open Space/Recreation Transportation (Right-of-Ways) Total City of Dexter Master Plan | March 2016 Existing Land Use 7 �8 City of Dexter Master Plan | March 2016 �Al p ro Hu iv e nR l Pa rkr i dg e a Bro Eastridge Potts er dhil l w Ulr ic Yo rk Ta y lo r Boe naro ad Pine View View w Sh aw r Ben t Tre e e Vi ch Ar bo --- h ri Ul De xt er -A nn r W ils on an Ry Wilson Lex in g ton Shield Cambridge Melbourne be We Mill Creek Victori a Ca rri ng to n Dongara Dan Hoey Hillside d Wellington w Kingsley Ox bo o M so rri n r Single & Two Family Residential Multi Family Residential Commercial Office Industrial/Research & Development Public/Semi-Public Open Space/Recreation Figure 3 EXISTING LAND USE City of Dexter Washtenaw County, Michigan 0 Sh ag ba rk Forshee e ann Jan Bristol Bristol Bishop Preston Bristol bo r Vacant r Baker Heights Ar ve Do es t City Center Vie w No b le Yo rk sh Ol ive r Ke ns in gt o Qu ac ke nb u ve er S c i o To w n s h i p ew W all ld d tlan Kur Parker La ke Vi Ri lm Pa L i m a To w n s h i p n Baker In ve rn e ss Hu ro n n in g Vi ew sh Cu ro v ie w n M ea do so Edi Ea to n r Pin e d Br oa k ee Cr ll Mi Fo re st Ar bo Hu d nwoo Cotto ond Sec d f ie Gr an rd Thi Gr an d n Fo r Hermania rth Fou An n An r er Dov son Hud San S c i o To w n s h i p e Riv M ain Ce l ntra n ro Hu Alle y W e b s t e r To w n s h i p Joy ad Bro ea els n a in l tra Cen Baker Hur o e h F if t xte De h rC in Alp M Br o ak e South Downs dL Jeffords Sandhill Isla n Al l e y Jeffords ste r Pearl San McCormick way r We b er ine d h Fift ge Brid ie Glac ars Ced uld Bo Ma st kney Pinc e tridg Wes Ka th in e r ue Sam er Dext D e x t e r To w n s h i p ly Da 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��City Planning Initiatives A number of existing and anticipated circumstances will affect Dexter’s future. These include a growing population, decentralized places of employment with increased commuting distances and conversely, an increase in those working from home. These factors together with the attraction of the Ann Arbor area as a place to live and work will provide development opportunities within Dexter and the surrounding communities for years to come. The City has responded to these challenges in a variety of ways, including a continued commitment to community planning goals and policies geared to preserving important natural features, while planning for growth in those areas most suitable for development. The following plans, policies and initiatives highlight Dexter’s commitment to land use planning, and are incorporated into this Master Plan by reference: Downtown Development Strategic Plan – The DDA engaged the public, downtown merchants and local elected leaders in a strategic planning process in order to develop goals, objectives and initiatives supportive of specific infrastructure improvements, programming, activity generators and public/private cooperation. The Strategic Plan also provides Tax Increment Financing (TIF) information required under State statute. Downtown Dexter DDA Parking Study – The objectives of the study are: to assess the existing parking system within the context of the downtown retail shopping district and adjacent areas; to assess present and future parking needs; to recommend specific improvements for parking downtown; and to further recommend City of Dexter Master Plan | March 2016 Baker Road/Dexter Ann Arbor Road Corridors Joint Planning Initiative– City of Dexter/Scio Township - A guide in evaluating development proposals within the corridor along with the communities, current zoning, master plan, or other applicable reports and studies. It should also be used as an action plan in relation to the future land use and implementation portion of the report for both the City and the Township. This plan is the result of a joint planning effort between Scio Township and the City of Dexter Planning Commission. While much of the area discussed within the plan is for outside the City limits, the City of Dexter Master Plan endorses the goals and objectives of this document. 11 �management strategies are incorporated by reference. Park and Recreation Facilities Master Plan (2009) – The Plan outlines existing and future parks and recreation needs, and identifies specific improvements, costs, priorities and years of completion to better represent the long-range vision of the Parks and Recreation Commission. FY 2012 State Revolving Fund Project Plan (July 2011) – A study of alternatives to upgrade the wastewater treatment plant that included upgrading the sludge handling system (including an analysis that identified several alternatives to upgrade the sludge handing system to provide adequate sludge processing and storage), the grit system, and the instrumentation and controls system (SCADA). This project plan is required to obtain funding through the State Revolving Loan Fund. Crosswalk Evaluation (November 2010) – A review of the crosswalks within the City with recommendations for improvements at each crosswalk. The evaluation included inspection and review of existing sidewalk ramps. Drinking Water Revolving Loan Fund Project Plan (May 2009) – A study of alternatives in order to provide the City with an additional water supply and repair old water mains. The plan was required to obtain funding from the Drinking Water Revolving Loan Fund. This plan led to the construction of the fifth City well, well house, improvements to the iron removal plant and upgrades to the distribution system. The Drinking Water Revolving Loan Fund Project Plan included a Water System Improvements Report and a Water System Reliability Study. City of Dexter Master Plan | March 2016 Road Maintenance Program (June 2008, updated annually) – A review of the paved road conditions throughout the City. Each road is ranked between one (1) and ten (10), one (1) being totally degraded and ten (10) being a brand new road. This is used to determine where to complete road maintenance in the City in any given year. It is updated annually based on the maintenance that was completed that year. 12 FY 2008 State Revolving Fund Project Plan (July 2007) - A study of alternatives in order to provide the City with more capacity in the wastewater system, including the wastewater treatment plan and distribution system. This Plan was required to obtain funding from the State Revolving Fund. This plan led to the construction of the equalization basin. The Plan included an Inflow and Infiltration Removal Study. Storm Water Management Study (November 2004) – A study of the storm drainage system in the old Village area, including defining how storm water is conveyed in the area with figures that show existing drainage infrastructure and the drainage district areas. �Oil and Gas Drilling - The City of Dexter has experienced increased interest in oil and gas exploration and development, which the City will balance with other community goals for existing and planned land uses, including natural resource protection. County Planning Initiatives A number of planning initiatives recently took place in Washtenaw County and the City of Dexter which have relevance to the current Plan. Elements of these various plans and initiatives are incorporated throughout this document.  Sustainable small city and village development encouraging social interaction and environmental health;  Reduce negative impacts and made future development more livable by changing existing land use patterns in areas surrounding villages;  Development within one-half (1/2) mile of existing village limits should be developed at higher densities, and a grid system of roads with sidewalks should be required to provide convenient and alternative vehicle and pedestrian access to downtown main streets;  Encourage infill development opportunities, particularly by encouraging urban service districts; and  Develop model ordinance to ensure desired character of community is retained such as architectural guidelines, landscaping, signs, lighting and parking standards. Washtenaw Area Transportation Study (WATS)(Updated 2011) - The Washtenaw Area Transportation Study has updated a long-range transportation plan for the County. The plan includes goals and capital and operating improvement projects which involve reconstruction or resurfacing, transit improvements, intersection and widening projects, as well as non-motorized projects (see Transportation Plan (pg. 49) for additional information). Washtenaw County Non-Motorized Plan (2006) - WATS was also involved in the Washtenaw County Non-Motorized Plan which inventoried existing County-wide, nonmotorized transportation facilities, identified missing links and provided City of Dexter Master Plan | March 2016 2004 Washtenaw County Comprehensive Plan – While the County Plan is now becoming dated, there are elements of this plan that remain relevant for the City of Dexter. The 2004 Comprehensive Plan for Washtenaw County recommends a development pattern for the City of Dexter described and illustrated below as follows: 13 �implementation recommendations for communities (see Transportation Plan (pg. 49) for additional information). Figure 4. - Washtenaw County 2004 Comprehensive Plan – Recommended Future Landscapes Urban: Infill and Redevelopment Suburban: Infill & High Density Development Small Cities and Villages Potential Activity Center Open Space Rural: Agricultural and Low Density Rural Residential City of Dexter Master Plan | March 2016 Source: Washtenaw County 14 Generalized Residential Buildings in Rural Areas Transit Plan for Washtenaw County (2007) - In an effort to move towards a comprehensive transit service in Washtenaw County, WATS initiated this effort to analyze data and to support a county-wide service plan that could be developed by the Ann Arbor Transportation Authority (AATA) and the other area transit providers. The Transit Plan for Washtenaw County identifies current providers of transit service within Washtenaw County, deficiencies and needs including destinations that lack adequate transit facilities (see Transportation Plan (pg. 49) for additional information). Moving You Forward Transit Master Plan Washtenaw County (2011) – The Moving You Forward Transit Master Plan for Washtenaw County is a new long-range plan which sets out a county-wide transit vision for the next thirty (30) years. The Plan provides a robust, feasible and integrated package of transit investments and services, designed to make transit a real transportation choice for everyone in Washtenaw County (see Transportation Plan (pg. 49) for additional information). �Neighboring Communities The City of Dexter is located at the cross-section of three (3) townships in Washtenaw County, Michigan: Scio Township, Webster Township and Dexter Township. In addition, Lima Township is less than one-half (1/2) mile west of the City limits. While the Townships generally share similar goals regarding maintaining rural character and preserving farmland, the development activities and planning policies in these communities can influence the City of Dexter’s future character. Figure 3, illustrates the different planned land uses for the areas adjacent to the City. The areas surrounding the City of Dexter are generally planned for lower intensity residential land use, with the exception of the “commercial node” found north of the City on Mast Road. While this commercial area is not necessarily inconsistent with the City, uses proposed by Webster Township in this area should be monitored by the City for compatibility. Working with Webster Township early in the development process for this area should be encouraged.  Scio Township – Planned for low-density residential land uses surrounding the City. The only exception to that is the planned Office/Industrial area found adjacent to Dexter Chelsea Road. We note that this planned Office/Industrial area will primarily accommodate existing uses along this road.  Webster Township – Although not yet developed, Webster Township has planned a commercial node as well as an area of higher density residential land use north of the City along Mast Road. While adjacent to the City, it is separated from it by the Huron River. Outside of the Mast Road area, Webster Township has planned Recreation/Conservation and low density residential land uses.  Dexter Township – Only a small portion of Dexter Township actually abuts the City. That area is adjacent to the “The Cedars” senior living facility along Island Lake Drive, which is planned for sixty (60) units over ten (10) acres. City of Dexter Master Plan | March 2016 More specifically, the areas surrounding Dexter are planned as follows: 15 �16 City of Dexter Master Plan | March 2016 �W e b s t e r To w n s h i p Bluebird Fo xS ed ge Potts Sandhill Ta ylo r ne Hillside Ox bo w Kingsle y Bristol Wellington -- Residential - 1 Acre Lots Residential - 1/2 Acre Lots Residential - 1/4 - 1/3 Acre Lots Commercial Node Office/Industrial Public/Semi-Public Recreation/Conservation Jurisdiction Limits Figure 5 Ca rri ng to n Lexington Cambridge Dongara Baker n Jana Pre sto n Victoria Residential - 2 1/2 - 3 Acre Lots Joy Wilson Forshee Tree Ben t an Ry De xte r-A nn A rb or ADJACENT COMMUNITIES FUTURE LAND USES City of Dexter Washtenaw County, Michigan on ris or M Hi gh lan d w Vie Ea to n Coventry Ulr ich Lo ch Yo rk r Residential - 5 Acres Lots ich Ulr er Web Mill Creek ve Pine View Ri Pin evi ew n No bl e Br oa d k ee Cr ll Mi S c i o To w n s h i p er lm Pa Ke ns in gt on Yo rk ro h us nb ke ew S c i o To w n s h i p W e b s t e r To w n s h i p Hermania ac Qu La ke Dan Hoey ourne Melb Shield Parker ing Cush Vi L i m a To w n s h i p er Riv City of Dexter n ro Hu n dso rd Thi Fo re st Hu d oo nw tto Co Ar bo r on Edis h Gr an d er Dov rt Fou An n ond Sec h Fift Island Hill Agricultural n ro Hu tral Cen Bishop a Jes sic Ma st ad Bro Hu Newlyn Pearl n In ve rn es s ine Alp Hur o Alle M ain y e xt De el str Ke r ive nR Sandhill McCormick d iel yF ne Sto e ridg Park e tridg r Ka Wes e lde th We ou tridg eri B s bs ne a E Isla ter nd La ke ea els h rC k ree ro Hu ey nckn er Pi Dext D e x t e r To w n s h i p sC as Br ide oks Bro Creek Brass Harris ly Da IL....JL.J7 Feet 0 400 800 1,200 1,600 2,000 Source: Washtenaw County Base Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Community Goals and Objectives The City of Dexter is a growing community that faces the difficult challenge of accommodating increasing growth and development, and private land uses and values, while retaining its small town character, protecting natural resources, including air, water and public land. A key component of the City of Dexter Master Plan is the articulation of a vision for the City’s future growth and the formulation of community goals which reflect the community desires regarding how to respond to future development. The goals of the community attempt to balance the various interests and ensure that each development decision is consistent with the overall vision for the City. They help convey preferred development strategies and outline development policies for the City. 1 Whllle,our9? -_ -.... """'... ,. I Public Participation Master Plan Update Survey "" ..,.. __ J~IIJ'OC,tl'o,tnchf'? In early 2011, the City of Dexter began a comprehensive survey of its residents. Surveys are an important tool in obtaining the input of participants on many important issues facing the community. This input will assist the City’s elected and appointed officials in the process of preparing a Master Plan. The responses provided will help guide the City in the process of preparing land use and transportation, arts and culture, recreation and leisure activities and other City policies. An on-line community survey was made available to residents in early 2011. A total of 162 people participated in the survey which concluded in spring 2011. The survey included four (4) sub-topics of questions: (1) Demographics – inquired about age, gender, educational attainment, household income, employment status, etc. (2) Strengths and Weaknesses – these questions were primarily open-ended in nature. They asked respondents what they like best/least about the City of SurveuMonkey ·-...... ·-.... ,.... ..... ------.i __ ,._... ·- ·................. "' City of Dexter Master Plan | March 2016 The goals were developed with input from residents, property and business owners, the Planning Commission, the City Council and other City officials. Public participation was sought 2011 Mllltr Plan Updltt Survey through an on-line survey of residents. A summary of the survey findings can be found in the Appendix. 19 �Dexter, what are the most/least important issues facing the City of Dexter, and what types of development would you like to see in the City. (3) Funding Options – discussed the possible funding of a light rail system to gauge community support if pursued. (4) Areas of Concern – These open-ended questions asked respondents to list specific concerns that they felt should be addressed. From evaluation of the survey results, background studies, existing land use information and various referenced City and County Planning Initiatives, the City of Dexter Planning Commission has formulated the following goals and objectives to serve as the basis for the future development of the City of Dexter. Goals are general statements that define the direction and character of future development. Policies set forth a framework for action and form the basis upon which more detailed development decisions may be made. Adoption of policies does not commit the City of Dexter to any particular recommendation, but rather constitutes a commitment to take actions consistent with policy guidelines. Public Input Events In addition to the survey noted previously, the Planning Commission held an open forum session in December 2011 inviting the public to comment on the Master Plan. The session was publicized on the City’s website, Facebook page, via City email update, and in the Dexter Leader. City of Dexter Goals City of Dexter Master Plan | March 2016 The following statements reflect the primary goals of the City of Dexter. The general goals listed below are not in any particular order or preference. 20  Protect and maintain the City’s natural resources, particularly the Huron River and Mill Creek areas.  Provide various passive and active recreational opportunities for all residents of the City including programs and activities offered by the City and other agencies.  Provide a desirable residential environment with diverse housing options for City residents, recognizing that a viable, healthy residential component is of primary importance to the overall health and vitality of the community.  Preserve and strengthen the existing character of the downtown area as an historic, pedestrian-scaled community, with traditional site and architectural design creating an aesthetically memorable place with vibrant streetscapes and community spaces. � Encourage development in the Baker Road and Dexter-Ann Arbor Road corridors that is separate and distinct from the Downtown that serves the needs of Dexter’s growing population.  Encourage common design elements, such as: architecture, streetscape, signage, and landscaping that promote continuation of the downtown theme along the Baker Road corridor.  Provide commercial areas that meet the needs of City residents in terms of location and services offered.  Promote quality, job producing economic development within the City that serves the needs of the City residents.  Provide a variety of safe, efficient modes of transportation to meet the needs of City residents and visitors.  Provide timely, efficient and quality governmental services to City residents.  Assure that new development , and existing residential, commercial and industrial areas, protect the City’s small town character, open space, natural resources and recreational values of the City from activities and land uses related or ancillary to mineral, sand and gravel, and oil and gas exploration and development. Natural Resources Protect and maintain the City’s natural resources, particularly the Huron River and Mill Creek areas. 1. Guide development to foster the responsible use of land, preserve natural features, and to make the best use of existing public services, utilities, and infrastructure. 2. Protect and enhance the Huron River and Mill Creek. Collaborate with Huron-Clinton Metropolitan Authority, Washtenaw County Water Resources, Huron Watershed Council and Washtenaw County, when possible to improve water quality. 3. Promote protection and maintenance of the City’s natural landscape. 4. Protect and preserve existing trees and wooded areas within the City. City of Dexter Master Plan | March 2016 Objectives: 21 �City of Dexter Master Plan | March 2016 22 5. Promote street tree planting to help preserve the residential character and tree-lined streets of the City. 6. Promote safe management of disposal of all waste materials, both hazardous and non-hazardous, which are generated within or transported through the City through coordination with state and local agencies to ensure that contaminated sites are returned to an acceptable environmentally safe condition. 7. Reduce noise and air pollution and site lighting levels so as to minimize their impact on residential areas. 8. Continue to concentrate efforts on wellhead protection and groundwater quality to protect this vital community resource through the protection program initiated by the City. 9. Protect the water quantity and quality of the City’s rivers, streams, groundwater, springs, lakes, ponds, wetlands, and creeks, particularly the Huron River and Mill Creek, as a single interconnected hydrologic system. 10. Continue to monitor and improve the City’s wastewater treatment and stormwater management systems to minimize negative impacts on City residents, the Huron River and Mill Creek. 11. Utilize progressive stormwater management and erosion control techniques to ensure that development will not adversely impact natural resources and surrounding property. Incorporate Federal Phase II Stormwater Requirements and Guidelines into planning review process of the City. 12. Encourage the use of best management practices and low impact development (LID) strategies to minimize stormwater run-off. Recreation / Open Space Provide various passive and active recreational opportunities for all residents of the City including programs and activities offered by the City and other agencies. Objectives: 1. Meet present and future community needs for parks, greenways, trails and recreation by planning and developing a system of parks, greenways, open space and recreation facilities and encouraging the preservation of green space and the development of new parks and/or recreation assets when opportunities arise. �Encourage healthy lifestyles for City residents through a balanced program of active and passive recreation opportunities. 3. Strive to make every City park and recreation site accessible through design of an all-season system of non-motorized pathways, trails, sidewalks and bike paths linking City neighborhoods with both City and adjacent non-City parks, greenways, pathways, recreation venues, schools and commercial retail areas. 4. Ensure that all parks and recreation assets are barrier-free and universally accessible. 5. Make nature and healthy ecosystems an important characteristic of the City by advocating for the enhancement and preservation of natural features within and surrounding our City. 6. Use sound planning, financial and operational management practices to ensure that the City’s parks and recreation assets remain available for enjoyment, now and in the future. 7. Foster a community-wide sense of pride in, and support for, the parks and recreation program by promoting activities within the community and the broader service area. 8. Continue to cooperate with other public agencies and organizations, such as adjacent Townships, Washtenaw County Parks, Huron-Clinton Metropolitan Authority, Dexter Community Schools, Border-to-Border Trail, Five Healthy Towns, Partnerships and Prosperity and other regional initiatives. 9. Investigate and place appropriate art, cultural and heritage elements in planned locations throughout the City. City of Dexter Master Plan | March 2016 2. 23 �Residential Provide a desirable residential environment for City residents, recognizing that a viable, healthy residential component is of primary importance to the overall health and vitality of the community. City of Dexter Master Plan | March 2016 Objectives: 24 1. Provide for a range of housing options for City residents including affordable housing and senior housing options. 2. Allow residential density levels that correspond to available infrastructure (sewer, water and roads) and adjacent land use. 3. Incorporate new construction into the fabric of the City in a way that recognizes the City’s historical characteristics. 4. Cooperate with building owners to utilize potential Community Development Block Grants (CDBG) for Rental Rehabilitation projects for Downtown second and third story residential properties. 5. Strengthen and protect the viability of residential neighborhoods by limiting non-residential intrusions into residential areas, and by separating intrusive commercial and industrial areas from residential areas with open space and other buffers. 6. Improve living amenities in all residential neighborhoods through high standards of housing design and construction, and by providing access to usable contiguous and convenient open space. 7. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. �8. Preserve and enhance the older, small town residential character of the City, including the promotion of the visual compatibility of residential buildings in size, setbacks and architectural features, and the provision of design transitions between different types of buildings. 9. Encourage the pattern, layout and design elements of the existing residential neighborhoods that will emphasize the City center’s rural, small town image. A neo-traditional street pattern should be encouraged for new developments that follow traditional neighborhood design (TND) guidelines. 10. Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation. 11. Encourage pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods. Downtown – Mixed Use Preserve and strengthen the existing character of the downtown area as an historic, pedestrian-scaled community, with traditional site and architectural design creating an aesthetically memorable place with vibrant streetscapes and community spaces. 1. Guide development to foster the responsible use of land and natural features, and to make best use of existing public services, utilities and infrastructure. 2. Expand the Central Business District, selectively, into surrounding Village Commercial areas to open up additional redevelopment opportunities and improve the critical mass, density and walkability of the Downtown. 3. Encourage and permit mixed-uses with a village-scale and character. 4. Cooperate with building owners to utilize potential Community Development Block Grants (CDBG) for Rental Rehabilitation projects for Downtown second and third story residential properties. 5. Identify and redevelop brownfield sites in cooperation with the Washtenaw County Brownfield Redevelopment Authority. City of Dexter Master Plan | March 2016 Objectives: 25 �6. Evaluate the Central Business and City Center zoning districts to ensure accommodation of a compatible and complementary mix of uses within the downtown area. 7. Encourage office uses to locate in secondary first floor spaces and upper floors that will support the retail and restaurant uses in the downtown. 8. Encourage upper story residential development / redevelopment to create a twenty-four (24) hour downtown supported by residents who can live, work and play downtown. 9. Utilize form-based code ideals and concepts for spatial relation and dimensional requirements. 10. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 11. Integrate public gathering spaces within a pedestrian/non-motorized circulation system. Dexter-Ann Arbor Road Corridor – Mixed Use Encourage development in the Dexter-Ann Arbor Road corridor that is separate and distinct from the Downtown that serves the needs of Dexter’s growing population. The Dexter-Ann Arbor Road Corridor is defined as the area surrounding Dexter-Ann Arbor Road from Kensington Street, southeast to the City boundary, and is considered a “gateway” to the City center. City of Dexter Master Plan | March 2016 Objectives: 26 1. Guide development to foster the responsible use of land, preserve natural features, and to make most efficient use of existing public services, utilities and infrastructure. 2. Encourage cohesive and distinct development of a mix of commercial, office, service and residential uses within this area which serves as a transitional area between the downtown area and adjacent singlefamily residential developments. �Organize commercial development into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development/redevelopment is planned. 4. Avoid piecemeal or scattered development and discourage uncoordinated commercial strip development. Where individual parcels of land are to be developed for commercial uses, encourage coordination with adjacent properties, including common parking and drives in order to reduce the number of access points to public roads. 5. Encourage residential or mixed-use development (including residential uses) as a buffer between adjacent residential areas and other uses within this planned area. Such uses shall not create adverse impacts on existing or proposed residential uses, and will be scaled, designed and landscaped so as to complement and enhance the adjacent properties. 6. Encourage preservation of natural features and development of parks and consider their interrelationship with existing parkland, natural areas and adjacent neighborhoods. 7. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 8. Manage access to development by encouraging consolidation of curb cuts and shared driveway access. Parking lots should be shared when possible and located in the rear or on the side of buildings when possible. 9. Integrate public gathering spaces at key points of interest and entrances to intersections within a pedestrian/nonmotorized circulation system. 10. Evaluate the ARC, Dexter-Ann Arbor Road Corridor Overlay District to ensure accommodation of a compatible and City of Dexter Master Plan | March 2016 3. 27 �complementary mix of uses within this planned mixed use area. 11. Utilize form-based code ideals and concepts for spatial relation and dimensional requirements. Baker Road Corridor – Mixed Use Encourage common design elements promoting continuation of the downtown theme along the Baker Road Corridor. The Baker Road Corridor is defined as the area bounded by Ann Arbor Street to the north and the Dexter Community School property to the south along Baker Road, and is considered a “gateway” to the City center. City of Dexter Master Plan | March 2016 Objectives: 28 1. Guide development to foster the responsible use of land, preserve natural features, and to make best use of existing public services, utilities and infrastructure. 2. Encourage cohesive and distinct development of a mix of commercial, office, service and residential uses within this area which serves as a transitional area between the downtown area and adjacent single-family residential developments. 3. Upgrade existing infrastructure within the corridor to assist and meet the needs of the redevelopment potential within the corridor. 4. Organize commercial development into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development/redevelopment is planned. �Avoid piecemeal or scattered development and discourage uncoordinated commercial strip development. Where individual parcels of land are to be developed for commercial uses, encourage coordination with adjacent properties, including common parking and drives in order to reduce the number of access points to public roads. 6. Encourage residential or mixed-use development (including residential uses) as a buffer between adjacent residential areas and other uses within this planned area. Such uses shall not create adverse impacts on existing or proposed residential uses, and will be scaled, designed and landscaped so as to complement and enhance the adjacent properties. 7. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 8. Encourage preservation of natural features and development of parks and consider their interrelationship with existing parkland, natural areas and adjacent neighborhoods. 9. Encourage common design elements throughout the corridor to provide visual consistency throughout the district. Design elements should promote the continuation of the downtown streetscape theme and include landscaping, signage, lighting and architectural design. 10. Manage access to development by encouraging consolidation of curb cuts and shared driveway access. Parking lots should be shared when possible and located in the rear or on the side of buildings when possible. 11. Integrate public gathering spaces at key points of interest and entrances to intersections within a pedestrian/non-motorized circulation system. Specifically, by promoting a connection to the future parkland and open space adjacent to the Baker Road Corridor and along the Mill Creek. Collaborate with Dexter Community Schools for interconnection with their Outdoor Lab property. 12. Improve pedestrian access (sidewalks/bike trails) from adjacent neighborhoods to the Baker Road planned mixed-use area. 13. Coordinate with Dexter Schools to improve the traffic flow into and across the school campus focusing on improvements to the Dan Hoey/Baker and Shield/Baker intersections. 14. Develop a Baker Road Mixed-Use Overlay District to ensure accommodation of a compatible and complementary mix of uses within this planned mixeduse area. Utilize form-based code ideals and concepts for spatial relation and dimensional requirements. City of Dexter Master Plan | March 2016 5. 29 �Commercial Provide commercial areas that meet the needs of City residents in terms of location and services offered. City of Dexter Master Plan | March 2016 Objectives: 30 1. Guide development to foster the responsible use of land, preserve natural features and to make best use of existing public services, utilities and infrastructure. 2. Organize commercial development shall be organized into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development is planned. 3. Avoid piecemeal or scattered development and discourage uncoordinated commercial strip development. Where individual parcels of land are to be development for commercial uses, encourage coordination with adjacent properties, including common parking and drives, in order to reduce the number of access points to public roads. 4. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 5. Promote and coordinate activities aimed at improving the business climate within the City, including cooperation with merchants and the Chamber of Commerce. 6. Foster development, redevelopment and expansion within the City creating new employment and business opportunities. 7. Utilize and collaborate with the Michigan Economic Development Corporation (MEDC) and Ann Arbor SPARK for economic development assistance. �Industrial Promote quality, job producing economic development within the City that serves the needs of residents. 1. Guide development to foster the responsible use of land, preserve natural features and to make best use of existing public services, utilities and infrastructure. 2. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 3. Identify and develop brownfield sites within the City and work with the Washtenaw County Brownfield Redevelopment Authority in this regard. 4. Explore expansion of Dexter Business and Research Park, particularly for an additional access point. 5. Require adequate setbacks for industrial operations, landscape buffers and greenbelts to minimize visual and environmental conflicts with adjoining land uses. 6. Promote and coordinate activities aimed at improving the business climate within the City, including cooperation with merchants and the Chamber of Commerce. 7. Foster development, redevelopment and expansion within the City creating new employment and business opportunities. 8. Minimize negative impacts of industrial areas on non-industrial areas and on the environment. 9. Provide a balanced industrial development strategy to achieve environmental compatibility and maintain the neighborhood character of the City. 10. Utilize and collaborate with the Michigan Economic Development Corporation (MEDC) and Ann Arbor SPARK for economic development assistance. City of Dexter Master Plan | March 2016 Objectives: 31 �Transportation Provide a variety of safe, efficient modes of transportation to meet the needs of City residents and visitors. City of Dexter Master Plan | March 2016 Objectives: 32 1. Maintain a transportation network that maximizes the capacity of existing roads while maintaining roadways and facilitating safe and efficient movement of vehicles and pedestrians throughout the Village. 2. Continue to evaluate and resolve issues with Village “through traffic” constraints by coordinating and cooperating with the County Road Commission. 3. Evaluate the impact of traffic generated by existing development and new or expanded land uses, including extractive uses, and work toward improvements, compatibility with other existing and planned uses, and safety concurrent with new development and uses. 4. Continue to implement access management standards for new development in order to improve the function and appearance of local streets, streetscapes and alleys; providing adequate rights-of-ways and appropriate improvements for traffic volume. 5. Encourage new streets to be designed in an interconnecting network with flexibility within the neo-traditional residential pattern, similar to the existing street network. 6. Coordinate transportation improvements with the County Road Commission and state agencies, including participation in Washtenaw Area Transportation Study (WATS). 7. Provide a variety of transportation choices including public transit and non-motorized transportation, and areas for bike parking. 8. Expand upon existing connections to create a Citywide, non-motorized network to provide opportunities for pedestrian activity such as walking, jogging and bicycling. �Develop open path connections for walkways, paths and greenways to connect outlying parks for recreational use, including installation of sidewalks on at least one (1) side of the street (with the long-term goal of installation of sidewalks on both sides of the street) – expand the walkability of Dexter. 10. Implement the recommendations of the annual Capital Improvements Plan (CIP) to expand walkability within the City by installing sidewalks on at least one (1) side of the street (with the long-term goal of installation on both sides of the street). The placement and location of sidewalk installation within the public rights-of-way should consider existing conditions, including effective front yard, impacts to existing street trees, utilities, topography, preservation of City character, and engineering standards. 11. Develop and improve sidewalks to link uses such as shopping, offices and residential areas to parks, open spaces and activity centers. 12. Continue to coordinate transportation options through the WesternWashtenaw Area Value Express (WAVE) to provide improved transit services to City residents. 13. Provide senior citizen transportation options for City residents, including diala-ride or similar opportunities. 14. Work with surrounding communities to consider forming a transit consortium to fund services for a growing older population to provide transit to life-line and leisure destinations. 15. Support expansion of the County transportation system/network, particularly the efforts of the Ann Arbor Transit Authority (AATA). 16. Encourage the maintenance of and/or improvements to local streets and sidewalks to ensure safe access to the City’s residential neighborhoods, while discouraging extraneous non-residential traffic. 17. Provide safe traffic flow for industrial uses, separate from residential areas. Pursue secondary access points into the industrial park where possible. 18. Promote the importance of walkability in Dexter for all abilities and ages, and implement the Complete Streets Policy in accordance with the Complete Streets Ordinance for all transportation projects, and all modes of transportation. City of Dexter Master Plan | March 2016 9. 33 �Community Facilities + Services Provide timely, efficient and quality governmental services to City residents. City of Dexter Master Plan | March 2016 Objectives: 34 1. Provide and maintain open space, parks and recreation facilities to meet the needs of Village residents as formulated in the Parks and Recreation Master Plan. 2. Work with adjacent municipalities and Washtenaw County to provide area residents with high quality community services and facilities. 3. Provide adequate level of services regarding police, fire and safety services. 4. Provide adequate and affordable sewer and water service for Village residents. 5. Provide a public restroom facility in the Downtown area. 6. Provide adequate storm and seasonal services to Village residents. 7. Initiate stormwater upgrades as necessary and investigate whether a stormwater utility would be cost-effective for the Village. 8. Work with adjacent communities, Washtenaw County Water Resources Department, and the Huron River Water Shed Council to protect the area watershed. 9. Evaluate impact of new development and new and expanded land uses on community services and facilities, such as police, fire, and parks, and work to ensure there are adequate regulatory tools and resources available to support new development and uses while protecting existing and planned uses and environmental quality, in particular where uses involve a higher risk of release, discharge, or spill of hazardous substances, pollutants, or similar substances. �Future Land Use The Future Land Use Plan defines the framework for the future growth of the City of Dexter. It begins with a general description of the desired pattern of development for the community and follows with a description of the future land use categories as illustrated on the future land use map (Figure 6). In addition to the future land use categories, specific development strategies are formulated to achieve community goals for the downtown area (Main Street), the Dexter-Ann Arbor Road and Baker Road corridors. In general, the desired scenario for the City’s master plan includes continuation of the traditional neighborhood development (TND) pattern at a scale complementary to the rural, small town character of the City. Rehabilitation, redevelopment and properly scaled infill development, as well as thoughtful growth management policies are key to the sustainability of the City of Dexter’s small town atmosphere. Future Land Use Categories Specific land use categories are identified and illustrated on the future land use map (Figure 5). The following identifies the intent of each category, describes the desirable land uses and elements, the land use relationship with physical and natural features, and lists the corresponding zoning districts. Low Density Residential Description: The Low Density Residential designation is contained within four (4) peripheral locations in the City, each having an area of land under development or recently developed. The recommended density in this area is two (2) to three (3) dwelling units per acre. Relationship to Physical and Natural Features: The Low Density Residential land use category is located in areas where the public services and infrastructure are adequate to accommodate the anticipated density. The natural features outside of the City center vary extensively, each depending on the previous land use for the site and/or in the area. Natural features within these areas must be considered and preserved where possible including: wetlands, woodlands, steep slopes, flood plain, etc. Appropriate Uses: Desirable land uses and elements of the Low Density Residential land use include: City of Dexter Master Plan | March 2016 Intent: The intent of this category is to maintain and create a larger lot residential development pattern outside of the City center, and to provide direction for the development of vacant lands in a transitional manner that is still compatible with the existing traditional neighborhood development pattern. 35 � Single-family dwellings.  Density of between 2 and 3 dwelling units per acre. Compatible Zoning Districts: Zoning districts compatible with the Low-Density Residential future land use classification include R-1A and R-1B One-Family Residential. Village Residential Intent: The intent of this category is to maintain the well-established character, scale and density of the traditional pattern of the developed single-family neighborhoods that are characteristic of the City of Dexter. City of Dexter Master Plan | March 2016 Description: Located primarily within the City center, these older neighborhoods consist of detached single-family homes, including numerous historic structures. The recommended density in these areas is four (4) to six (6) dwelling units per acre. These predominant characteristics should be maintained by encouraging programs and techniques to improve neighborhoods and housing conditions. In addition, development on vacant lots within this residential classification should only occur if the character, scale and development pattern of the new development is consistent and compatible with the older, existing structures, and development patterns of existing residential neighborhoods. There are limited areas outside the City Center identified in the future land use map that also provide opportunities for a higher density single-family atmosphere. 36 Relationship to Physical and Natural Features: The Village Residential land use category is located in areas where the public services and infrastructure are adequate to accommodate the planned density. The natural features within this designation are somewhat limited; however, natural features such as existing trees and any relationship with the Huron River or Mill Creek must be considered in new development or redevelopment of these areas. Appropriate Uses: Desirable land uses and elements of the Village Residential land use include:  Single-family dwellings.  Density of between 4 and 6 dwelling units per acre. �Compatible Zoning Districts: The Village Residential (VR) zoning district is the only zoning classification compatible with the Village Residential future land use category. Multiple-Family Residential Intent: The intent of this category is to provide for a mix of multiple family uses near the City center. Description: The Multiple Family Residential designation encompasses five (5) areas within the City: northeast of the City Center between Edison and Meadow View along the railroad; both sides of Huron View; both sides of Eaton; both sides of Grand between Broad and Baker; east side of Lexington bounded by Dan Hoey to the north; and south of Dan Hoey west of the Baker Road intersection. In addition to these larger areas of Multiple-Family Residential, there are smaller, single parcel areas designated multiple-family mixed within the single-family neighborhood west of the City Center. Relationship to Physical and Natural Features: The intent of this land use category necessitates the availability of the public services and infrastructure, but much like the Village Residential designation, Multiple Family Residential is planned in areas without significant natural features present. Since limited natural features are present in these areas, consideration should be taken in requiring pocket parks and bike parking. Appropriate Uses: Desirable land uses and elements of the Multiple Family Residential land use include:  Townhouses, garden apartments, two (2) to three (3) story apartments.  Density not to exceed nine (9) dwelling units per acre. Compatible Zoning Districts: Zoning districts that are compatible with the MultipleFamily Residential land use classification include R-3, Multiple-Family Residential and MH, Mobile Home Park Residential. City of Dexter Master Plan | March 2016 The anticipated uses in the Multiple-Family Residential category include townhouses, garden apartments, or two (2) to three (3) story apartments at a density not to exceed nine (9) dwelling units per acre. 37 �Downtown - Mixed Use Intent: The Downtown – Mixed Use designation incorporates a mix of uses within the core of the City. The intensity of the development within the District tends to be higher than the rest of the City due to the smaller lots sizes. Parking cannot be accommodated on most sites and the buildings cover the majority of the parcel. Uses customarily found in the Downtown include municipal services, restaurants, banks (no drive thru), personal services, comparison retail, offices, public spaces, and single- and multiple family residences (second story). The continued maintenance of the historical structures and encourage new structures to maintain historic characteristics and character of the downtown are also essential within this area. Description: This designation is centered on the Main Street corridor between Jeffords and Baker with the Mill Creek as the western gateway into the City and Baker Road to the east. Relationship to Physical and Natural Features: The intent of this land use category necessitates the availability of the public services and infrastructure. While not integral to the designation, the proximity to Mill Creek adds to the viability and sense of place of this area. Limited other natural features exist within this area due to the increased density and intensity of the planned uses. City of Dexter Master Plan | March 2016 Appropriate Uses: Desirable land uses and elements of the Downtown – Mixed Use designation are: 38  Retail stores, personal service establishments, municipal facilities, offices, off-street parking, public open spaces, and a town square.  Ground floor retail with office and/or multiple-family uses on the upper floors.  Preservation of the Mill Creek and Pond.  Historic preservation. Highway-oriented and convenience commercial uses which require high accessibility and visibility are incompatible with the character of the City center and should be discouraged. Appropriate areas for bike parking should be considered. Compatible Zoning Districts: The Central Business District is the only zoning category compatible with the Downtown – Mixed Use future land use category. �u el in Alp ro Hu Eastridge Potts dhil l M ain Dov Qu ac ke nb u w La ke ew Yo rk sh Ulr ic w Sh aw r Boe naro d W ils on an Ry Wilson n so ds Hu City Limits DDA boundary Low Density Residential Village Residential Multi Family Residential Mixed Use -- W/21 Village Commercial on Commercial Light Industrial Research Development Public/Semi-Public Open Space/Recreation Area under Property Transfer Agreement Figure 6 Lex in g ton Cambridge ls be We Mill Creek FUTURE LAND USE Bridgewood Hil Melbourne Victori a Ca rri ng to n Dongara r i Ed Dan Hoey Shield nd -- View Ta y lo Tre e r Ben t Ar bo h ch ld '-···.J ri Ul De xt er -A nn e Vi Ol ive r Yo rk r Ar bo Fo re st City Center ,I ■-■■■ . . 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Ann Arbor, Michigan ��Dexter -Ann Arbor Road Corridor – Mixed Use Intent: This mixed-use designation is intended to encourage development that is separate and distinct from the City center. The designation also plans for the following: 1. Compact commercial center/node at Dan Hoey intersection with less intensive office or multiple-family residential uses throughout the rest of the corridor. 2. Performance standards for density, scale, setbacks, parks, landscaping, access management, linkages, etc. 3. Physical connections between the City center and the corridor. 4. Design guidelines to blend with the City center. 5. Flexibility in parking requirements, shared parking and shared parking access standards with the specific goal of minimizing access points (curb cuts) along Dexter-Ann Arbor Road and minimizing impervious area. Description: The Dexter-Ann Arbor Road Corridor - Mixed Use area is located along the Dexter-Ann Arbor Road corridor from Kensington Street southeast to the City boundaries and contains a mix of existing land uses, as well as a limited amount of vacant land. Relationship to Physical and Natural Features: Utilities are available throughout the Dexter-Ann Arbor Road corridor and the majority of the parcels have direct frontage on Dexter-Ann Arbor Road. The depth of some of these parcels provided a natural buffer for the adjacent uses. Appropriate Uses: Desirable land uses and elements of the Dexter-Ann Arbor Road Mixed Use category are:  Uses are to be separate and distinct from the City center.  Commercial center at Dan Hoey intersection.  Lower density development pattern.  Architectural standards to create a unified theme.  Shared access along common drives, minimizing “curb cuts” along DexterAnn Arbor Road. Compatible Zoning Districts: The Dexter-Ann Arbor Road Corridor Overlay zoning district is compatible with the Dexter-Ann Arbor Road Mixed Use future land use designation. City of Dexter Master Plan | March 2016  A mix of multiple family, office and commercial uses. 41 �Baker Road Corridor - Mixed Use Intent: This mixed-use designation is intended to accommodate existing uses, encourage the upgrading of this area through redevelopment, and provide amenities that encourage public transit use. The designation also plans for the following: 1. Mix of complementary land uses. 2. Flexibility in parking requirements, shared parking and the reduction of curb cuts. 3. Permit conversion of homes to non-residential land uses. 4. Encourage a variety of housing types and higher –densities for residential infill projects. 5. Second story multiple-family residential uses. 6. Architectural standards and controls and unified design elements. 7. Better pedestrian and bicycle circulation/parking and access. 8. Encourage redevelopment and infill development. 9. Maintain and enhance the City’s small town, historic character. 10. Enhance the streetscape along Baker Road. 11. Establish a greenway connection along Mill Creek between the school and Downtown. 12. Encourage economic development within the corridor. City of Dexter Master Plan | March 2016 Description: The Baker Road Corridor - Mixed Use area is located between Main Street/Ann Arbor Road and Dan Hoey Road, and contains virtually every land use and zoning classification found in the City. All parcels abutting Baker Road are included within the designation, exclusive of the school property located at the southern end of the corridor. 42 Relationship to Physical and Natural Features: Utilities are available throughout the Baker Road corridor along with immediate access to Baker Road. The depth of some of these parcels provided a natural buffer for the adjacent uses with nonvegetative buffers required in closer proximity to the City center. Appropriate Uses: Desirable land uses and elements of the Baker Road Corridor – Mixed Use category are:  A mix of complementary uses, inclusive of Single Family Residential – City Density uses.  Conversion of single-family homes to non-residential uses. � High density residential uses.  Second story residential uses.  Senior housing.  Office uses and commercial uses that provide essential goods and services.  Activity and entertainment uses.  Architectural standards to create a unified theme. Compatible Zoning Districts: The Baker Road Corridor – Mixed Use designation is compatible with the Baker Road Corridor Overlay District. Village Commercial Description: This designation is located at the periphery of the Central Business District, specifically the south side of Forest between Broad and Baker, and various locations north of the City Center area. Relationship to Physical and Natural Features: The intent of this land use category necessitates the availability of the public services and infrastructure. Limited natural features exist within this area due to the increased density and intensity of the planned uses. Appropriate Uses: Desirable land uses and elements of the Village Commercial designation are:  Community Commercial Retail stores  Personal service establishments City of Dexter Master Plan | March 2016 Intent: The Village Commercial designation incorporates a mix of uses typical of land abutting a central business district. These areas exhibit a compact development pattern, but have sufficient land to accommodate on-site parking and cover less land area. Uses typical of these areas include convenience retail, personal services, offices, public spaces, and single and multiple family residences. Further increases in commercial floor space, through redevelopment with historically consistent architecture will improve the viability and attractiveness of this area into a high density, walkable downtown area. 43 � Offices  Public open spaces  Single and multiple family residences  Historic preservation and redevelopment with historically consistent architecture Compatible Zoning Districts: The Village Commercial future land use designation is compatible with the Village Commercial zoning district. General Commercial Intent: The General Commercial designation incorporates those commercial uses which are relatively independent and do not require a location in proximity to similar uses or a leading tenant to attract business. Description: This designation is located primarily between Dexter-Chelsea Road and the railroad south of the City Center and at various locations along the railroad between Dover and Broad north of the City Center. Relationship to Physical and Natural Features: Areas planned for the General Commercial designation generally, but not always, require good accessibility and visibility along arterial roadways. The presence of natural features has little effect on their existence. City of Dexter Master Plan | March 2016 Appropriate Uses: Desirable land uses and elements of the General Commercial designation are: 44  Auto sales and services  Grocery stores  Restaurants  Shopping centers  Convenience stores  Gas stations  Home improvement showrooms. Compatible Zoning Districts: The C-1, General Business zoning district is compatible with the General Commercial future land use designation. �Light Industrial Intent: The Future Land Use Map establishes only one (1) area for Light Industrial use. This designation is intended to allow the continued operation of the current industrial uses. Description: The Light Industrial area is located along Huron River Drive in the northeast corner of the City. Relationship to Physical and Natural Features: Direct access to this area is provided via Huron River Drive. Municipal sewer and water are also available within this area. Appropriate Uses: Desirable land uses and elements of the Light Industrial category are:  Light manufacturing, assembly, packaging, and testing facilities that provide: o Abundant landscaping o Screening of services and loading areas o Landscape buffering to protect adjacent residential uses Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses. Land intensive industrial uses should not be permitted within the City limits due to the associated off-site impacts that have the potential to significantly detract from the quality of life in the City’s residential neighborhoods. Compatible Zoning Districts: The I-1, Light Industrial zoning district is compatible to the Light Industrial future land use classification. Research/Development Intent: The Research/Development land use classification provides for a diverse range of wholesale, parts assembly, high-tech industry, research facilities, laboratories and light fabrication operations. City of Dexter Master Plan | March 2016  45 �Description: The Future Land Use Map designates two (2) areas for Research/Development use. The Dexter Business and Research Park is located south of Dan Hoey Road and is a subdivided industrial park targeted toward research and development activities. A second Research/Development area is located between Second Street and the Railroad. In this area, the Research/Development designation is intended to allow the continued operation of its current uses. Relationship to Physical and Natural Features: Utilities are available throughout the Dexter Business and Research Park development area, and soils are generally good for building construction. A woodlands buffer exists to the south of the industrial park providing screening from uses within Scio Township. The area between Second Street and the railroad has access via Second Street with proximity to rail available to the rear. Municipal sewer and water are also available within this area. Additional screening of the existing facility is appropriate due to its proximity to an established single-family neighborhood. Appropriate Uses: Desirable land uses and elements of the Research/Development category are:  City of Dexter Master Plan | March 2016  46 Wholesale, parts assembly, high-tech industry and light fabrication operations that provide: o Well-designed circulation systems o Supportive facilities such as utilities o Abundant landscaping, screening of services and loading areas o Landscape buffering to protect adjacent residential uses. Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses. Compatible Zoning Districts: The RD, Research and Development, zoning district is compatible to the Research/Development future land use designation. Public/Semi-Public Intent: The Future Land Use Map designates uses such as existing and planned municipal buildings and facilities, parks, churches, cemeteries, public schools, and other uses providing public or semi-public services within this category. The Master Plan also designates areas for additional neighborhood parks in the City to assist in meeting the recreational needs associated with future population increases and the �development of new residential neighborhoods. These ‘neighborhood squares’ serve an important social and recreational role in the community and are designated so as to provide convenient pedestrian access for the residents. Description: This category provides for governmental, as well as, joint public and private facilities. These facilities are scattered throughout the City. Relationship to Physical and Natural Features: The location of these areas and the necessary utilities to service them are dependent on the function each facility serves.  Municipal buildings and facilities  Parks  Churches  Cemeteries  Public schools  Museums  Libraries Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Public/SemiPublic future land use classification. Open Space/Recreation Intent: Open Space/Recreation areas are designated on the Future Land Use Map in areas surrounding the Huron River. These natural areas of the City and adjacent townships contain environmentally sensitive resources such as wetlands, woodlands, and sloped areas. All of these resources present constraints to development for which the use of land should be restricted or even precluded. The Open Space/Recreation areas are also meant to strengthen the edges or boundaries of the City and protect its character by distinguishing the older parts of the City from surrounding new development essentially creating a greenbelt. City of Dexter Master Plan | March 2016 Appropriate Uses: 47 �Therefore, development in the Open Space/Recreation areas should be discouraged to protect the environmental resources and to maintain the City character. Description: This designation is intended to protect and preserve the unique natural resources of the Huron River while broadening recreation opportunities and appropriate uses of land. Relationship to Physical and Natural Features: Land in this use category generally includes environmentally sensitive areas where natural features need to be protected to preserve a balanced ecosystem. Appropriate Uses:  Public or private conservation areas  Active and passive recreational uses Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Open Space/Recreation future land use classification. Table 2. – Master Plan Land Use + Zoning District Classification Comparison Master Plan Land Use Designations Low Density Residential City of Dexter Master Plan | March 2016 Village Residential 48 Zoning District Classifications R-1A and R-1B, One Family Residential VR, Village Residential Multiple Family Residential R-3, Multiple Family Residential and MH, Mobile Home Park Residential Mixed Use CBD, Central Business District, Dexter-Ann Arbor Road Corridor Overlay Village Commercial VC, Village Commercial General Commercial C-1, General Business Light Industrial I-1, Limited Industrial Research / Development RD, Research and Development Public / Semi-Public PP, Public Park Open Space / Recreation PP, Public Park �Transportation Plan The City of Dexter lies near the I-94 and M-14 Corridors approximately seven (7) miles west of the City of Ann Arbor, two (2) miles northeast of I-94 (connecting at Baker Road) and five (5) miles northeast of M-14 (connecting at Dexter-Ann Arbor Road). Two (2) minor arterials lead into and out of the Village, Dexter-Ann Arbor Road from the east and Baker Road from the south. Within and surrounding the Village, the most important roads include: Dexter-Ann Arbor Road (Main Street), Baker Road, Central Street, Huron River Drive, Island Lake Road, Dexter-Chelsea Road, Dexter-Pinckney Road, Mast Road and Joy Road. These roads provide access to the adjacent communities and the surrounding region. The remainder of the road system is composed of local roads. Adequate roads are essential to the conduct of commerce and daily activities. The automobile will continue to be the dominant mode of transportation due to scattered land use patterns, population densities and personal preferences. However, energy availability and cost will make non-motorized transportation more attractive, a factor which must be considered in future planning. National Functional Classifications There exists a strong inter-relationship between the road system and land use patterns. The type and pattern of land use will strongly influence traffic volumes along a given road. Likewise, adequacy of road may determine the type of adjacent land development that occurs. Therefore, the benefit of the Transportation Plan is to assist in establishing priorities for future transportation improvements, including non-motorized and transit rather than just road improvements, based on the function of roadway services.  Interstate – Provides major “through traffic” between municipalities and states.  Principal Arterial Roads – Primary function is to carry relatively long distance, through travel movements and/or to service important traffic generators, i.e. airports or regional shopping centers.  Minor Arterial Roads – Similar to Principal Arterial Roads, with trips carried being shorter distances to lesser traffic generators.  Collector Roads – Funnel traffic from residential or rural areas to arterials. Collector Roads also provide some access to property.  Local Roads – Primary function is to provide access to property, i.e., residential neighborhoods or rural areas. City of Dexter Master Plan | March 2016 Roads are classified as follows: 49 �The above classifications correspond to the National Functional Classification Map for Washtenaw County used by the Michigan Department of Transportation Bureau of Transportation Planning. The road classification determines whether the road is eligible for federal aid. “Federal aid” roads include all principal arterials, all minor arterials, all urban collectors, and all rural major collectors. The following describes all primary roads within and surrounding the City of Dexter along with their designations:       Dexter-Ann Arbor Road (Main Street) – Minor Arterial Baker Road – Minor Arterial Central Street – Collector Huron River Drive – Collector Joy Road – Collector Mast Road - Collector .s:: L - - - - ---l--,--------,------+-- '---1 ~ .s:: (.) -0 C'.'. - -- - ---I 8 ~-- +-----1 <tl City of Dexter Master Plan | March 2016 0 NFC - lnlllilat - OtherFr y - - - Other Pnncipal Arter - MlllOrArl M ]or Collector Minor Collector locel -+-+--- 1'MDor Rairood Oly or Vilage Township County 50 Riv r. Sir Figure 7. - National Functional Classification Map m. or Drain WIier F lure Adju ed C = Urban Boundary ~a.,.--~ ~ �The major transportation routes have experienced a dramatic increase in the amount of traffic passing over them each day due to the large increases in population. Baker Road, which brings traffic from I-94 to the Village; Dexter-Ann Arbor Road which brings traffic from M-14, the City of Ann Arbor and the I-94 Zeeb Road exit; and Mast Road which brings traffic from Webster Township, all contribute to the congestion that the City of Dexter experiences on a daily basis. In addition, Broad Street is a designated truck route through the Village. The has ninety-nine (99)-foot wide right-of-ways through the old part of town which will remain; however, acquisition of additional road frontage to provide future 120foot right-of-ways along Baker and Dexter-Ann Arbor Roads is planned to accommodate bike lanes and sidewalks. Access Management To ensure safe management of traffic, several elements should be considered for new development, such as: 1. Limit the number of driveways and encourage alternative means of access. 2. Permit only one (1) access or shared access per site unless a larger residential development which may require additional emergency access as determined by the authorized Fire Code Official. 3. Place medians at appropriate locations to reduce conflicting movements and to direct traffic. 4. Space access points appropriately as they are related to both signalized and un-signalized locations. 5. Locate shared driveways on the property line, unless too close to signalized intersections. 7. Consider new traffic signals for higher trafficgenerating uses, when they meet warrants. 8. Design driveways to support efficient and safe traffic operations. 9. Create mid-block pedestrian crossings (consider protected crossings). Public Transportation The City of Dexter does not operate its own public transit; however the City is currently serviced by the Western-Washtenaw Area Value Express (WAVE). The City of Dexter has several stops on the inter-urban express route between the City of Ann Arbor and the City of Chelsea for residents City of Dexter Master Plan | March 2016 6. Provide service drives at the rear of sites unless prevented by a shallow lot. 51 �and visitor convenience. The WAVE service runs Monday through Friday from 5:30 am to 7:15 pm, with service approximately once every two (2) hours. In addition, City residents may also utilize the WAVE lifeline van and door-to-door bus services Monday through Friday from 8:00am to 4:30pm. Additionally, the Ann Arbor Transit Authority (AATA) has developed a county-wide transit Master Plan entitled Moving You Forward (2011). This plan provides a longrange vision for various forms of public transit throughout Washtenaw County for the next thirty (30) years. The Plan outlines ten (10) strategies for a successful county-wide transit system, which include: Strategy 1: Essential Services County-Wide   Door-to-Door County-Wide Flex-Ride Services Strategy 2: County-Wide Connections    Enhanced WAVE Service County-Wide Express Services Local Community Circulators Strategy 3: Urban Bus Network    Urban Bus Network Connections Downtown Circulator Bus Priority Measures Strategy 4: High Capacity Transit   North/South Ann Arbor Ann Arbor to Ypsilanti City of Dexter Master Plan | March 2016 Strategy 5: Regional Connections 52    Airport Shuttle and Taxi Car/Vanpooling Regional Commuter Rail Strategy 6: Making Connections     Transit Center Upgrades/New Multi-Modal Interchange Local Transit Hubs Park & Ride Intercept Lots Stop Quality and Facility Enhancements Strategy 7: Integrating Transit into Community �  Walkability Biking Strategy 8: Integrated Systems – Ticketing Strategy 9: Integrated Systems – Information     Mobility Management or Travel Planning Travel Training Information Marketing Strategy 10: Vehicle Enhancements. Specifically, as demonstrated in Figure 8 on the map the below, the City of Dexter is planned to be a local transit hub with commuter parking. Enhanced WAVE service to/from Chelsea and Ann Arbor, and a circulator is also proposed. In addition, extended hours of transit service, bus vehicle improvements, expansion of the bicycling network, improved walkability and integrated ticketing are all proposed to be undertaken as part of the county-wide transit assessment. Figure 8. – Possible Future Washtenaw County Transit Connections - Base map data Ill OpenStreetMap contributors, CC-BY-SA Cartography by Steer Dav1esGlea-ve 2011 Whitmore Lake courtywideexpress - - e o o& Courtyw1deexpreH to Whitmorelake1rt.egated withWallyrailservice E!Tli,,cedWA.VE Potert1alWAVEextension eo D eo Chelsea Newinterc,;,J>tlots localarculators I \To Carton Urban bus service ertianctmerts&route {8) Transitcenterupgade @) :e~: 1~hoursof e :~~:~::nts @ Stopqual1ty&fadllt!es I MfJ~~:~~ G C«,rtodoorcourtywide G val'l)ool/carpool ( D Aex-rideservice Manchester ..o,.. New regionalrailservice &station ~ E:(,stingrailliroes A . Expi,,siond bicychng W' network lmprwed wal:kab1lty - Airportshuttleplus taxi O B..lspriorJtymeasures C',i rtegatedticketing Source: Ann Arbor Transit Authority – Moving You Forward, 2011 City of Dexter Master Plan | March 2016 ...i H1ghcapadtyt ransit 53 �Non-Motorized Transportation The City of Dexter continues to promote safe pedestrian circulation, and promote the sense of community with the establishment of non-motorized transportation facilities. The purpose of a Non-Motorized Plan is to articulate a vision for nonmotorized transportation in the Village. The plan provides a vision for a Village-wide non-motorized network, a plan for non-motorized facility development, and a clear direction for the implementation of non-motorized facilities throughout the Village. A Non-Motorized Plan is intended to guide non-motorized facility planning, design, and construction for the City of Dexter. The plan is implementation-oriented and utilizes community and stakeholder involvement and input. This type of plan is also intended to serve as a foundation for future grant applications and funding requests. As Dexter has become increasingly active in the construction of pedestrian pathways, a City Non-Motorized Plan becomes more important to ensure coordinated development of non-motorized facilities. The City recently adopted a Complete Streets Policy and Ordinance to further the goal of coordinated development of non-motorized facilities. The Non-Motorized Transportation Facilities Map (Figure 9, pg. 59) demonstrates both current and planned expansions to sidewalks, bike lanes and shared-use pathways. City of Dexter Master Plan | March 2016 Dexter is collaborating with the Washtenaw County Parks Border-to-Border Trail program that spans across Washtenaw County roughly following the Huron River. The pathway will connect communities, parks and educational facilities. At approximately thirty-five (35) miles in length, the trail will help to create a larger non-motorized transportation network in the County. Construction commenced in early August 2011 for a new Border-to-Border segment from Mill Creek Park (west of Downtown Dexter) north to Hudson Mills Metropark. 54 In addition, the City is part of the Huron River Watershed Council’s (HRWC) “River Up!” project which is aimed at revitalizing the recreation, economic and ecologic health of the Huron River and the communities it runs through. The HRWC is focusing the group’s efforts on the Huron River Water Trail to create a 104-mile “trail” on and along the river with rest stop location, restaurants, lodging, way-finding and historical markers educating visitors about the history of the Huron River. �The City of Dexter, along with several other Washtenaw County communities, belongs to, and supports, the efforts of the Washtenaw Area Transportation Study (WATS), an organization coordinating regional transportation planning. WATS is responsible for monitoring the conditions of county roads, bicycle and pedestrian paths, public transit systems, highways, and trail. WATS has been instrumental in complete streets programming and non-motorized plans throughout Washtenaw County. The 2006 Non-Motorized Plan for Washtenaw County developed by WATS plans for future county-wide, non-motorized bike and pedestrian improvements. Table 3 on the following page, depicts the future pedestrian and bicycle Improvements outlined by WATS as they relate directly to and adjacent to the City of Dexter. City of Dexter Master Plan | March 2016 The City and County’s individual non-motorized plans generally coincide with each other and maintain collective goals and objectives. 55 �Table 3. WATS Non-Motorized Plan Improvements – City of Dexter Project Name Project Limits Alpine Street Curve to Fifth Street Ann Arbor Kensington to Baker Baker Main to Forest Baker Shield to Dan Hoey Baker Ann Arbor to Bates School Broad Street Main to Third Central Street Huron to 3255 Central Dongara to Dexter-Ann Arbor City of Dexter Master Plan | March 2016 Dan Hoey 56 Proposed Work Construct new pedestrian path Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Construct pedestrian path Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Stripe bike lanes Construct pedestrian Dan Hoey Dongara to Baker path Dexter-Ann Add pedestrian facility on Arbor Carrington to Meadowview north/east side of road Repair trip hazards, Dexter-Ann cracking, root Arbor Main to Dover penetration, drainage Dexter-Ann Mill Creek Middle School to Construction new Arbor Mobile Station pedestrian path Dexter-Chelsea Parker to Main Add wide shoulder Repair trip hazards, cracking, root Dover Street Ann Arbor to Second penetration, drainage Construct new pedestrian Dover Street Ann Arbor to Fourth path Construct new pedestrian Edison Street Ann Arbor to Second path Construct new pedestrian Edison Street Fourth to Second path Construct new pedestrian Fifth Street Central to Broad path Source: Non-Motorized Plan for Washtenaw County, 2006 Length (miles) Deficiency Addressed 0.10 No pedestrian access 0.06 Deficient pedestrian access 0.02 Deficient pedestrian access 0.09 Deficient pedestrian access 0.01 Deficient pedestrian access 0.01 Deficient pedestrian access 0.04 Deficient pedestrian access 0.65 No bike access 0.15 Deficient pedestrian access 0.25 Limited pedestrian access 0.14 Deficient pedestrian access 0.14 0.60 No pedestrian access No bike access 0.01 Deficient pedestrian access 0.11 No pedestrian access 0.28 No pedestrian access 0.28 No pedestrian access 0.05 No pedestrian access �Project Limits Fifth Street Edison to Alpine Forest Street Broad to Baker Forest Street Baker to Kensington Fourth Street Alley to end Grand Street Hudson to Kensington Hudson Street Ann Arbor to Second Hudson Street Baker and Ann Arbor Hudson Street Grand to Fourth Huron Central to Third Inverness Ann Arbor to Second Inverness Island Lake Grand to Ann Arbor Dexter-Chelsea to DexterPinckney Kensington Grand to Ann Arbor Meadowview Mill Pond Dexter-Ann Arbor to end Walking trails in reclaimed Mill Pond Second Street Central to end Third Street Central to end Third Street Dover to Broad Third Street Dover to Kensington Connection fro HCMA Phase 2 to WCPARC Segment D1 Westside Connector Border to Border Segment D1 Dexter to Dexter-Huron Metropark Proposed Work Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Construct new pedestrian path Construct new pedestrian path Construct new pedestrian path Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Construct new pedestrian path Repair trip hazards, cracking, root penetration, drainage Construct pedestrian path Construct pedestrian path Length (miles) Deficiency Addressed 0.04 Deficient pedestrian access 0.04 Deficient pedestrian access 0.28 No pedestrian access 0.08 No pedestrian access 0.23 No pedestrian access 0.01 Deficient pedestrian access 0.02 Deficient pedestrian access 0.25 No pedestrian access 0.01 Deficient pedestrian access 0.19 No pedestrian access 0.19 No pedestrian access Add wide shoulder Construct pedestrian path Construct pedestrian path 0.35 No bike access 0.19 0.28 No pedestrian access Deficient pedestrian access Construct boardwalks Construct pedestrian path Construct pedestrian path Repair trip hazards, cracking, root penetration, drainage Construct new pedestrian path 0.57 No pedestrian access 0.38 No pedestrian access 0.34 No pedestrian access 0.01 Deficient pedestrian access 0.38 No pedestrian access Construct non-motorized connection 0.10 No pedestrian access Non-Motorized Path County Connector 1.4 County connector Source: Non-Motorized Plan for Washtenaw County, 2006 City of Dexter Master Plan | March 2016 Project Name 57 �58 City of Dexter Master Plan | March 2016 �er R iv kne Pinc Pa rk rid ge er Dext Isla nd L Potts Eastrid ge ake ···~ . - ...-···-···-···-···-···-··· Jeffords M ai n S c i o To w n s h i p er Dov Sidewalks er -to n -B J I Shared Lane W ils on e an n Jan Wellington ing to n k Hillside Sh ag ba r Bristol Ox bo w Bristol Bristol South Downs Preston Ca rr Lex ing ton Baker Heights Bishop ber We Mill Creek Victori a Cambridge Melbourne nd NON-MOTORIZED PATHWAYS MAP Wilson ls Bridgewood Hil Shield Existing Planned Dan Hoey Kingsley Dongara ,----------- Parker Bike Lanes an Ry I la Kurt il Vie w Vi ew Sh aw Ar bo r Tra View Ta ylo r Ben t Tr ee I ew Vi Ol ive r De xt er -A nn I ro M ea do w Yo rk ty Planned by Developer Ulr ich No bl e W al l un r Planned by City h ric Ul Boe na Yo rk ke nb us h r C o er lm Pa San dfie ld Vi ew de ve Ea to n Ke ns in gt on Baker Inv er ne ss Hu ro n La ke Qu ac or Ri Existing Pine View rd w Bo ro Forshee ll Mi Hu d nwoo Cotto ond Sec Fo re st on Edis Pin evi e Br oa d Cr ee d Thir Gr an d Ar bo r rth Fou An n son Hud S c i o To w n s h i p Planned Hermania ng shi Cu L i m a To w n s h i p Existing k ! i Alle y tral Cen er R iv i ! Shared Use Paths Joy ad Bro h Fift a lse he rC xte e D We bste r Town s hi p Hur on in e Alp n ro Hu ..i l dhil San McCormick ay gew Brid We bs ter ne Pearl r de ul Bo r ar s Ced Ka the ri ge ie Glac trid Wes Ma st y Sandhill D e x t e r To w n s h i p ron Hu el Samu ri or M n so City of Dexter Washtenaw County, Michigan o 0 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Base Data May 12, 2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Background Studies Population and Housing Characteristics The review and analysis of population and housing in the Master Plan is done in part to help evaluate the character of the community and understand the trends of the past. This information is needed as a basis for a community to plan for their longterm goals. The evaluation of the data is used to help understand the changing trends in population, housing, employment, and economics. The data found is then evaluated to help support the long-term decisions recommended for the Master Plan. Sources used for the information and data gathering were the 2010 U.S. Census (available information at the time of update) and the Southeast Michigan Council of Governments (SEMCOG). Population Table 4 represents population changes from 1960 – 2010 for the City of Dexter and the surrounding areas. The Village’s population changed dramatically from 1990 through 2010, reversing a trend of declining population over the previous 30 years. In 1960, the population was 1,702 and by 1990, the population had decreased to 1,497, a 12% decrease. During the period of time from 1990 to 2010, the Village’s population has significantly increased. In SEMCOG’s 2040 Regional forecast, the Village’s 2040 population is projected to be 4,885, but the Village’s actual 2010 population has exceeded the projection, reaching a total population size of 4,067. From 1990 – 2000 the City of Dexter’s actual population had increased 56.2%, and another 73.9% from 2000 - 2010. Table 4. - Population Change 1960 – 2010 1960 1970 1980 1990 2000 2010 % Change 20002010 City of Dexter 1,702 1,729 1,524 1,497 2,338 4,067 73.9% Dexter Township 1,698 2,238 3,872 4,407 5,248 6,042 15.1% Lima Township 995 1,281 2,124 2,132 2,224 3,307 48.6% Scio Township 4,454 5,476 6,505 9,580 15,759 20,081 27.4% Webster Township 1,286 1,981 2,760 3,235 5,198 6,784 30.5% Washtenaw County 172,440 234,103 264,748 282,937 322,895 344,791 6.8% 7,823,194 8,875,083 9,262,078 9,295,297 9,938,444 9,883,640 <-1% Community State of Michigan Source: 1960, 1970, 1980, 1990, 2000 & 2010 U.S. Census City of Dexter Master Plan | March 2016 The following population change table compares the Village’s growth over the last 50 years with the Townships surrounding the City of Dexter, the County and State. 61 �When comparing the data from the surrounding Townships and region, it is apparent that the entire area is experiencing considerable growth. The City of Dexter has grown 73.9% since 2000 and is the fastest growing community in the area. Lima Township, west of the City of Dexter has also grown significantly at 48.6% since 2000. Scio Township, within which the City of Dexter is located, has had significant growth as well increasing 27.4% since 2000, and is projected to continue to grow an additional 39% by 2030. The City of Ann Arbor is found nearby (7 miles to the east) and has been a catalyst for growth in all the areas surrounding it, including the City of Dexter. The population of the City of Dexter and surrounding communities since 1960 has increased 203%, from 10,135 to 30,767. The City of Dexter is within the boundaries of Washtenaw County, which is also rapidly growing. Washtenaw County is the 34th fastest growing County in the State, and has had a 21.8% population increase since the 1990 U.S. Census. Although the City of Dexter has recently experienced a significant increase in population, it remains a community with a small town feel. Many residents of the City find it a wonderful place to live and raise a family, which could be one factor in the recent growth in the area. In addition to new population due to migration, the overall population can be shaped through changes in household size and composition. Throughout the country, household sizes are decreasing, which is related to the number of aging baby boomers and smaller family sizes. City of Dexter Master Plan | March 2016 A household, as defined by the U. S. Census, is all persons who occupy a housing unit. The occupants may be a single family, one (1) person living alone, two (2) or more families living together or any other group of related or unrelated persons who share living arrangements. Table 5 below, shows the changes in household size, from 1980 to 2010 and compares the change in the average number of persons per dwelling unit in the City of Dexter and the surrounding areas. 62 Table 5. - Average Persons Per Household 1980 1990 2000 2010 % Change 2000-2010 City of Dexter 2.60 2.36 2.31 2.56 10.8% Dexter Township 3.08 2.87 2.80 2.71 -3.21% Lima Township 3.24 2.90 2.76 2.76 0% Scio Township 2.00 2.69 2.59 2.55 -1.54% Webster Township 3.14 2.95 2.93 2.88 -1.71% Washtenaw County 2.49 2.41 2.38 -1.24% State of Michigan 2.65 2.56 2.49 -2.73% Community Source: 1980, 1990, 2000 & 2010 U.S. Census �In 2000, the City of Dexter had a household size of 2.31 persons per household, a 2.1% decrease from 1990. However, household size grew 10.8% between 2000 and 2010 to 2.56 persons per household. All surrounding areas experienced a decrease in household size since 1990, except for Lima Township’s household size which has remained constant for the last ten (10) years. The City of Dexter has the second smallest household size in the area behind Scio Township by a small margin. Causes for the decreases in household size have been speculated to be the aging of our national population, the likelihood that children are not living in homes with their aging parents, and people are not choosing to have as many children as has been historically documented. Simply put, fewer persons per home equates to more homes housing fewer people each. The total number of households within a community also helps explain the community’s potential future population growth. The City of Dexter has experienced both an increase household size, and total households and population. As illustrated in Table 6, the City of Dexter has seen a dramatic increase in total households since 1990. 1980 1990 2000 2010 % Change 2000 -2010 588 633 1,013 1,590 56.96% 1,265 1,527 1,863 2,225 19.43% Lima Township 659 891 1,168 1,197 2.5% Scio Township 2,147 4,113 6,070 7,857 29.44% 884 1,097 1,774 2,353 34.92% 105,114 125,327 137,193 9.47% 3,424,122 3,785,661 3,872,508 2.3% Community City of Dexter Dexter Township Webster Township Washtenaw County State of Michigan Source: 1980, 1990, 2000 & 2010 U.S. Census As shown in the table, the number of total households in the City of Dexter increased 56.96% from 2000 – 2010, significantly more than all other surrounding municipalities. The reason for the significant increase in total households within the City of Dexter is due to the annexation of approximately 330 acres of land in the early 1990s for development of single-family homes, attached condominiums. Within those annexed areas, the City anticipates a total household growth of 800 single-family homes. The recently released 2010 Census results demonstrate that Dexter was the fastest growing community in the State of Michigan City of Dexter Master Plan | March 2016 Table 6. - Total Household By Community 63 �The City of Dexter has experienced a surge in population due primarily to the increase in buildable land (annexation), which resulted in a doubling of the available housing units within the Village. Further, due to the amount of land annexed into the City that has not yet been developed, the City of Dexter may continue to see population and housing unit increases in the upcoming years. The City of Dexter, compared to other communities, has the lowest median age in the area. The Village’s median age in 1990 was 33.9 years, 33.7 in 2000, and grew to 36.2 in 2010. Although the median age increased nearly three (3) years between 2000 and 2010, the City remains, on average, five (5) years younger then the surrounding municipalities. In addition, 32.5% of the population is between the ages of 25 – 44, and 32.7% of the population is 19 years old or younger. Generally it can be determined that a young population between the ages of 25 – 44 years are in the family forming stage of their life, which could also mean increases in the potential for population growth in the near future. Table 7. - Percent of Population by Age Group and Median Age, 2010 City of Dexter Dexter Township Lima Township Scio Township Webster Township Washtenaw County 0-4 8.7 5.2 6.3 2.9 5.1 5.5 5-9 9.6 7.3 7.2 7.6 7.8 5.8 10-14 8.5 7.7 7.2 7.8 8.9 5.8 15-19 5.9 7 6.7 6.6 8.2 8.8 20-24 2.9 3.6 2.9 4.3 3.4 11.7 25-29 5.5 2.7 4.9 4.7 2.5 7.8 30-34 6.9 3.9 5.6 5.3 3.5 6.4 35-39 9.6 6 6.4 6.7 5.6 6.1 40-44 10.5 8 6.4 8.3 8.6 6.5 45-49 8.4 9.4 8.5 8.5 10.1 6.8 50-54 5 9.5 9.5 8.3 9.8 6.8 55-59 5.3 9.4 8 8 9 6.2 60-64 4.3 7.5 7.5 6.5 6.8 5.1 65-69 2.5 4.8 4.4 4.3 4.3 3.4 70-74 1.9 2.8 3.2 2.3 2.1 2.2 75-79 1.4 2.1 2.1 1.7 1.3 1.7 80-84 1.5 1.3 1.3 1.4 1.1 1.4 85+ 1.3 <1 1 1 <1 1.3 Median Age 36.2 43.8 41.5 40.5 42.8 33.3 City of Dexter Master Plan | March 2016 Age Group 64 Source: 2010 U.S. Census �Housing Characteristics The housing stock within the City of Dexter has increased dramatically since the 1990 U.S. Census. In 1990, the City had 676 total housing units, only a 10.3% increase from the 1980 U.S. Census. By 2000, the Village’s housing units had increased by 63.6%, from 676 units in 1990 to 1,106 units in 2000, and another 54% in 2010 (598 new units) (see Table 8). The housing unit increase was due to the annexation of 330 acres of land into the City in the early 1990s. Prior to the annexations, the City of Dexter had been builtout with little or no room to grow. Table 8. - Total Housing Units Available by Community Community 1980 1990 2000 2010 % Change 2000 - 2010 City of Dexter 613 676 1,106 1,704 54% Dexter Township 1,330 1,850 2,168 2,612 20.5% Lima Township 684 802 1,198 1,250 4.3% Scio Township 2,215 3,590 6,338 8,251 30.2% Webster Township 917 1,173 1,859 2,479 33.4% Washtenaw County 98,173 111,256 131,069 147,573 12.6% With the significant increases in new single-family construction, the percentage of renter-occupied homes has decreased dramatically since 1990. In 1990, 40.2% of the total dwelling units were renter-occupied and in 2000, 38.9% of the housing units were renter-occupied. The 2010 Census reported that 24.5% of dwelling units were renter-occupied. The City of Dexter maintains higher renter-occupied housing composition than any of the surrounding communities; however it is over 12% lower than Washtenaw County’s 36.3% renter-occupied composition (see Table 9 on the next page). Within Washtenaw County, there are two (2) major educational institutions that tend to increase the percentage of renter-occupied housing units. Neither of these institutions are located within the City of Dexter. It would also seem that the City of Dexter is an attractive place to rent because of the perception of affordable rents and availability. City of Dexter Master Plan | March 2016 Source: 1980, 1990, 2000 & 2010 U.S. Census 65 �Table 9. - Dwelling Unit Owner/Renter Composition by Community Community Total Occupied Dwellings Owner Occupied Units % Renter Occupied Units % Total Vacant Units % Total Housing Units City of Dexter 1,590 1,172 68.7 418 24.5 114 6.6 1,704 Dexter Township 2,225 2,058 78.7 167 6.4 387 14.8 2,612 Lima Township 1,197 1,111 88.8 86 6.8 53 4.2 1,250 Scio Township 7,857 6,290 76.2 1,567 18.9 394 4.7 8,251 Webster Township 2,353 2,223 89.6 130 5.2 126 5.0 2,479 Washtenaw County 137,193 83,483 56.5 53,710 36.3 10,380 7.0 147,573 Source: 2010 U.S. Census City of Dexter Master Plan | March 2016 The City of Dexter’s vacancy rate had risen in 2000 to 8.4%, the second highest in the area behind Dexter Township. While still the second highest in the area according to 2010 Census data, the vacancy rate has decreased to 6.6%. The U.S. Census Bureau determined vacancy rates based on six (6) categories of vacant units: for rent; for sale only; rented or sold, not occupied; for seasonal, recreational, or occasional use; for migrant workers; and other vacant. Dexter Township, which is northwest of the Village, maintains a vacancy rate of 14.8% in 2010, but it is also a community with many seasonal and recreational homes and cottages, which would account for the large vacancy rate. The City of Dexter on the other hand does not maintain the summer population that Dexter Township does. 66 Housing value is a characteristic that can be used to help guide the long-term goals of a community and to help evaluate the composition of the housing stock in the community. Whether the housing in a community is primarily rental units or singlefamily homes may effect the value of the home and the care that is put into keeping the home in good condition. Housing value is also a good indicator of the income level of the homeowners in the community or in the area. �Property Values Table 10, below, provides a history of the State Equalized Value (SEV) of all properties within the Village, inclusive of the industrial facilities tax (IFT) which results from the additional tax levied on the properties within the industrial park. The largest gain in SEV between 1997 and 2010 was 21% in the year 2000, and again in 2003. Overall, the Village’s SEV had steadily increased until the downturn of the economy in 2008. It appears that 2010 may have been the bottom for the decline, as valuations in 2011 appear to be holding steady. SEV is an indication of the value of property in a community and is based on 50% of the “true” cash value of property. The local assessor determines cash value of all properties in the Village. Property taxes are based in part on 50% of the total value. Year State Equalized Valuation plus IFT Percent Change from Previous Year 1997 $85,340,000 -- 1998 $99,059,000 16% 1999 $120,324,000 21% 2000 $127,594,000 6% 2001 $140,673,000 10% 2002 $157,519,700 12% 2003 $189,975,500 21% 2004 $225,291,700 15% 2005 $243,126,450 7% 2006 $265,561,051 9% 2007 $271,219,500 2% 2008 $253,951,400 -6% 2009 $236,440,400 -7% 2010 $216,955,400 -8% 2011 $210,206,300 -3% Source: City of Dexter City of Dexter Master Plan | March 2016 Table 10. - City of Dexter SEV Plus IFT Growth 67 �Capital Improvements/Community Facilities City Organization City Administration The Village of Dexter built the first Village Hall in 1955 to serve as the primary location for Village administrative and government duties. The Village Hall was built on land originally intended for the construction of a mill by Henry Ford, but the land was deeded to the Village from Scio Township in 1950. In 2002, the Village Hall’s function changed from Village Offices to being the home of the Dexter Area Fire Department and the Washtenaw County Sheriff Station. The Department of Public Works (DPW) operations were also relocated to a new facility in 2007. In 2002, the City Offices were moved to a temporary location above the PNC Bank in downtown Dexter while plans for a new City Hall were considered. Relocation or renovation space for a City Hall has been a priority for many years, although funding and an accessible downtown location have been roadblocks for new building construction or relocation. City Utilities City of Dexter Master Plan | March 2016 Waste Water System 68 The City of Dexter’s wastewater treatment plant (WWTP) services the entire Village. Many of the 8” clay sewer lines were constructed in the 1930’s, and additions were made to the system to accommodate the growth of the Village in the 50’s and again in the 70’s. In 20002001, the Village participated in a state rural development project. The rural development project provided the Village with gravity sewers on the northeast side of the Village, which were previously serviced by lift stations and updated the wastewater treatment equipment. In 2010, an equalization basin was added to the system which provides 400,000 gallons of storage capacity helping to equalize the flow of water through the plant during storm events. In addition, approximately 5,000 feet of sewer line were lined using cured in place technology that restores the pipe to new condition. �Water System The City of Dexter has a limited system servicing the entire community with five (5) municipal wells. Dexter’s water plant treats it’s water for the removal of iron found naturally in the groundwater and with chlorine to disinfect the water. The Village’s current well system consists of four (4) wells along Ryan Drive. A 500,000 gallon water tower is located in the Dexter Business and Research Park. The water tower was installed to improve the water pressure in the system, and to provide for emergency water storage and fire protection. In 2010, a fifth well was added on the property of Dexter High School. The addition of the fifth well provides a secondary source of water for the Village; this well and other water system improvements were funded through a MDEQ low-interest loan program. The Village’s overall capacity is 1.1 million gallons per day. The City has been completing upgrades to its existing water lines. By the end of 2011, ninety-seven (97%) percent of the City water main has been upgraded to eight (8”) inches or greater in diameter. The current system provides adequate flow for fire suppression. The rural development project also provided for the replacement of transmission lines with new, larger pipes, renovations to existing lift stations, alarms for the wells and lift stations, five (5) municipal wells, renovation of the iron filters, pumps and chlorination systems at the water filtration plant. Currently, the City does not extend new water services beyond its jurisdictional borders, with the exception of requests made in accordance with the terms of the existing 425 Agreements. Open ditches and culverts service approximately 40% of the City of Dexter. Storm drains throughout the City take both the collected storm water and the surface runoff and discharges it into the Huron River and other nearby streams. In 2002, the City of Dexter started working with the State of Michigan, Scio Township and the Huron River Watershed Council to implement Phase 2 (MS4 Permit) storm water management requirements in order to comply with Federal Phase 2 efforts to improve the environmental impacts that untreated storm water discharge has when it is discharged into the nearby rivers and streams. The implementation of the Phase 2 requirements will include improved storm water management strategies, such as detention and retention basin pretreatment requirements, water quality, improved site plan review standards and community education. The future of the Village’s storm water management system should be identified in order for the City to plan for growth and development in the area. The City needs to be aware of the condition of existing facilities and remaining capacity, if any. Storm water facilities that are currently at capacity need to be earmarked for reconstruction or repair so that development and redevelopment within the City are City of Dexter Master Plan | March 2016 Storm Water Management 69 �not stalled and the City can appropriately and efficiently manage and treat storm water and the storm water discharge. Currently the Village, as well many communities along the middle stretch of the Huron River, is under a total maximum daily load for phosphorous into the Huron River. The City is working to address this through a cooperative effort with other impacted municipalities to reduce loading. The City of Dexter is committed to, and collaborates with Washtenaw County, the State of Michigan, the Huron River Watershed Council and the Dexter Community Schools to improve water quality in and around the area. City Services Dexter Area Fire Department The Dexter Area Fire Department (DAFD) was created in 1985. The DAFD is a regional fire department covering the City of Dexter and Dexter and Webster Townships. City of Dexter Master Plan | March 2016 The DAFD consists of eight (8) full-time personnel and 20 paid on-call firefighters that cover an approximate seventy-five (75) square mile area. The DAFD has one (1) main station and two (2) substations within the area, covering all of the City of Dexter and Webster Township, ninety (95%) percent of Dexter Township. Station #1 located in downtown Dexter is equipped with one (1) engine, , two (2) tankers, one (1) utility truck and one (1) grass truck. Station #2 in Dexter Township is equipped one (1) engine and one (1) utility truck. Station #3 in Webster Township is equipped with one (1) tower and one (1) utility truck. 70 In addition to the three (3) member communities, an agreement is also in place with adjacent townships to provide automatic mutual aid and mutual aid in an effort to more efficiently and effectively serve the largest area possible. The City is currently discussing the formation of a larger regional department with Scio, Webster and Dexter Townships. Police Services The Washtenaw County Sheriff’s Office serves the City of Dexter’s law enforcement and public safety needs. The City of Dexter does not have its own police department thus services are provided under contract with the Washtenaw County Sheriff’s Office. The Washtenaw County Sheriff’s Station is located in the same building as the DAFD, and serves the City and surrounding Townships. Coverage of the �Washtenaw County Sheriff’s Office includes all of the City of Dexter, Webster Township and Dexter Township. There are nine (9) deputies, including one (1) school liaison, four (4) rotating deputies, who patrol the three (3) municipalities; “COPS” (community oriented police), that work in conjunction with the individual municipalities on special problems, crime prevention and other local law enforcement activities; and one (1) sergeant. The Washtenaw County Sheriff’s Station is equipped with one (1) motorcycle for special events and day-to-day patrol, five (5) marked patrol cars and one (1) unmarked patrol car to cover the entire 75 square mile service area. Downtown Development Authority The downtown streetscape improvements (completed in 1997) have contributed to an increase in viable businesses in the downtown and have encouraged individual property owners to make facade improvements and continued building investment. The City and the DDA are now working together in the development of long-term expansion plans for the downtown, including the acquisition of property and the redevelopment of underutilized sites. In 2003, the DDA constructed a new sixty-four (64) space parking lot between Main Street and Forest Street, and in 2004 constructed a new parking lot to accommodate the needs of a new 21,000 square foot building. Subsequently, the DDA invested in additional parking and streetscape improvements along Jeffords Street and a parking area one (1) block south of Main Street to coincide with the construction of another 20,000 square foot building (has not been constructed to date). The City and DDA also collaborated with the Washtenaw County Road Commission (WCRC) on streetscape improvements to the Main Street bridge during the bridge replacement and dam removal project in 2008. As part of the City and DDA’s plan to continue to revitalize the downtown; parking, and bridge and pedestrian improvements have become a priority. The Main Street Bridge project was completed in 2008 and Mill Creek Park project was constructed City of Dexter Master Plan | March 2016 The City of Dexter’s Downtown Development Authority (DDA) is one of the most active groups within the Village. Within the past few years, the DDA has spent over two (2) million dollars on streetscape and infrastructure improvements in the downtown district. The DDA also continues to develop projects that attract and retain businesses in the Village’s downtown. See Figure 6, page 39, for the DDA boundaries. 71 �in 2011. The DDA also purchased the former DAPCO Building (3045 Broad Street), and will take possession of the property in 2012. Project plans are currently underway with the assistance of a Community Development Block Grant (CDBG). The City intends to redevelop the property to attract more businesses and residents to Dexter, and to further improve the Village’s image south of Main Street. Redevelopment of the DAPCO site will be the first step towards accomplishing the goal of expanding the downtown and spurring additional redevelopment surrounding Main Street. Dexter Area Chamber of Commerce (DACC) The DACC plays an active role in the economic and business development in Dexter and is a partner with the City of Dexter. The recent population growth has also prompted the Chamber to advocate the continued support of local businesses and merchants. City of Dexter Master Plan | March 2016 The DACC has designated the Dexter area as “A Place to Grow” due to the substantial increase in the population of the entire surrounding area. The DACC helps organize and advertise many of the Village’s community events with the goal of bettering the business environment and quality of life in the Village. Since the population increase in the Village, the DACC has continued to be a very active participant in community and business growth. The DACC’s membership has grown to approximately 220 members since 2002. DACC’s activities and other local service groups and organizations support economic development through additional community and social events, such as: 72      Dexter Daze Apple Daze Summer Music Series Holiday Hustle / Home for the Holidays Ice Cream Social Wellhead Protection In 2002, the City of Dexter implemented its first Wellhead Protection Program (WHPP) to protect the groundwater and the municipal drinking water. The City provides water service to all residents within the City boundaries through its existing water system and five (5) wells. Protecting the groundwater is a way to protect the Village’s financial investment in the municipal water supply system, and to protect drinking water supplies. The Village’s WHPP includes a Wellhead Protection Team responsible for public education programs and implementation activities. �Developing a WHPP also requires communities to identify possible sources of contamination within the community in an effort to provide additional education and contaminant prevention to protect the Village’s drinking water. Establishing programs through community organizations, the schools and the utility department will make certain that a wide range of City residents and residents of other communities are aware of the importance of protecting groundwater and how their daily activities can impact groundwater and drinking water quality. Wellhead Protection is an ongoing program that the City of Dexter hopes to continue for a long period. The City is taking a proactive approach to the protection of groundwater to ensure the health, safety and welfare of the residents and to ensure safe, clean drinking water. Wellhead Protection and the Relationship with the Master Plan The future land-use plan should take into consideration the Wellhead Protection Area and plan on making recommendations for future land uses within these areas. The Wellhead Protection Plan provides for another layer of analysis that is used in the development of the overall Master Plan. All rezoning requests and other land use analysis should carefully consider the Wellhead Protection Plan and area as a part of the deliberation. The City Planning Commission or City Council should not approve specific development requests that have the capacity to negatively impact the wellhead protection area. Property Transfer Agreements • Dexter/Scio Promulgation of Annexation Policy (June 23, 1981 and Amendment to the Agreement (April 11, 1995). This agreement provides for the annexation of property from Scio Township into the City of Dexter. Essentially, this agreement provides specific areas to be annexed into the Village, upon request of the property owners, after a December 31, 2006 moratorium expires in two (2) phases. On February 9, 2010, Scio Township Board passed a resolution declaring the agreement null and void. On March 8, 2010, the City also passed a resolution declaring the agreement null and void. • Dexter/Scio 425 Agreement for the Dexter High School, January 2000. An agreement to provide municipal services to the Dexter High School site located on the southeast corner of Parker and Shield Roads. The property in question remains a part of Scio Township, but under the jurisdiction of the Village. City of Dexter Master Plan | March 2016 Figure 6, the City of Dexter Future Land Use Map (pg. 39), depicts lands currently under agreement between the City of Dexter and surrounding communities for transfer into the Village. The following is a brief summary of those agreements. As the specific details of the transfers are beyond the scope of a Master Plan, the specific details of the agreements can be obtained at the City Administrative offices. 73 �• Dexter/Webster Conditional Transfer Agreement, April 1997. Provides for the transfer of properties as shown on Map 3 in three (3) separate considerations. A. 94.15 acre parcel located in Section 361 of Webster Township with frontage on Island Lake Road and Dexter-Pinckney Road. B. Twenty-eight separate parcels of land. To be conditionally transferred upon request of owners. (Jurisdiction to the Village.) C. Five parcels of property in Section 32 of Webster Township north of Joy Road and east of Mast Road. Utilities may be extended by the City only for industrial us of this property. (Jurisdiction of the Township) Planning for Properties Outside the Current City Limits In the case where properties are brought into the City either through annexation or property transfer agreement (PA 425) the City shall, after study of the area, amend the Master Plan to include said property into the Future Land Use Plan. The designation of this property shall be based in part, but not be limited to, the following factors: • Existing land use and zoning of the subject site and adjacent parcels, • Natural feature considerations, i.e. woodlands, wetlands, floodplains, etc., • Transportation, i.e. roadway capacity and condition, • Availability and capacity of utilities, i.e. sewer and water, etc., • Any applicable planning studies conducted in the area of consideration. City of Dexter Master Plan | March 2016 Cityhood 74 At various times throughout the Village’s history, the idea of incorporating as a city has been discussed. Most recently, a City Study Committee comprised of 18 residents was formed and met from July 31, 2006 to March 7, 2007. After completing its research, the committee presented its findings to the public on March 7, 2007 and to the Village Council on March 26, 2007. These presentations included their recommendation that the Village Council move forward with the incorporation process. The first step in the process was the creation of a boundary map, which followed the Village’s current boundary. Once this map was created, signatures were gathered and the first petition was filed with the State Boundary Commission (SBC) on November 6, 2009. This petition was found legally insufficient due to technical issues with the boundary map. During the meeting process for the first petition, the Boundary Commission raised a concern that the Village’s current boundary was technically three pieces (commonly referred to as the Scio section, Westridge and the Cedars of Dexter). To prepare for the second filing a map was created that showed a contiguous Village boundary. �This was done by drawing in additional land to connect the three areas of the Village, including the Webster Township portion of the Dexter Area Historical Society (Gordon Hall) property. The Webster Township section of 8180 Main Street (Mill Creek Sporting Goods) because this property was left as an island (separate from the rest of Webster Township). This second petition was filed on December 15, 2010. The petition was found legally sufficient by the Director of Licensing and Regulatory Affairs (who oversees the SBC) on October 26, 2011. Due to the objection of Webster Township regarding the additional land that was added to the boundary, the Village and Township drafted an alternative boundary that only adds a small triangle parcel of Dexter Area Historical Society (Gordon Hall) property to establish contiguity. On January 17, 2012 a public hearing on the incorporation was held at the Dexter District Library. At this public hearing Webster Township and the Village asked that the SBC use the alternative boundary as the final boundary for the city. On May 9, 2012, the Boundary Commission reviewed all materials received at the public hearing and during the 30 day public comment period following the meeting. The Commission voted 5-0 to recommend that the Director of Licensing and Regulatory Affairs approve the Village’s cityhood petition with the revised boundary presented by the Village and Webster Township. The Commission will meet again in June 2012 to approve their “Findings of Fact”, which will then be transmitted to the Director. If the Director takes the Commission’s recommendation and signs the final order of approval, the 45 day referendum period will begin. During this period, citizens may gather signatures of 5% of the Village’s registered voters in order to place the question of whether or not the incorporation process should continue on a future election ballot. If enough signatures are gathered, the question of whether the process should move forward is placed on an election ballot as a “yes” or “no” vote. If there are not enough signatures gathered to place the question on a future ballot during the 45-day period, a vote on the question would not be scheduled and the process would move to the next step of electing a Charter Commission. If there are enough signatures gathered during the referendum period, and the result of the scheduled vote is against continuing with the incorporation process, the Village’s incorporation process ends. If the result of the scheduled vote is in favor of the Village incorporation process continuing, the process will continue with the next step of electing a Charter Commission. Selection of Charter Commission/Creation of City Charter Village voters will elect a nine member Charter Commission to write the Charter (or governing document) for the new City. Once the Charter is drafted, Village voters City of Dexter Master Plan | March 2016 Referendum Period 75 �will vote on whether or not to accept the document. If the Charter passes, the Village officially becomes a City. If the Charter does not pass within three years, the process ends. Natural Features The City of Dexter is located amongst rural farming townships in southeast Michigan. Many significant natural resources exist within the City of Dexter, although most of the significant natural resources are limited to the borders of the Village. It will be important for the City of Dexter to maintain existing natural features as development continues to occur within the City limits. The City of Dexter generally follows the same topography as southeast Michigan and the entire State of Michigan, fairly level with some low rolling hills. Two (2) water bodies, the Mill Creek and the Huron River surround the Village, creating elevation changes within the areas adjacent to those water bodies. While the City does have small areas with elevation changes, none of them are major slopes that span across large areas. Dexter is within the Middle Huron River watershed and lays alongside the Huron River and the Mill Creek, as can be seen in the natural features map. The Mill Creek is located on the westerly boundary of the City and the Huron River along the Village’s northern boundary. Along the western border of the City and along the Mill Creek is the most diverse landscape. City of Dexter Master Plan | March 2016 From the south, the landscape entering the City changes from an open water creek and forested wetlands to a more meandering creek with scrub shrub and emergent wetlands. On the north side of town along the Huron River the landscape is primarily open water and forested wetlands, as can be seen in the natural features map. As the Huron River runs east it becomes a more open channel with less scrub shrub and forested wetlands. 76 Woodlands and wetlands also border the City boundaries. Due to the lack of any significant woodlots, the City encourages retention of mature trees upon site development to help save trees within the borders. The City has an active tree replacement program and management plan. In �2010, a Tree Replacement Account was set up with a significant contribution from the United Methodist Retirement Community for tree removal that occurred as part of the Cedars of Dexter site development. When considering land to be annexed, saving existing natural features and protecting habitats should be a priority. The Village’s northeastern border along the Huron River remains the most naturally preserved. This section of town is within the Village’s Public Park Zone, as can be seen in the City zoning map. The Public Park Zone has the greatest potential for becoming a link to the Washtenaw Counties regional greenway system due to its location adjacent to the Huron River and the abundant natural resources and recreation opportunities available. The City of Dexter is within the scenic and natural open areas of the Middle Huron River Watershed, which consists of plans to further develop the existing natural areas within the City to enhance the small town feel. The Village’s goal is also to provide wildlife habitat and recreation opportunities for City residents and guarantee that the resources that exist today continue to be preserved into the future. Water Resources The Huron River and its largest tributary, the Mill Creek, encircle the City of Dexter. The Huron River constitutes primarily the northern border of the Village, with some minor exceptions. The Mill Creek is the west border of the Village, although a site condominium project (Westridge of Dexter) was also annexed beyond the Mill Creek. It is essential to the health of these water bodies to conserve and protect City of Dexter Master Plan | March 2016 The Mill Creek within the City provides residents with considerable access to natural resources. The Mill Creek, just west of downtown, was re-established in 2008 following the removal of the dam built by Henry Ford in 1932. In 2011-12 the City will begin the process of reclaiming the former dam impoundment into the Mill Creek Park with assistance from several grants, general funds and Washtenaw County Parks. Stream restoration efforts, habitat enhancement, boardwalks, fishing and observation decks, boat launches, an amphitheater and stone seating areas will be constructed within Mill Creek Park. Washtenaw County Parks and Huron Clinton Metropolitan Authority (HCMA) will also complete a portion of the Border-to-Border Trail north of the City by the fall of 2012. A subdivision connector to the Westridge Subdivision will also be completed in 2011. The combined trails north and east of the City will compile over fifteen (15) miles of non-motorized pathways around the Village’s borders. The Mill Creek Park and the newly accessible areas will remain a place for wildlife to subsist and for residents and visitors to enjoy. 77 �water quality and quantity and to regulate in a manner that recognizes that groundwater, springs, creeks, streams, lakes, ponds, and wetlands are a single interconnected hydrologic system. The Huron River Watershed Council (HRWC) is staffed with experts in the fields of watershed management, river ecosystems and river habitats. The HRWC provides information on watershed management and protection and organizes community groups and volunteers for river clean-up days and other habitat monitoring and restoration projects. The HRWC is a regional organization that the City participates with and is a member of, although the HRWC has taken the lead in the conservation and education of the river and its tributaries. The Village, as well many communities along the middle stretch of the Huron River, is under a total maximum daily load for phosphorous into the Huron River. The City is working to address this through a cooperative effort with other impacted municipalities to reduce loading. City of Dexter Master Plan | March 2016 School Facilities 78 Dexter Community Schools are ranked in the top twenty percent (20%) of schools within the State of Michigan. The Dexter Community School District campus size has also dramatically increased in the past decade along with the Village’s population. In 1998, two (2) new schools were built, Cornerstone Elementary and Mill Creek Middle School, and in 2002 a new high school opened. Dexter Community School facilities include: two (2) kindergarten through second grade elementary schools (Bates and Cornerstone); one (1) third and fourth grade elementary school (Wylie); one (1) fifth and sixth grade intermediate school (Creekside); one (1) seventh and eighth grade middle school (Mill Creek); and Dexter High School for grades nine through twelve. The City collaborates with the school district on many initiatives given that a majority of the school’s campus is located within the City limits. �Parks and Recreation The purpose of the 2009 Parks and Recreation Master Plan is to guide recreation planning and development efforts over the next five years. The Plan is the official document to be used by the City to guide decisions regarding parks and recreation. The current Plan builds upon the 1997 Parks and Recreation Plan and the update completed by City staff in 2003. The Plan outlines existing and future parks and recreation needs, specifically: parks, greenways and open space development, as well as the preservation and enhancement of the Village’s scenic and aesthetic features. The Plan also identifies specific improvements, costs, priorities and years of completion to better represent the long-range vision of the Parks and Recreation Commission. City of Dexter Master Plan | March 2016 The Plan is intended to meet State standards for community recreation planning that are necessary to gain eligibility for grant programs. 79 �Table 11. - Parks and Recreation Facilities Park Site Size Type Monument Park 0.3 acres Mini-Park Warrior Creek Park 2.15 acres Neighborhood Park Peace Park 0.2 acres Mini-Park 5 acres Neighborhood Park Lions Park 0.25 acres Mini-Park Small gazebo, benches First Street Park 0.94 acres Mini-Park Horseshoe pits, picnic tables, porta-johns, grill Mill Creek Park 24 acres Community Park Community Park Smith Preserve Outdoor Facilities Picnic area, benches, drinking fountain, gazebo/bandstand Playground equipment, picnic areas, scenic viewing areas, porta-johns, border to border pathway connections to the north and at Central Street to the east Picnic areas, benches, reflection areas Pavilion, picnic tables, walking trail, basketball court, fun hoops, grills, play equipment, swings, benches, porta-johns Walking areas, canoe//kayak ramps, fishing docks, amphitheater, seating areas Donated (dedicated) by the City to Washtenaw County for the regional park system Private Park / Open Space Westridge of Dexter 2 acres Neighborhood Park 1.5 acres Mini-Park Dexter Crossing 7 acres Neighborhood Park Benches, picnic tables, play structure, asphalt walking path Bates Elementary School 5 acres Public School / Neighborhood Park Playground equipment, soccer field, basketball court Cornerstone Elementary School 5 acres Public School / Neighborhood Park Playground equipment, walking path Wylie Elementary School 10 acres Public School / Neighborhood Park Playground equipment, walking trail, baseball field, softball field, indoor community pool Creekside Intermediate School 25 acres Public School / Neighborhood Park Playground equipment, football/soccer fields, softball fields, baseball field Mill Creek Middle School 5 acres Public School / Neighborhood Park Tennis courts, soccer fields, softball fields Dexter High School 30 acres Public School / Neighborhood Park Tennis courts, soccer fields, basketball courts, baseball fields, softball field, indoor pool City of Dexter Master Plan | March 2016 Huron Farms 80 Benches, play structure, swings, picnic tables, gravel walking pathway Benches, play structure, swings Source: 2009 Parks and Recreation Master Plan �r l Potts Fo re st Peace Park Hu ro n rn e Ke ns in gt o Ulr ic No b n In ve Baker Tre e Ben t Yo rk De xt er -A nn e Vi Ar bo r v ie w Pine View Subdivision Open Spaces - h w View W ils on Dexter-Huron Metropark an Ry Open Water PARKS & COMMUNITY FACILITIES Ca rri ng to n Lex in g ton Victori a Cambridge Melbourne be We Mill Creek Public, Quasi-Public Facilities Figure 10 Wilson Dan Hoey Shield d tlan Kur Huron Clinton Metroparks Commmunity Park Cemetery Dongara Sc i o Tow n sh i p L i m a To w n s h i p W all Dexter Schools Boe naro Yo rk r ch ., ew sh ve Washtenaw County Parks & Preserves ri Ul ld Vi Ri er d f ie ~ La ke Qu ac ke nb u City of Dexter Parks & Cemetery lm Pa San =,~ ~ n ng shi Cu ss son Hud ro Pin e ~~~ Dexter Museum r Hu wood Sh aw l Ar bo n Cotto Vie w An n n Ol ive r Gr an d Lions Park so Edi Hermania First St. Park le ~~~~ Mi ~ er Vi ew Br oa k ee Cr ~,~A\ Dov Sc i o Tow n sh i p ond Sec ll ~ rd Thi Cemetery Ce l ntra rth Fou Smith Preserve Joy ad Bro Post Office We b s t e r To w n s h i p n h F if t Mill Creek Park Monument Park Hur o w Alle y 1----;---'.,,..,_.,._~ -- ~ r City Offices ~ M ea do h Ma in r---_ e Riv rC ea els North Mill Creek Park Police & Fire Dept. - n ro Hu xte De Dexter Library I Ea to n ~~ ak e d Gordon Hall dL l Isla n er dhil ste r Pearl San McCormick way We b er ine Eastridge ge Brid uld Bo r rs ie Glac a Ced Ka th Ma st kney Pinc Pa rkr i dg e er Dext e tridg Wes Sandhill Hillside City of Dexter Washtenaw County, Michigan -■■■-■■■-■ I -•n- ■■ .-ri Sh ag ba rk 0 Ox bo w Bristol Forshee e ann Jan Wellington Kingsley Preston Bristol Bristol Parker Bishop r Baker Heights South Downs D e x t e r To w n s h i p iv e nR ue Sam ro Hu Hudson Mills Metropark o ris or M n 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Base Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Economic Development The City of Dexter is a member of Ann Arbor SPARK, an Ann Arbor-based economic development corporation, and collaborates with the Michigan Economic Development Corporation (MEDC) and Dexter Area Chamber of Commerce to help retain existing and attract new business and industry within the City of Dexter. As part of Dexter’s economic development, the State of Michigan permits municipalities to offer tax abatements. A tax abatement is a tax break that communities can offer as an incentive for businesses to locate in a particular community. Industrial tax abatements within the City of Dexter last between one (1) to twelve (12) years, and can be up to a fifty percent (50%) abatement or tax rate (P.A. 198 of 1974, as amended). Tax abatements are only available within the Village’s certified Research and Development Business Park. The Park was originally formed as part of a Local Development Finance Authority (LDFA) that was part of a Tax Increment Financing Authority (TIFA). In 2007, the TIFA district was eliminated. The City also encourages economic development through the Downtown Development Authority (DDA), which is also a TIFA district. The DDA is within the central downtown, and along the Dexter-Ann Arbor and Baker Road corridors (see Figure 6). The DDA was created in 1986, and through the Authority is able to capture tax increases associated with building and/or property improvements within the district. The amount of taxes captured through the TIFA is then reinvested in the DDA district facilitating further investment by property owners and encouraging economic development. The DDA can also utilize Brownfield Tax Credits as an incentive for development within the DDA district. The purpose of Brownfield Tax Credits is to facilitate the redevelopment of previously developed sites, consistent with Dexter’s commitment to sustainability and its vision for the future. Brownfield tax credits provide a mechanism for redevelopment and revitalization of underutilized and/or contaminated sites, without which redevelopment is complicated, expensive and may not occur. Redeveloping brownfield sites helps to ease urban sprawl, promotes sustainability, encourages infill development and creates economic and job growth within the City and DDA district. The City of Dexter should continue to strengthen cooperation and commitment efforts in economic development. The continued effort and support will help to ensure that the City continues to attract top quality jobs and industry for the residents of Dexter, as well as increasing the tax base within the Village. City of Dexter Master Plan | March 2016 The DDA’s reinvestment has funded significant streetscape and infrastructure improvements. The DDA recently invested over $2 million in public infrastructure improvements (2010), and has contributed to the approval of tax credits to jump start several privately held projects within the DDA district. 83 �Intergovernmental and Regional Cooperation Coordinated planning with adjacent jurisdictions helps limit the duplication of services and helps support local planning efforts through joint planning and land use decisions. Coordinated planning can encourage preservation of large areas of open space and woodlands, and can also promote the planning of land uses that compliment each other, limiting potential conflicts. Natural resources, such as air and water, do not conform to jurisdictional boundaries; therefore, it is important that there be collaboration between adjacent jurisdictions to guarantee their protection. There are a number of regional planning organizations, such as the Southeast Michigan Council of Governments (SEMCOG), the Huron River Watershed Council (HRWC), the Huron Clinton Metro parks Authority (HCMA), Washtenaw Area Transportation Study (WATS), Five Healthy Towns, Partnership for Prosperity, CAPT/DART (Dexter Area Regional Team), Washtenaw County Road Commission (WCRC) and Washtenaw County Government that can assist the City in its planning efforts. City of Dexter Master Plan | March 2016 Through regional cooperation, Dexter is part of the “Five Healthy Towns” initiative created through the Chelsea Wellness Foundation (CWF). The CWF is a taxexempt, private foundation governed by a volunteer board of directors representing the populations included in the Chelsea, Dexter, Grass Lake, Manchester and Stockbridge school districts. The CWF has significant resources as a result of the merger between Chelsea Community Hospital and St. Joseph Mercy Health Systems. Their mission is to create a culture of wellness and foster sustainable improvements in the health of their communities through stewardship of their resources, innovative and collaborative grants, and engagement of the residents in the pursuit of healthy life choices. 84 Gateway Community Initiative is another regional collaboration that the City of Dexter, City of Chelsea and Village of Manchester, along with the Ann Arbor, Ypsilanti and Jackson Visitor’s Bureaus have formed to brand Western Washtenaw County, Eastern Jackson County and Southern Livingston County as a recreation destination. This “partnership for prosperity” links conservation, commerce and the participating communities. Organizations such as SEMCOG facilitate regional planning in areas of transportation, the environment, and community and economic development. Some of the other organizations noted above facilitate planning for other regional issues such as roads, transportation, parks and recreation, and watershed protection that overlap jurisdictional boundaries. Intergovernmental cooperation is a key component to an environmentally conscious, viable and sustainable region. The City should take a lead role in coordinated planning with the townships and municipalities in the area and continue to participate in regional programs and organizations. As the region �City of Dexter Master Plan | March 2016 continues to grow, decisions made in one community could greatly influence another, therefore communication, cooperation and planning is essential for the City and the surrounding communities. 85 �86 City of Dexter Master Plan | March 2016 �Implementation The Master Plan is essentially a statement of goals and objectives designed to accommodate future growth and redevelopment. As stated in the introduction of this document, the Master Plan is the officially-adopted document that sets forth an agenda for the achievement of goals and policies. It helps develop a balance of orderly change in a deliberate and controlled manner that permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. The Plan forms the philosophical basis for the more technical and specific implementation measures. It must be recognized that development and change will occur either with or without planning, and that the Plan will have little effect upon future development unless adequate implementation programs are established. This section identifies actions and programs that will be useful if the Plan is to be followed. A variety of programs or administrative tools are available to allow the Plan to succeed. These include: Zoning Requirements Zoning is the development control that has been most closely associated with planning. Originally, zoning was intended to inhibit nuisances and protect property values. However, zoning should also serve additional purposes that include:  To promote orderly growth in a manner consistent with land use policies and the Master Plan. variation in lot sizes, architectural design guidelines and appropriate land uses.  To accommodate special, complex or unique uses through mechanisms such as planned unit developments, overlay districts, or special land use permits – specifically within the areas designated for mixed use in order to allow complimentary uses and design guidelines.  To guide development away from conflicting land uses (i.e. industrial uses adjacent to residential areas).  To preserve and protect existing land uses, natural resources, air, land, water, and other significant natural features in accordance with the Master Plan.  To promote the positive redevelopment of underutilized areas of the Village. City of Dexter Master Plan | March 2016  To promote attractiveness in the Village’s physical environment by providing 87 � To balance the increased interest in activities and land uses related or ancillary to oil and gas exploration and development with other community goals to ensure the uses occur in a manner consistent with other existing and planned uses, and in a manner that protects the open space, natural resources, recreation, and other priorities in the City. The Zoning Ordinance and Future Land Use map by themselves should not be considered as the major long range planning policy of the Village. Rather, the Master Plan should be regarded as a statement of planning policy, and zoning should be used to assist in implementing that policy. Zoning Adjustments City of Dexter Master Plan | March 2016 Certain areas of the City have been designated for a land use classification in the Master Plan which conflicts with either existing zoning or existing land uses. These designations were developed in order to guide the desired development of these areas. Certain areas may benefit from a Village-initiated rezoning in order to provide more consistency. Additionally, other areas may continue with an existing zoning designation that, although currently conflicting with the Future Land Use designation, may be rezoned in the future once the existing use terminates or conditions change. It is at this future time the land use recommendations will provide guidance as to the proper zoning. The City Planning Commission should further study and make decisions with regard to which areas warrant Villageinitiated rezoning. The following should be considered for Village-initiated rezoning: 88 1. Encourage new residential developments to provide contiguous internal recreational amenities. 2. Modify the CBD zoning district to ensure redevelopment, increased viability, adequate parking, walkability and the reuse of the upper floors of the existing structures. 3. Create a tree preservation ordinance. 4. Create a Huron River, Mill Creek overlay zone to ensure natural feature preservation. 5. Evaluate the adequacy of the noise, air and light standards of the Zoning Ordinance. 6. Create provisions requiring bike parking for government, commercial and educational institutions. 7. Evaluate likely potential effects of mineral, sand and gravel, and oil and gas exploration and development, on the public health, safety, and welfare; and review existing zoning and other police power ordinances to ensure they balance the need for those sues with their effects on other existing and planned uses in a manner that furthers and protects community goals and priorities, including land use, land preservation and �the protection of natural resources and water quantity and quality, transportation, and safety and community facilities and services. 1. Develop Stormwater Management Regulations that comply with Phase II and encourage use of Best Management Practices. 2. Adopt regulations that recognize the connection of groundwater and surface water, and include limitations that protect, and prevent pollution, impairment or diminishment of, the quantity and quality of available water resources, including aquifers, springs, rivers, creeks, ponds, and wetlands, for existing and future water needs for residential recreation, commercial, industrial, and for protection and preservation of water bodies and their natural resources and uses. 3. Review City Ordinances to ensure the City is sufficiently reviewing and collecting data and information regarding the likely effects of land uses on the public health, safety, and welfare, including the effects on the City’s environmental and natural resources. 4. Review ordinances to ensure the City requires sufficient disclosure of information and permits, with sufficient conditions, to allow the fire and police to provide an emergency response adequate to protect the public health, safety, and welfare to the spill or other release of hazardous or other dangerous substances or pollutants during transport of use. 5. Create development design guidelines as a means of preserving the existing architectural character of the Village. The emphasis of the guidelines shall be placed upon major renovation projects and new construction. 6. Work to create incentives for the maintenance and rehabilitation of the existing residential structures, such as Rental Rehabilitation and Façade Rehabilitation programs through the MEDC. 7. Continue coordination with the Washtenaw County Brownfield Authority and upon identifying a site, adopt a Brownfield Redevelopment Plan. 8. Pursue a property maintenance ordinance, a component of which would recognize property owners who further the historic character of the Village. 9. Continue to coordinate a Village-wide path system that requires developers to construct a pathway and/or contribute to the system which links new residential developments to downtown, local parks and/or schools. City of Dexter Master Plan | March 2016 Adopt land development regulations that provide standards and regulations specific to various elements within the Village: 89 �Capital Improvement Program The Michigan Planning Enabling Act (PA 33 of 2008, as amended) authorizes master plans and the creation of a Planning Commission. Once a Planning Commission has drafted 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 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. The City of Dexter has a very active Capital Improvement Program (CIP) which outlines a schedule of public service expenditures over the ensuing six (6)-year period and beyond. The City of Dexter CIP does not address all of the capital expenditures for the Village, but provides for large, physical improvements that are permanent in nature, including the basic facilities, services and installations needed for the functioning of the community. These include transportation systems, utilities, municipal facilities and other miscellaneous projects. To qualify for inclusion into the CIP, a project must meet the following standards:  Be consistent with either: o An adopted or anticipated component of the Village’s Master Plan; o A State or Federal requirement; or o A City Council approved policy; and  Constitute permanent, physical or system improvements, or significant equipment purchases, with a minimum project cost of $10,000; and  Add to the value or capacity of the infrastructure of the Village. City of Dexter Master Plan | March 2016 Projects that are considered operational, maintenance or recurring are excluded, except when a limited duration project. 90 Preparation of the CIP is done under the authority of the Municipal Planning Commission Act (PA 33 of 2008, as amended). It is the City Planning Commission’s goal that the CIP be used as a tool to implement the Village’s Master Plan and assist in the Village’s financial planning. The CIP proposes project funding relative to the anticipated availability of fiscal resources and the choice of specific improvements to be achieved throughout the six (6)-year plan. Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures that make citizens more aware of the planning and zoning 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 toward realization of the goals and objectives contained within the Master Plan. Currently, the City utilizes various media outlets to keep residents informed. These include: a Facebook page, email updates, quarterly newsletter and City website. Plan Updates City of Dexter Master Plan | March 2016 The Plan should not become a static document. The City Planning Commission should attempt to re-evaluate and update portions of it on a periodic basis. In accordance with Michigan Public Act 33 of 2008, as amended, the City is required to review the Plan every five (5) years to determine whether to commence the procedure to amend or adopt a new Plan. However, the Planning Commission should set goals for the review of various section of this Plan on a yearly basis. The Master Plan should also be coordinated with the City Parks and Recreation Master Plan to provide proper long-range planning for parks and recreation improvements. 91 �92 City of Dexter Master Plan | March 2016 �City of Dexter Master Plan | March 2016 Appendix – Community Survey Results 93 �94 City of Dexter Master Plan | March 2016 �n 2011 Master Plan Update Survey SurveyMonkey 1. What is your age? Under 25 □ Response Response Percent Count 0.6% 1 25-34 12.3% 20 35-44 35.2% 57 45-54 18.5% 30 55-64 22.2% 36 11.1% 18 answered question 162 skipped question 0 Response Response Percent Count 65 and over c=J 2. What is your gender? Male 41.4% 67 Female 58.6% 95 answered question 162 skipped question 0 1 of 31 �3. Please select your household income. Response Response Percent Count □ 5.1% 8 CJ 9.5% 15 $100,000 to $149,999 34.8% 55 $75,000 to $99,999 20.9% 33 $50,000 to $74,999 20.9% 33 $200,000 or more $150,000 to $199,999 $25,000 to $49,999 D 6.3% 10 Less than $25,000 □ 2.5% 4 answered question 158 skipped question 4 Response Response Percent Count 4. Please select your highest level of education? Graduate/Professional Degree 38.1% 61 Bachelor's Degree 41.9% 67 Associate's Degree CJ 8.8% 14 Some College, No Degree CJ 8.8% 14 □ 1.9% 3 □ 0.6% 1 answered question 160 skipped question 2 High School Graduate Did Not Graduate High School 2 of 31 �5. What is your current employment status? Response Response Percent Count Employed 64.4% 103 Retired 18.8% 30 CJ 8.8% 14 □ 1.9% 3 D 6.3% 10 answered question 160 skipped question 2 Response Response Percent Count Self-Employed Unemployed Homemaker/Stay-at-Home Parent 6. If you are employed, where do you work? Village of Dexter 20.9% 23 Ann Arbor 43.6% 48 D 6.4% 7 City of Chelsea □ 2.7% 3 Other Washtenaw County D 5.5% 6 Scio Township Home-based business CJ 10.0% 11 Detroit Metro Area c=J 10.9% 12 Other (please specify) 3 of 31 16 answered question 110 skipped question 52 �7. Do you live in the Village of Dexter? Response Response Percent Count Yes 68.6% 109 No 31.4% 50 answered question 159 skipped question 3 8. If yes to the previous question, please indicate how long you have been a resident of the Village of Dexter. If no, skip to the next question. Less than 1 year D Response Response Percent Count 5.5% 6 1-5 years 30.9% 34 6-10 years 30.9% 34 11-20 years 20.0% 22 □ 3.6% 4 CJ 9.1% 10 answered question 110 skipped question 52 21-30 years More than 30 years 4 of 31 �9. Do you own or rent property in the Village of Dexter? Own Response Response Percent Count 74.3% 113 4.6% 7 Own and Rent 0.0% 0 Not Applicable 21.1% 32 answered question 152 skipped question 10 Response Response Percent Count Rent □ 10. Do you own a business in the Village of Dexter? Yes 9.0% 14 No 91.0% 141 answered question 155 skipped question 7 5 of 31 �11. If you do not live in the Village of Dexter where do you live? Response Response Percent Count Scio Township 25.0% 13 Dexter Township 36.5% 19 Webster Township 13.5% 7 Lima Township 19.2% 10 5.8% 3 City of Ann Arbor D Other (please specify) 4 answered question 52 skipped question 110 Response Response Percent Count 12. Please select the term that best describes your residence? Single-Family Traditional 44.2% 69 48.1% 75 □ 0.6% 1 D 7.1% 11 Single-Family Subdivision (Dexter Crossing, Huron Farms, Westridge) Apartment Condominium or Duplex Other (please specify) 6 of 31 2 answered question 156 skipped question 6 �13. What are the 5 MOST favorable features of the Village of Dexter? Response Response Percent Count Friends/Family live nearby 30.1% 46 Small town/historic character 79.1% 121 Nice Neighborhood 49.0% 75 Access to parks & recreation 50.3% 77 Cost/value/quality of housing 34.0% 52 Friendliness of people 43.1% 66 Close to shopping opportunities 22.2% 34 Proximity to expressways 17.0% 26 Proximity to work/employment 22.2% 34 0.7% 1 55.6% 85 4.6% 7 18.3% 28 3.3% 5 Access to arts and culture 13.7% 21 Dexter Community Schools 51.6% 79 5.2% 8 Access to public transit □ Proximity to Ann Arbor Proximity to Detroit □ Proximity to the University of Michigan Proximity to other higher education institutions Focus on environmental concerns □ □ Other (please specify) 7 of 31 11 answered question 153 skipped question 9 �14. What are the 5 LEAST favorable features of the Village of Dexter? Lack of commercial development Response Response Percent Count 20.8% 31 Too much commercial development CJ 10.1% 15 Lack of proximity to employment CJ 10.1% 15 41.6% 62 D 7.4% 11 D 7.4% 11 □ 0.7% 1 □ 2.0% 3 Inadequate road maintenance 19.5% 29 Traffic congestion 42.3% 63 Traffic and speed enforcement 14.1% 21 2.0% 3 10.7% 16 6.0% 9 21.5% 32 D 6.7% 10 Proximity to Ann Arbor □ 1.3% 2 Proximity to Metro Detroit □ 0.7% 1 Lack of public transit 28.9% 43 Lack of shopping options 36.2% 54 High local taxes 51.7% 77 Limited access to public transit Lack of art and cultural opportunities Lack of affordable housing Dexter Community Schools Lack of access to top tier schools Public safety Lack of downtown identity/feel Lack of parks & recreation options □ c=J D Lack of non-motorized transportation options Limited housing options 8 of 31 �Lack of focus on environmental issues □ 5.4% 8 Other (please specify) 36 answered question 149 skipped question 13 15. How important should each of the following be to the Village of Dexter government? Very No Response Important Opinion Count 38.7% (58) 33.3% (50) 0.0% (0) 150 15.2% (23) 28.5% (43) 53.6% (81) 0.0% (0) 151 2.7% (4) 22.8% (34) 24.8% (37) 48.3% (72) 1.3% (2) 149 17.7% (26) 26.5% (39) 25.2% (37) 25.9% (38) 4.8% (7) 147 17.4% (26) 22.8% (34) 29.5% (44) 26.2% (39) 4.7% (7) 149 22.0% (33) 26.0% (39) 25.3% (38) 21.3% (32) 6.0% (9) 150 8.7% (13) 23.3% (35) 36.7% (55) 29.3% (44) 2.0% (3) 150 8.7% (13) 25.3% (38) 40.7% (61) 25.3% (38) 0.0% (0) 150 Enforcing zoning and building codes 7.3% (11) 33.3% (50) 37.3% (56) 16.0% (24) 6.0% (9) 150 Providing more housing for seniors 22.1% (33) 37.6% (56) 19.5% (29) 8.1% (12) 13.4% (20) 149 15.3% (23) 34.0% (51) 28.7% (43) 10.7% (16) 11.3% (17) 150 24.7% (36) 39.7% (58) 18.5% (27) 9.6% (14) 8.9% (13) 146 6.0% (9) 14.7% (22) 35.3% (53) 41.3% (62) 2.7% (4) 150 Improving the existing appearance of the downtown Pedestrian and bicycle pathways Improving traffic flow on primary roadways Offering more frequent public transportation to Ann Arbor Improving access to public transportation Providing access to local and regional commuter rail Focusing on environmental issues and energy efficiency Providing additional parks and recreation opportunities Provide more housing for young families Provide more affordable housing Redeveloping vacant and underutilized commercial properties Not Somewhat Important Important 5.3% (8) 23.3% (35) 2.6% (4) 9 of 31 Important �Encouraging historic preservation New or improved Village Hall New or improved Emergency Services Station Public restrooms in the downtown Providing additional public parking in the downtown Providing public art 6.0% (9) 22.0% (33) 42.7% (64) 26.0% (39) 3.3% (5) 150 34.2% (51) 33.6% (50) 20.8% (31) 4.0% (6) 8.1% (12) 149 13.2% (20) 40.4% (61) 25.8% (39) 9.3% (14) 11.3% (17) 151 15.4% (23) 32.9% (49) 31.5% (47) 17.4% (26) 3.4% (5) 149 23.2% (35) 39.7% (60) 25.2% (38) 10.6% (16) 1.3% (2) 151 28.1% (41) 43.2% (63) 16.4% (24) 8.2% (12) 5.5% (8) 146 10 of 31 answered question 152 skipped question 10 �16. What types of commercial development could the Village of Dexter use more of? Check all that apply. Essential services (grocery, dry Response Response Percent Count 22.6% 33 36.3% 53 Restaurants (chain/national brand) 26.7% 39 Restaurants (independent) 69.2% 101 45.2% 66 6.2% 9 26.0% 38 8.2% 12 32.9% 48 13.0% 19 cleaners, hardware, etc.) Specialty shops, Boutiques, Independent Retail Entertainment (movies, night clubs, youth activities) Big Box stores (Meijers, Home Depot, Target) D Research/Office Industrial D Mixed Use (combination of uses, residential and commercial) None - There is enough commercial development Other (please specify) 11 of 31 12 answered question 146 skipped question 16 �17. What type of residential development could the Village of Dexter use more of? Check all that apply. Response Response Percent Count Apartments 16.7% 23 Attached Condominiums 18.1% 25 Senior Citizen housing 21.0% 29 1.4% 2 Detached single family homes 23.2% 32 None 50.7% 70 Manufactured homes D Other (please specify) 12 of 31 11 answered question 138 skipped question 24 �18. The Village of Dexter has several corridors that because of their location, unique character, or development potential require special attention. Please prioritize these areas that you feel need further study, development and/or redevelopment consideration and/or policy direction. Use the priority numbers 1 (highest), 2, 3, 4, 5 (lowest). Response 1 2 3 4 5 Dexter Ann Arbor Road 34.1% (47) 26.8% (37) 25.4% (35) 6.5% (9) 7.2% (10) 138 Main Street 37.5% (54) 24.3% (35) 18.8% (27) 11.8% (17) 8.3% (12) 144 Baker Road 34.3% (47) 27.7% (38) 26.3% (36) 5.8% (8) 5.8% (8) 137 Residential 7.7% (10) 13.1% (17) 18.5% (24) 45.4% (59) 15.4% (20) 130 Other 22.5% (9) 5.0% (2) 15.0% (6) 2.5% (1) 55.0% (22) 40 Count Other (please specify) 19 answered question 146 skipped question 16 19. If public transit or light rail service was improved in Dexter would you be more likely to use it for any of the following destinations? Check all that apply. Response Response Percent Count Ann Arbor 86.8% 99 Detroit 47.4% 54 Work 33.3% 38 Entertainment 57.9% 66 Other (please specify) 13 of 31 16 answered question 114 skipped question 48 �20. Would you be supportive of funding improvements to public transit or light rail service in Washtenaw County? In FAVOR of improvements and Response Response Percent Count 51.8% 73 27.7% 39 20.6% 29 answered question 141 skipped question 21 FUNDING improvements In FAVOR of improvements but NOT FUNDING improvements NOT in FAVOR 21. How often do you think that you would use rail service if available? Response Response Percent Count 1 time per week 30.1% 44 1 time per month 30.8% 45 2 times per year 17.1% 25 Never 21.9% 32 answered question 146 skipped question 16 14 of 31 �22. Would you like the Village to host another Town Hall meeting with information on the process of becoming a city and/or what it means to become a city or another topic? Response Response Percent Count Yes 52.3% 69 No 47.7% 63 Other (please specify) 15 answered question 132 skipped question 30 23. What methods of communication do you find most valuable to receive Village information? Check all that apply. Response Response Percent Count Village E-mail Update 78.9% 116 Village Facebook Page 40.8% 60 Village Newsletter 38.8% 57 Village Website 36.7% 54 Newspaper 18.4% 27 Other (please specify) 15 of 31 1 answered question 147 skipped question 15 �24. Are there specific areas of concern that you have that you would like the Village of Dexter to address? Response Count 55 answered question 55 skipped question 107 25. Is there anything else that you would like the Village of Dexter to consider? Response Count 33 16 of 31 answered question 33 skipped question 129 �Page 2, Q6. If you are employed, where do you work? 1 Telecommute May 4, 2011 7:27 PM 2 Jackson Apr 22, 2011 5:16 AM 3 Chelsea Hospital Apr 13, 2011 7:37 AM 4 lenawee county Apr 12, 2011 2:00 PM 5 Lansing Apr 12, 2011 12:54 PM 6 Jackson County Apr 10, 2011 3:47 PM 7 Lansing Apr 3, 2011 11:26 AM 8 Jackson Apr 2, 2011 3:53 PM 9 Jackson Apr 2, 2011 10:22 AM 10 Flint Apr 2, 2011 6:12 AM 11 Pinckney Mar 29, 2011 5:15 PM 12 Pinckney Mar 29, 2011 3:30 PM 13 Work remotely for NY-based business. Mar 29, 2011 3:01 PM 14 Pinckney Mar 29, 2011 1:50 PM 15 RN--contingent Mar 29, 2011 11:11 AM 16 Also in Fall I work in the Village of Dexter. Mar 29, 2011 9:12 AM Page 2, Q11. If you do not live in the Village of Dexter where do you live? 1 Village of Dexter Apr 19, 2011 2:26 PM 2 Chelsea Apr 13, 2011 6:07 AM 3 Leoni Twp. Apr 12, 2011 2:27 PM 4 Hamburg Township Mar 29, 2011 8:08 AM Page 2, Q12. Please select the term that best describes your residence? 1 Owner occupied apartment building Apr 13, 2011 6:08 AM 2 FARM Apr 5, 2011 10:16 AM 17 of 31 �Page 3, Q1. What are the 5 MOST favorable features of the Village of Dexter? 1 The park at Mill Creek is going to be really nice. May 4, 2011 1:29 PM 2 Developing restaurant scene downtown and responsive village govt/services Apr 12, 2011 2:50 PM 3 Able to walk/bike to errands. Apr 12, 2011 2:33 PM 4 Library Apr 3, 2011 6:46 PM 5 Outstanding, quick responding Village municipal services Apr 3, 2011 11:31 AM 6 City center (gazebo, etc.) and sidewalks from subdivision neighborhoods to access Apr 2, 2011 10:35 AM 7 proximity to metro parks Apr 1, 2011 10:02 PM 8 Proximity to church (Dexter United Methodist) and The Dexter Orchestra and Band Apr 1, 2011 4:32 PM 9 People take care of each other. Mar 29, 2011 4:27 PM 10 I especially like the fact that the majority of my needs are within walking distance Mar 29, 2011 9:27 AM 11 farmers market and library Mar 29, 2011 8:17 AM 18 of 31 �Page 3, Q2. What are the 5 LEAST favorable features of the Village of Dexter? 1 Too many empty spots in downtown (really miss Busch's downtown). Gun range and buck pole! 2 existing vacant properties not mowed and kept neat..and there is no bi-law to enforce the upkeep of vacant lots in this village. Noxious weeds and rodents thrive in these lots. There needs to be a law against this neglect by owners. May 7, 2011 5:42 AM 3 Street maintenance in older section of village--curb & gutters needed on side streets. Less rental housing and or stricter restrictions for maintaining such housing, rental units need to have storage & parking areas provided by owner. May 6, 2011 12:56 PM 4 Lack of Ordinace enforcment, Lack of traffic/ speed enforcement May 6, 2011 12:29 PM 5 Lacks variety of options for dining out May 4, 2011 5:34 PM 6 lack of family/economical restaurants May 4, 2011 5:19 PM 7 tendency for residents to be racist May 4, 2011 2:52 PM 8 Lack of Downtown Supermarkets and Lack of Restuarants Apr 19, 2011 2:46 PM 9 Lack of village support to ensure businesses can advertise using signs to draw attention. Apr 18, 2011 2:12 PM 10 I like Dexter Apr 14, 2011 10:20 AM 11 Please keep the village "news boards" around town attractive and updated! Apr 14, 2011 7:44 AM 12 Poor sidewalks, no sidewalks in places. Apr 13, 2011 6:14 AM 13 lack of sidewalks on all village streets - at least one side of street Apr 13, 2011 5:10 AM 14 limited sidewalks Apr 12, 2011 6:49 PM 15 Many locals seem to fear change of any kind. Apr 12, 2011 3:55 PM 16 Downtown often not pedestrian-friendly on weekends and lack of safe bike/walk access from west Apr 12, 2011 2:50 PM 17 Lack of safe walking routes and connectivity to newer developments in the village. Apr 12, 2011 2:33 PM 18 Lack of attention to sidewalks: Missing on some streets and winter shoveling not enforced. Apr 12, 2011 2:03 PM 19 No Outdoor pool Apr 12, 2011 1:48 PM 20 lack of dining/restaurants with good, affordable food Apr 12, 2011 1:04 PM 21 We cannot believe how many roads are unpaved. It would be nice if there was at least a plan to pave them. Apr 12, 2011 12:59 PM 22 Lack of a good Recreation Center, like Saline's; lack of a bigger Library Apr 11, 2011 8:29 AM 23 The bridge between Dexter Township and the Village is very congested in the morning and evening. Apr 5, 2011 9:32 AM 19 of 31 May 11, 2011 12:09 PM �Page 3, Q2. What are the 5 LEAST favorable features of the Village of Dexter? 24 Not enough bike lanes through town Apr 5, 2011 9:28 AM 25 downtown trash; lack of strong community feel; lack of community group that really wants to see Dexter excel; lack of sidewalk system Apr 3, 2011 3:16 PM 26 Lack of diversity Apr 3, 2011 11:31 AM 27 need downtown grocery store again Apr 2, 2011 7:17 AM 28 Dexter is not friendly. Apr 2, 2011 7:10 AM 29 ban on keeping backyard chickens Apr 1, 2011 4:47 PM 30 the last road improvement created trafic pinch points at corners where the curb was extended into the roadway. Cars making left turns totally block trafic until they turn. Apr 1, 2011 4:36 PM 31 (Lack of ---traffic/speed enforcement) Apr 1, 2011 4:32 PM 32 Property taxes are out of control. Mar 29, 2011 3:05 PM 33 Few decent restaurants Mar 29, 2011 2:03 PM 34 would like a grocery store on the west side of town. Mar 29, 2011 2:01 PM 35 Lack of good, affordable restaurants Mar 29, 2011 11:56 AM 36 potential medical marijuiana dispensaries Mar 29, 2011 11:16 AM Page 3, Q4. What types of commercial development could the Village of Dexter use more of? Check all that apply. 1 Wine shop May 8, 2011 4:51 AM 2 Fill existing buildings. Keep downtown character and charm. May 4, 2011 5:34 PM 3 Restaurants that are not pizza & burgers focused. May 4, 2011 1:29 PM 4 Small grocer in the village would be great.. Apr 14, 2011 7:44 AM 5 A small grocery/deli/cafe downtown would be great! Apr 12, 2011 2:50 PM 6 Businesses that stay open later in the evening Apr 12, 2011 2:39 PM 7 fitness Apr 12, 2011 2:26 PM 8 Outdoor public pool Apr 12, 2011 1:48 PM 9 Instead of 3 higher priced restaurants downtown, it would be nice if there was a sandwich/salad/deli type place. Apr 12, 2011 12:59 PM 10 Fill up the empty office/commercial space in downtown. No new building until old spaces filled Apr 7, 2011 5:19 AM 20 of 31 �Page 3, Q4. What types of commercial development could the Village of Dexter use more of? Check all that apply. 11 No Big Box stores!! 12 research & light industrial Apr 4, 2011 4:49 PM Mar 29, 2011 8:44 AM Page 3, Q5. What type of residential development could the Village of Dexter use more of? Check all that apply. 1 Mix. More character less cheaply built subdivision homes. May 4, 2011 5:34 PM 2 many homes and lots for sale or in foreclosure, no reason to develop further at this point. Apr 26, 2011 5:44 AM 3 Downtown Housing - affordable loft style condo's above businesses Apr 19, 2011 2:46 PM 4 Concerned about the number of rental properties and their appearance... Apr 14, 2011 7:44 AM 5 Residential over retail/office downtown; brownstone-style units along Forest or Grant Apr 12, 2011 2:50 PM 6 Let's try to maintain what we currently have. Apr 5, 2011 9:32 AM 7 Need places of employment first then housing for employees will follow Apr 3, 2011 7:50 AM 8 (affordable) Apr 1, 2011 4:32 PM 9 I don't know Apr 1, 2011 4:31 PM 10 No more "garage mahals"!!!! Mar 30, 2011 6:49 PM 11 Low income housing Mar 29, 2011 1:36 PM 21 of 31 �Page 3, Q6. The Village of Dexter has several corridors that because of their location, unique character, or development potential require special attention. Please prioritize these areas that you feel need further study, development and/or redevelopment consideration and/or policy direction. Use the prior... 1 Absolutely need to understand traffic flow and how to best move traffic thru downtown at peak times. That left turn light at Main and Central(?) is HORRIBLE. 2 Dexter Chelsea Rd May 8, 2011 4:51 AM 3 At rush hours, people wanting to beat the traffic lights are cutting through connecting residential streets to beat the lights on Dex/A2 Rd. These cars are speeding and create danger on an otherwise quiet residential street. Perhaps speed bumps on these side streets would suffice? May 7, 2011 5:42 AM 4 Railroad Corridor needs a common identity for the future Apr 19, 2011 2:46 PM 5 Mast Rd. Bridge & Central St Apr 19, 2011 10:53 AM 6 lowing speed limit on highly populated dirt roads Apr 18, 2011 2:12 PM 7 1. residential for Forest and Grant W of Baker; 2. downtown commercial adjacent to Creek; 3. Central St to Bridge Apr 12, 2011 2:50 PM 8 neighborhood streets (Fifth, Fourth, others considered to relieve commuter congestion on arterials at peak times Apr 10, 2011 5:19 PM 9 smaller side streets with access to commercial buildings Apr 9, 2011 6:48 PM 10 The Bridge by A&W is a traffic nightmare and scary for those families that try to bike or walk into town. Apr 5, 2011 9:32 AM 11 The area around the new high school; Shield Rd and Parker Rd Apr 5, 2011 5:17 AM 12 Central St Apr 3, 2011 11:31 AM 13 I don't know Apr 1, 2011 4:31 PM 14 central from park to bridge Mar 30, 2011 3:29 PM 15 Mast Mar 29, 2011 5:48 PM 16 Dexter Pinckney/Territorial Rd. Area Mar 29, 2011 2:01 PM 17 Central/Mast Road Mar 29, 2011 9:33 AM 18 note I am not familar with current zoning so am unsure if change is required Mar 29, 2011 9:28 AM 19 tunnel under the tracks need work Mar 29, 2011 8:15 AM 22 of 31 May 11, 2011 12:09 PM �Page 4, Q1. If public transit or light rail service was improved in Dexter would you be more likely to use it for any of the following destinations? Check all that apply. 1 As the population ages there will be more of a need for this in the village in future...particularly to A2 for appointments etc. May 7, 2011 6:02 AM 2 Brighton, Novi May 4, 2011 5:45 PM 3 Metro airport May 4, 2011 1:15 PM 4 None Apr 20, 2011 7:41 AM 5 Detroit Metro Airport Apr 14, 2011 11:22 AM 6 Chicago Apr 14, 2011 7:50 AM 7 Chelsea Apr 13, 2011 6:17 AM 8 Teen transportation Apr 12, 2011 2:35 PM 9 doubt there is enough demand to a single destination to be economically viable. Apr 3, 2011 8:12 AM 10 Jackson Apr 2, 2011 10:40 AM 11 casinos Apr 2, 2011 7:21 AM 12 Airport Apr 1, 2011 7:55 PM 13 no Apr 1, 2011 4:39 PM 14 none Mar 31, 2011 6:50 PM 15 Don't want it in Dexter! Mar 29, 2011 11:21 AM 16 none Mar 29, 2011 9:37 AM 23 of 31 �Page 4, Q4. Would you like the Village to host another Town Hall meeting with information on the process of becoming a city and/or what it means to become a city or another topic? 1 I am not in favor of the Village becoming a city. May 9, 2011 7:18 AM 2 Just communication, no time to attend meetings. May 4, 2011 5:45 PM 3 Too much time and effort has already been expended to no avail Apr 22, 2011 5:25 AM 4 I am a proponent of cityhood, but dont need another meeting Apr 17, 2011 5:44 AM 5 I think we should NOT become a City and it has been a huge waste of our tax dollars, We should focus on being the best Village in the State. The Board needs to play nicely with the Other Townships and vice versa and start thinking about their constituents and not about their own power trips. Apr 14, 2011 10:22 AM 6 Not sure what the advantages are... Apr 14, 2011 7:50 AM 7 I still do not understand the need even though I attended a meeting. Apr 12, 2011 2:06 PM 8 Having moved here from a village of 30,000, and grown up in a village of 65,000 we can't figure out why Dexter is so intent on becoming a city. Apr 12, 2011 1:03 PM 9 If state level approval is obtained then have meeting. No mention of this status since last Dec.. Apr 3, 2011 8:12 AM 10 No good reason for cityhood that I have heard of !! Apr 2, 2011 7:21 AM 11 Why? Aren't we in the middle of the process? Apr 1, 2011 10:43 AM 12 No city!!! Mar 30, 2011 6:51 PM 13 Don't want Dexter to become a city but if it is going to happen anyway, yes a meeting would be helpful; public voting on medical marijuiana dispensaries Mar 29, 2011 11:21 AM 14 Only if something new comes up on the subject. Mar 29, 2011 9:37 AM 15 I'm just upset it's taking so long... Mar 29, 2011 9:04 AM Page 4, Q5. What methods of communication do you find most valuable to receive Village information? Check all that apply. 1 Twitter Mar 29, 2011 9:04 AM 24 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 1 Speed limit in front of Country Market & Bucsh's should be lowered to 35 mph. May 17, 2011 8:26 AM 2 Could the old Cottage Inn be demolished to build a true intersection to transport people in and out of town? Please make the left turn light at Main and Central a blinking red light. It often caused stopped traffic for one car only. May 11, 2011 12:12 PM 3 The village should consider completing the pathway along Shield road for students walking between schools. At the present time it is dangerous for students walking on the road across the bridge on Shield Road. Also, the Shield and Baker road intersection presents a hazardous situation during the school rush (both morning and afternoon). There needs to be a traffic light or police assistance during these high-traffic periods. Traffic, including school buses, are unable to safely get unto Baker Road. Added to this congestion is traffic exiting the Walkabout apartment complex and students attempting to cross Baker. This is an extremely dangerous situation at certain times of the day and if not addressed, it is only a matter of time before there are serious injuries worse. May 9, 2011 7:18 AM 4 This is a GREAT place to live! May 8, 2011 4:58 AM 5 strong traffic congestion in downtown dexter. makes it less than desirable to go to downtown. May 7, 2011 4:02 PM 6 I hope that the Village of Dexter maintains the fine police and fire departments that we presently have. This is very important. We can be very proud of and thankful for our fire and police departments here. I feel safe living here in this village. May 7, 2011 6:02 AM 7 We need to see a sidewalk installed on Hudson Street from Fourth to Cottonwood Lane, as well as a sidewalk on Second Street (particularly between Hudson and Central Street). There has been a huge increase in residents not adhering to the speed limits, running stop signs, and allowing their dogs to defecate on public and private grass, and on the public sidewalks (all winter). We could have a stepped up patrols to address the traffic issue and increase public awareness of the the dog feces issue in the newsletterers, email updates, and Dexter Leader. It would be best to place this reminder up-front and not buried deep in the the newsletter or email update. The reminders should include what the fines will be if caught. May 6, 2011 4:00 PM 8 Main Street needs repair. I haven't heard anything about this happening. You have not convinced me that becoming a city is something we should do. May 6, 2011 1:52 PM 9 Rental units/houses the owners need to be held accountable for their appearance. May 6, 2011 12:58 PM 10 Ordinances need to be enforced. May 6, 2011 12:32 PM 11 All the vacant buildings in the Country Market strip mall May 5, 2011 11:45 AM 12 traffic flow that supports local business but does not get congested twice a day May 4, 2011 7:32 PM 13 Keep small town charm. Large buildings, cookie cutter cheap construction taking away from that small town look and feel. Northville and Plymouth are good examples of areas with new development that have maintained a small town feel. May 4, 2011 5:45 PM 25 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 14 Safer roads to permit student to walk or bike to school. May 4, 2011 5:06 PM 15 A roundabout at Parker & Island Lake & Dexter Ann Arbor would help school traffic in the mornings and left turns. May 4, 2011 1:32 PM 16 Traffic flow: 1) During peak hours, ensure efficient flow through main fares; 2) Not choking free traffic during non-peak hours (e.g., the horrible light @ Mill Creek School) 3) Providing easier pedestrian (or bicycle) access from other side of train bridge into downtown May 4, 2011 1:22 PM 17 Improve the pedestrian sidewalk crossings at both Railroad crossings. Enhance look of Mast Road Entrance to Village near Mast Road Bridge Apr 19, 2011 2:47 PM 18 I would like to see more curb and gutter and sidewalks in the core, older part of the village. Also, more property maintenance efforts and enforcement of ordinances. Apr 17, 2011 5:44 AM 19 Should support the medical marijuana initiative by being open to distributors and growers so long as they are in appropriate locations away from schools. Apr 14, 2011 11:22 AM 20 Do NOT become a City!!! Apr 14, 2011 10:22 AM 21 Semi trucks going through the Main St./Ann Arbor St. are so noisy, and not conducive to pedestrian traffic/quality of life. Cross walks in the main shopping area should be clear and cars should slow down and stop for pedestrians. Apr 14, 2011 7:50 AM 22 Cityhood, taxes Apr 13, 2011 6:17 AM 23 More complete sidewalks along roads. Apr 12, 2011 6:55 PM 24 More sidewalks Enforcement of speed limits Transportation to Ann Arbor Apr 12, 2011 6:33 PM 25 Need for outdoor public pool Apr 12, 2011 1:49 PM 26 The lights on Main Street really seem ill-timed, particularly the light at Broad Street. Much of the congestion seems to be due to the timing of the lights. If there truly is a round-a-bout planned to overcome the viaduct area, the lights would have to be changed or you'd just back up on the round-a-bout at Broad and/or Baker. We much prefer looking at extending Parker Rd. rather than a round-a-bout (but know cost should be a consideration too). Apr 12, 2011 1:03 PM 27 Continue improving bike lanes and walking paths in the area Apr 9, 2011 6:50 PM 28 Let's focus on being proactive and having Dexter be a destination city for families from Ann Arbor to travel to on the weekends. However, it is important to maintain the small town feel, because that is what current families love about the town. Let's work together to increase our property value and small town values without jeopardizing the land around the town. We do not need anymore big developments. Apr 5, 2011 9:34 AM 29 One lane rail bridge is dangerous and congested Apr 5, 2011 9:29 AM 30 More historic preservation and art installations. Apr 4, 2011 4:53 PM 31 Speeders and better control over drivers who ignore stop signs. Apr 4, 2011 2:18 PM 26 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 32 More benches throughout the town so that people who are walking can stop and rest. Apr 4, 2011 5:23 AM 33 More recycling, especially for #5 plastics, styrofoam, cardboard; central drop off facility would be helpful. Apr 3, 2011 11:34 AM 34 Too much reliance on State and Federal grants. Both have unresolved budget problems, especially Federal. We should not depend upon others to fund our improvements. Apr 3, 2011 8:12 AM 35 Traffic, keep schools top notch Apr 2, 2011 8:40 PM 36 Understand how money is spent for those that pay the Village of Dexter taxes. Apr 2, 2011 7:56 PM 37 A by-pass around the central business district to break-up the congestion going to work and coming home. I don't think that many people are in the mood to stop and shop during these hours anyway. Apr 2, 2011 5:10 PM 38 Continue sidewalk, park and bike path development Apr 2, 2011 10:40 AM 39 Traffiic enforcement in the "old" residential areas. Make the areas feel more connected like the newer subdivisions. Fifith Street is more like Dexter-Ann Arbor Road in terms of traffic and speeding and splits the area. The old areas are not very pedestrian-friendly. We need sidewalks and curb and gutter. Apr 2, 2011 7:47 AM 40 Would like Forest to be repaved, with the corner of Inverness and Forest made more gradual, access to the mailboxes on Inverness repaved in the appropriate arc, the street side parking on Forest nicely graveled... Apr 1, 2011 10:43 AM 41 Keep moving forward with cityhood project Mar 31, 2011 6:10 AM 42 Get some cool stuff downtown. Fill Dexter Crossing!!! Mar 30, 2011 6:51 PM 43 Speeding and failure to obey stop signs. Mar 29, 2011 10:35 PM 44 Please complete the trail from DEXTER to DEXTER-HURON METROPARK as SOON AS POSSIBLE! Mar 29, 2011 5:55 PM 45 Rush hour traffic is extremely frustrating! Needs to desperately be addressed! Mar 29, 2011 4:48 PM 46 Would really like to see safer pedestrian/bicycle paths, especially in three areas: the north side of Dexter-Ann Arbor Road (the trip to Busch's can be dangerous coming up from the village, especially by the car dealership), Baker Road, and the railroad viaduct to points north. Mar 29, 2011 3:45 PM 47 Just really concerned about property taxes and preventing them from going higher. The lower property values over the last few years have been a bummer, but at least our taxes have gone down too. :) Hoping to see careful management of tax dollars so that our community can become more affordable. Mar 29, 2011 3:17 PM 48 Please keep downtown small and unique. Big box stores, national chains, and massive development can stay in Ann Arbor or on Jackson Rd. Mar 29, 2011 2:07 PM 49 We would like a grocery store on the west side of town and traffic improved downtown and under the stone bridge. Mar 29, 2011 2:05 PM 27 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 50 Trails to metro park, trail over or under railroad bridge Mar 29, 2011 11:58 AM 51 Please BAN medical marijuiana dispensaries from Dexter! Planting of more trees at the area where the new retirement community intersects the Island Hills Estates neighborhood. Mar 29, 2011 11:21 AM 52 vehicle regulations in the village, primarily parking. Mar 29, 2011 9:37 AM 53 Public Transit - with the close proximity of Dexter to Ann Arbor there really isn't a good reason we can't have more access to buses and take better advantage of AA's public transportation system. Also a Washtenaw-Wayne County commuter rail system would be ideal (as well as a Washtenaw-Jackson County commuter rail system). Mar 29, 2011 9:35 AM 54 speed limit for the first quarter mile east of Dan Hoey on Ann Arbor/Dexter Road Mar 29, 2011 9:32 AM 55 Luring restaurants downtown with the quality of Terry B's and the Red Brick. (Even North Pointe before it closed) It's obvious if you are down there on Friday and Saturday nights that the economy can support one or two more. Mar 29, 2011 9:04 AM 28 of 31 �Page 4, Q7. Is there anything else that you would like the Village of Dexter to consider? 1 Thanks for all that you do. Dexter is an awesome place to live! 2 Nature trail or pedestrian access to Dexter Huron Metropark (bridge.) May 8, 2011 4:58 AM 3 Behind my lovely home in the village there is a vacant commercial property that is never mowed or cared for by the owner who has it for sale. The weeds grow to waist deep or more. There are many noxious weeds and also many types of rodents living in this eyesore that is right in the village on Dexter Ann Arbor Rd. This is appalling. I phoned the village office to report this neglected lot and was told there was nothing that the village could do about the lot. This is rediculous. The village should tell the owners to keep it mowed or the village should do the mowing and add the charges to the owner's taxes plus a fine for noncompliance. This is how it is done in other municipalities. There needs to be something put in place to protect the neighbors of such deadbeats, whether they be domestic or commercial properties. May 7, 2011 6:02 AM 4 Bike and walking paths connecting parks, residential and businesses for transportation and recreation. May 4, 2011 5:45 PM 5 A light rail connecting Chelsea-Dexter-Ann Arbor and beyond would get a lot of use. I would use it to commute to work daily and to shop along the corridor. Apr 14, 2011 11:22 AM 6 Possibility of additional public park area/space for a open dog run. Apr 14, 2011 10:52 AM 7 Stopping the madness and waste of tax dollars on becoming a City and continue to offer charming new ideas like the bridge and landscaping and the skating rink. Apr 14, 2011 10:22 AM 8 Thanks for everything. I love the brush pick-up on Wednesdays! Apr 14, 2011 7:50 AM 9 Pathway from Village to Hudson Mills park. Continue with outdoor entertainment in Gazebo park during summer. Apr 13, 2011 6:17 AM 10 No marijuana dispensaries! Apr 12, 2011 6:55 PM 11 Filling the vacant stores with businesses Apr 12, 2011 6:33 PM 12 I find out local government to be very reponsive and council members do a fine job. Apr 12, 2011 2:06 PM 13 Provide discount in-home water treatment units for residents that do not want fluoridated water. Accept more items for recycling. Update environmental section on web site. Apr 12, 2011 1:16 PM 14 It would be nice to have a recreation center/facility like Saline. We have many families and a very long winter. A good, indoor recreational facility for village taxpayers would be an excellent improvement on the quality of life in the village. Apr 11, 2011 8:32 AM 15 Historic district designation for individual structures and/or portions of the community (a ticklish subject with many, but an important tool in securing the long term stability and quality of historic areas within the community) Apr 10, 2011 5:24 PM 16 More traffic control, speeds can be very uncomfortable for residents. Apr 4, 2011 4:53 PM 29 of 31 May 11, 2011 12:12 PM �Page 4, Q7. Is there anything else that you would like the Village of Dexter to consider? 17 Something more for kids to do around the gazebo in the summer time. Ice rink is great in the winter, but it would be nice to bring the kids downtown in the summer for something other than the DQ or bakery. The park at the river is too far away (feels remote) and their is no safe link between the park and library. Apr 3, 2011 3:21 PM 18 More encouragement/assistance with building plan for Dexter Wellness Center. This project is much needed and highly anticipated among residents. Apr 3, 2011 11:34 AM 19 Extending Mill Creek park walkway south to near Shield road is a nice FUTURE idea but NOT important near term. It should be funded locally, including townships. Lodi township should provide a portion of funding for a combined Fire Dept.; it was not included in recent newspaper articles giving funding amounts. Apr 3, 2011 8:12 AM 20 Love the community! Apr 2, 2011 10:40 AM 21 Don't get left behind by other surrounding communities. Try to attract young, educated families to live in the community. Making the schools known for excellence would be a strong selling point. Apr 2, 2011 7:53 AM 22 Do not allow medical marijuana distribution. Apr 2, 2011 7:47 AM 23 I don't understand why the planned ordinance that would have supported backyard chickens was changed to a ban. We are very disappointed, as we had planned to start keeping a few hens this year. I am surprised that a community that I thought was pretty progressive has gone against the movement toward more sustainable and locally produced food. Apr 1, 2011 4:51 PM 24 That the private association/subdivision rules are not necessarily the appropriate guidelines for the old Village. Apr 1, 2011 10:43 AM 25 I just have to comment that this survey had many questions I found to be worded poorly with choices that seemed strange to me. It made it difficult to understand how a response was really going to be helpful. Mar 30, 2011 7:45 PM 26 Family Dollar, if done right, would be huge magnet for downtown, although I realize we think we're too good for that. Mar 30, 2011 6:51 PM 27 Notice how the upscale restaurants have given way to more pedestrian ones over the last 6 years? Dexter looks upscale, but catering to families is where the money is. I STRONGLY encourage the Village to pursue independent eateries to relocate here in Dexter. SPECIFICALLY, I'd like to see more Chinese and especially MEXICAN/SOUTHWESTERN restaurants in the area! Mar 29, 2011 5:55 PM 28 Having a better downtown chamber of commerce which has activities downtown. Chelsea always seems to be doing something fun and I don't know why the same type of activities don't happen in Dexter. Such as ladies night out. The Chamber is pretty lame right now. Mar 29, 2011 4:30 PM 29 This isn't all in your hands, but a connector someday to the Hudson Mills bike paths would be fantastic--I believe it would be heavily used, and possibly have a real effect on community health and fitness. It's a historical oddity that our community basically borders a wonderful park, but to get to it we have to drive 4.5 miles! I think an entrance in town would really boost the attractiveness of living downtown for active families. Mar 29, 2011 3:45 PM 30 of 31 �Page 4, Q7. Is there anything else that you would like the Village of Dexter to consider? 30 We truly enjoy the summer concert series and community activities. It would be great to (continue to) incorporate these ideas into a master plan. Mar 29, 2011 2:07 PM 31 Give yourselves a pat on the back for the good work already done! Mar 29, 2011 1:38 PM 32 Stop spending so much time and money on public transportation and environmental issues. If you were to put these matters before the voters, they would fail every time. These are pet projects supported by a vocal minority, not the majority of the voters. It would also be nice if you could do something about the traffic congestion at the corner of Baker & Main... Other than that, keep up the good work. Mar 29, 2011 9:04 AM 33 I am pro cityhood. Mar 29, 2011 9:00 AM 31 of 31 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. 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Identifier An unambiguous reference to the resource within a given context Dexter_Master-Plan_2016 Creator An entity primarily responsible for making the resource Planning Commission, City of Dexter, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2016-03-14 Title A name given to the resource City of Dexter Master Plan Description An account of the resource The City of Dexter Master Plan was prepared by the Dexter Planning Commission with the assistance of Carlisle/Wortman Associates, Inc. and was amended as of March 14, 2016. Contributor An entity responsible for making contributions to the resource Carlisle/Wortman Associates, Inc. (consultant) Subject The topic of the resource Master plan reports Dexter (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/9406aeb006c8051e842a5e34c4bc1809.pdf 91586d9103919d14d5a74c8dc055839c PDF Text Text Parks & Recreation Plan Master Plan Adopted November 25, 2019 �RESOLUTION #2019 - 26 RESOLUTION TO ADOPT THE UPDATED MASTER PLAN FOR THE CITY OF DEXTER At a regular meeting of the City Council of the City of Dexter, Michigan called to order by Mayor Keough on, November 25, 2019 al 7:00 p.m. EST, Present: Bell, Cousins, Fisher, Knight, Michels, Smith, and Keough Absent: None The following preamble and resolution were offered by Member Smith and supported by Member Cousins: WHEREAS, Act 33, Public Acts of Michigan, 2008, as amended, provides for a Municipal Planning Commission to prepare, amended and adopt a Master Plan for the physical development of the community; and, WHEREAS, the City of Dexter Planning Commission has prepared an update to the Master Plan for the City, in compliance with said Act 33, including relevant charts, maps and text; and, WHEREAS, the City of Dexter Planning Commission has provided opportunity for public input into the Master Planning update process; and, WHEREAS, the City of Dexter Council approved and subsequently distributed a draft copy of the updated Master Plan to all of the bodies required by said Act 33 for review and comment; and, WHEREAS, no person or entity submitted comments indicating that the proposed City of Dexter Amendment to the Master Plan is substantially inconsistent with the Master Plan of any adjacent community; and, WHEREAS, the City of Dexter Planning Commission held a formal public hearing on the update to the Master Plan on November 4, 2019, in order to provide additional opportunity for public comment; and, WHEREAS, the citizens of the City of Dexter were afforded the opportunity to provide input (written and in-person) on the updated Master Plan, which comments have been carefully considered by the Planning Commission; and WHEREAS, based on the consideration of public comments the City Planning Commission is satisfied that update to the Master Plan is ready for adoption; and WHEREAS, the City Council for the City of Dexter asserts its right approve the Master Plan, in accordance with Act 33; NOW, THEREFORE, LET IT BE RESOLVED, that the City of Dexter Planning Commission recommended the updated City of Dexter Master Plan be adopted by the City Council, during a regular meeting of the Planning Commission held on November 4, 2019; and �FURTHER, LET IT BE RESOLVED that the City Council has reviewed and approved the update to the Master Plan. YEAS: Bell, Knight, Smith, Fisher, Michels, Cousins, and Keough NAYS: None ABSENT: None RESOLUTION DECLARED ADOPTED THIS 25th DAY of NOVEMBER 2019. Shawn W. Keough, Mayor I hereby certify that the attached is a true and complete copy of a resolution adopted by the City of Dexter Council, County of Washtenaw, State of Michigan, at a regular meeting held on the 25 th DAY of NOVEMBER 2019. Justin Breyer, City Clerk �Acknowledgments Planning Commission Chair: Matt Kowalski Vice Chair: Thomas Phillips James Carty Alison Heatley Kyle Marsh Karen Roberts Marni Schmid Jim Smith Scott Stewart City Council Mayor: Shawn Keough Council Members: Scott Bell Administration City Manager: Courtney Nicholls City Clerk and Assistant to the City Manager: Justin Breyer Treasurer/Finance Director/Assessor: Marie Sherry Community Development Manager: Michelle Aniol Assistant Planner: Mike Auerbach Superintendent of Public Services: Dan Schlaff Paul Cousins Donna Fisher Julie Knight Zach Michels Jim Smith 4 2019 Adopted Master Plan �Table of Contents Chapter 1: Introduction 7 Purpose of the Master Plan 7 How Is the Plan to be Used? 7 Historic Context 8 Planning Process 9 Regional Setting and History 10 Chapter 2: Existing Land Use and Community Plans 13 Existing Land Use 15 City Planning Initiatives 16 County Planning Initiatives 19 Non-Motorized Pathway Initiatives 20 Neighboring Communities 21 Chapter 3: Community Goals and Objectives 23 Public Participation 24 City of Dexter Goals 25 Overall Land Use 25 Natural Resources 26 Recreation/Open Space 27 Residential 27 Downtown – Mixed Use 28 Baker Road – Mixed Use 28 Dexter-Ann Arbor Road – Mixed Use 2019 Adopted Master Plan 29 5 �Economic Development 30 Mobility 31 Chapter 4: Future Land Use 33 General Description 33 Future Land Use Categories 33 Building Types 35 Downtown 38 Dexter – Ann Arbor Road Corridor – Mixed Use 41 Baker Road Corridor - Mixed Use 42 Village Commercial 44 Village Residential-1 45 Village Residential-2 47 Multiple-Family Residential 49 Suburban Residential 50 Research/Development 51 Light Industrial 52 Open Space 53 Public 54 Zoning Plan 55 Planning for Properties Outside the Current City Limits 56 Chapter 5: Mobility Plan 59 National Functional Classifications 60 Public Transportation 62 Non-Motorized Transportation 63 Access Management 65 6 2019 Adopted Master Plan �Chapter 6: Background Studies 67 Population 68 Education 71 Income 71 Housing Characteristics 72 Residential Target Market Analysis 73 Downtown Retail Market Study 73 Property Values 73 School Facilities 74 Chapter 7: Implementation 75 Zoning 76 Regulations and Ordinances 78 Strategies 78 Capital Improvement Program 82 Plan Education 83 Plan Updates 83 Project Implementation Table 84 Appendix 85 2019 Adopted Master Plan 7 �This page intentionally left blank. �Chapter 1: Introduction Purpose of the Master Plan Planning is a process that involves the conscious selection of policy choices relating to land use, growth, and physical development of the community. The purpose of the City of Dexter Master Plan is to state the goals and identify the objectives and strategies regarding land use and development that the City will pursue to attain those goals. How Is the Plan to be Used? The Master Plan is used in a variety of ways: General Statement: The Plan is a general statement of the City’s goals and policies and provides a single, comprehensive view of the community’s desires for the future. Aid in daily decision-making: The goals and policies outlined in the Plan guide the Planning Commission, City Council and other City bodies in their deliberations on zoning, subdivision, capital improvements and other matters related to land use and development. The Plan provides a stable, long-term basis for decisionmaking providing for a balance of land uses specific to the character of the City of Dexter. Statutory Basis: The Plan provides the statutory basis upon which zoning decisions are made. The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. The Master Plan and accompanying maps do not replace other City Ordinances, specifically the Zoning Ordinance and Map. 2019 Adopted Master Plan 9 �Public/Private Coordination: The Plan attempts to coordinate public improvements and private developments supported by the Capital Improvements Plan. For example, public investments such as road or sewer and water improvements should be located in areas identified in the Plan as resulting in the greatest benefit to the City and its residents. Educational Tool: The Plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the City’s direction for the future. The City of Dexter Master Plan is the primary, officially-adopted document that sets forth an agenda for the achievement of goals and policies. It is a long-range statement of general goals and policies aimed at the unified and coordinated development of the City that compliments the goals of nearby governmental units, wherever possible. It helps develop a balance of orderly change in a deliberate and controlled manner that permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. Historic Context Because communities are constantly changing, the information contained in a plan becomes outdated in time. As the conditions change, so do opportunities and expectations for the future. It is essential to periodically update the information contained in the Master Plan as well as reevaluate its basic vision and implementation programs. Current State Legislation regarding City Planning requires a review of the Master Plan once every five years. This document represents an amendment to the 2015 Dexter Master Plan, which amended the 2005 Master Plan that was adopted on April 11, 2005. An amendment of the 2005 plan was made one year later to incorporate the amendments made to the 1994 Master Plan in 1995 and 1997 into a single comprehensive plan. In addition, this document has been updated to include all new information available to the City, (i.e. U.S. Census, American Community Survey and SEMCOG projections) and addresses the City’s current desires for the future. 10 2019 Adopted Master Plan �Planning Process The process used to generate the Plan consisted of four phases: background studies; evaluation of City character and development capability; identification of goals, and policies; and plan development. City and public engagement occurred throughout the process. Background studies involving data inventory and analysis from Census data, existing reports, and field survey were gathered. Sound community planning cannot take place by itself. Many factors that exist must be taken into account when formulating plans for the future. This process is illustrated in the diagram below: Figure 1 Planning Process City and Public Engagement ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ Background Studies Socio-Economics Natural Resources Built Environment Economic Base Housing Population Soils Topography Watersheds Facilities Land Use Transportation City Character & Development Capability Identification of Goals & Policies Goals & Objectives Alternative Strategies Plan Development Master Plan 2019 Adopted Master Plan Implementation 11 �Regional Setting and History Dexter is located within the central portion of Washtenaw County, almost due east of the City of Chelsea, southeast of the Village of Pinckney and northwest of the City of Ann Arbor (see Figure 2 - Regional Setting - Washtenaw County). However, the abutting communities are primarily rural and semi-rural Townships. The City of Dexter is almost completely surrounded by Scio Township with the exception of Webster Township to the north and a small portion of Dexter Township to the west where it abuts The Cedars of Dexter. The City of Ann Arbor is located approximately seven (7) miles east of Dexter, and allows access to entertainment, restaurants, medical, and educational (University of Michigan) opportunities, as well as supplements necessary products for City residents. The City has easy access to the I-94 freeway via Baker Road, nearby Zeeb Road, as well as the M-14 freeway. Dexter-Ann Arbor Road provides the primary access from Dexter to the City of Ann Arbor, and along with Baker Road provides the primary access roads into and out of the City. Appropriate planning across borders will help facilitate compatible land use patterns between communities. This area was originally settled in 1824 and was platted in 1830 as the Village of Dexter. After an eight-year process, the village officially became the City of Dexter on November 20, 2014. Historically, it has been noted that the Village was laid out in such a way that the sun could shine on both sides of each street all day. Even though Dexter was the fastest growing municipality in Michigan during the 2000’s, the City has retained its old time charm and hospitality. The following sections of the City of Dexter Master Plan will carefully review the current state of the City and provide a plan to guide residents and officials in future development. 12 2019 Adopted Master Plan �Figure 2 - Regional Setting - Washtenaw County Livingston County Washtenaw County Lyndon Township Webster Township Dexter Township Salem Township Northfield Township Ann Arbor Township Chelsea Superior Township Ann Arbor Ypsilanti Sharon Township Freedom Township Lodi Township Pittsfield Township Ypsilanti Township Livingston County Wayne County Washtenaw County Jackson County Scio Township Washtenaw County Lima Township Sylvan Township Saline Washtenaw County L Manchester ownship Webster Township Northfield Township Manchester Township Salem Township Saline Township Bridgewater Township Ann Arbor Township Wash Washtenaw County Augusta Township York Township 0 Milan Monroe County Superior Township Ann Arbor Ypsilanti Township er Township Lodi Township Pittsfield Township Ypsilanti Township City of Dexter Wayne County Scio Township Washtenaw County ownship - Saline LOCATION MAP City of Dexter Washtenaw County, Michigan Saline Township Washtenaw County York Township Augusta Township 0 2019 Adopted Master Plan 3 Miles 6 June 26, 2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Milan Monroe County 1.5 I 13 �This page intentionally left blank. 14 2019 Adopted Master Plan �Chapter 2: Existing Land Use and Community Plans While change is inevitable and growth will occur, the City of Dexter is committed to managing growth to enhance economic benefit, recreation activities and overall quality of life for all residents. This chapter is an inventory of existing land use patterns and current community plans, upon which the Master Plan is built. The Existing Land Use map, table and analysis shows a snapshot of land use patterns in the City of Dexter in 2018. The section on City Planning Initiatives documents other planning efforts taken on by the City of Dexter from 2004 to the present. Washtenaw County plans affecting City of Dexter from 2004 to present are noted in the County Planning Initiatives section, including transportation, transit and nonmotorized planning efforts. A separate Non-Motorized Pathway Initiatives section is included due to the number of regional trails linking to the trail system in Dexter. The Neighboring Communities section examines the future land use plans of adjacent communities. 2019 Adopted Master Plan 15 �Figure 3 - Existing Land Use ron Hu D e x t e r To w n s h i p ly Da ge a gew Brid Ma st Potts Joy Ca r Pin evie w Pine View Dan Hoey Vacant De xte r-A nn Ar bo r Oxb ow k ba r Sh ag Lo ch Public/Semi-Public rris Mo on Forshee Kingsle y Bristol on Hi gh l an d rin gto n Ca r Lex ing ton Coventry South Downs Bishop Preston rris Mo Industrial/Research & Development Hillside er Bak Jan Cambridge Melbourn e ber We Mill Creek Baker Heights r Multi Family Residential Office Victoria bo r Single & Two Family Residential Commercial Shield ve Do Hillside k Wellington Ar Baker City Center ba r Kingsley Bristol South Downs r Ta ylo Jan Coventry Wilson n Fo re st Oxb ow rin g to n Lex ing ton Cambrid ge Pine View Bishop w Sh aw Vie An Gr an d Victoria Preston l r Ta ylo Pin evie w Dongara w Vi e ow M ea d Vie w Ben t Jeffords Vie w Sh aw Vie w Ol ive r Ke ns in gt on Tree Ol ive r Mill Creek an Ry Dongara d Potts Ma st Parker ann e View tra Ce n M ai n Br oa Br oa d ee Cr ll Mi ge Eastridge Jeffords d Br oa Ke ns in gt on r ch Ben t Alle y Wilson i Ulr S c i o To w n s h i p ve ich Ulr Baker Heights o ann e S c i o To w n s h i p View Sh ag Jeffords k Island Hill Pa rkr id k ee ll Mi Ri er Ea to n ich Ulr Dan Hoey lm Pa L i m a To w n s h i p Yo rk ber We Tree h Melbou rne ble No sh Yo rk bu en ck W al l La ke Vi ew a Qu Hu ro n n Shield son Hud r an Ry ro ad Bro h ric Ul Cushing ve er ess ern Inv Ri lm Pa Hu n ine Fift Yo rk Ea to n woo d Cotton ond Sec ndfi eld nd Fo re st Ar bo r Joy on Ed is rth Fou Gr a An n naro ll Hermania d Thir er Dov Boe Yo sh n Vi e ble No bu en ck San dfie ld tral Cen La ke a Qu M ai h Fift Alle y Hu ro n r ive nR ro Hu ad Bro ro Cushing w W eWb s t e r T o w nrks h i p a Huro n ine Alp Hu woo d Cotton ess ern Inv Pearl son Hud ke Cr nd Ar bo r ond Sec Gr a d Thir An n Fo re st Alp on Ed is rth Fou La Hermania er Dov l dhil San nd y r Isla er Riv a gew Brid e Glaci r de ul Bo We bs ter M aly aiD n h Fift ron Hu e Ch er xt De a lse tral Cen Alle y S c i o To w n s h i p r ive nR ro Hu ad Bro Sandhill dge W e b s t e r To w n s h i p Huro n ine Alp Forshee ke w La Vi e nd ow Isla l dhil San We bs ter Pearl M ea d r McCormick r de ul Bo y e Glaci e tridg Wes Ka the rin e ar s Ced Eastridge sica ney Pa rkr id Pinck ield yF ne Sto Jes er Riv r Dexte el Samu EXISTING LAND USE Wellington Ar bo r Lo ch Hi gh l an d De xte r-A nn Open Space/Recreation City Boundary City of Dexter Washtenaw County, Michigan er Bak ¯ 0 630 1,260 1,890 Feet 2,520 Source: Washtenaw County Data 4-12-2018 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan 16 2019 Adopted Master Plan City C �Table 1. - City of Dexter Existing Land Use Alp Existing Land Use ine ad Bro Fift Jeffords h Alle y l tra Ce n d M ai n Br oa An n Ar ve Do bo r r Fo re st City Center --CJ •...... 100% Existing Land Use Vacant The existing land use map documents land use patterns and associations as they existed in 2018 within the City of Dexter. Table 1 shows the acreage and percentage of land area for land uses. The Existing Land Use Map (Figure 3) shows where those land uses exist in the City. Single & Two Family Residential Multi Family Residential Commercial Office Industrial/Research & Development Public/Semi-Public The existing land use survey shows: ,...., City Boundary ■ 966.06 Source: Washtenaw County, 2018 Baker Gr an d Vacant Single-Family & Two-Family Residential Multiple-Family Residential Commercial Office Industrial/Research & Development Public/ Semi-Public Open Space/Recreation Transportation (Right-of-Ways) Total Dexter (City) Acres % 31.09 3.2% 344.8 35.7% 60.59 6.3% 64.8 6.7% 18.17 1.9% 148.19 15.3% 171.97 17.8% 126.45 13.1% Open Space/Recreation ■ EXISTING3.2%LAND USE City of Dexter 13.1% Washtenaw County, Michigan ¯ 0 630 1,260 1,890 Feet 2,520 35.7% 17.8% • Only 31.09 acres of vacant land is available for development. • The primary land use is single-family and two-family residential, over one-third of the City’s area. • Industrial/Research & Development is the second largest land use in terms of acreage. As vacant parcels in the industrial park develop, this category will likely grow. • Office is the smallest land use in terms of area in the City. Source: Washtenaw County Data 4-12-2018 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan 15.3% 6.7% 6.3% 1.9% 2019 Adopted Master Plan 17 �City Planning Initiatives A number of existing and anticipated circumstances will affect Dexter’s future. These include a growing population, decentralized places of employment with increased commuting distances and conversely, an increase in those working from home. These factors together with the attraction of the Ann Arbor area as a place to live and work will provide development opportunities within Dexter and the surrounding communities for years to come. The City has responded to these challenges in a variety of ways, including a continued commitment to community planning goals and policies geared to preserving important natural features, while planning for growth in those areas most suitable for development. Village of Dexter, Michigan Downtown Development Strategic Plan 2006 The following plans, policies and initiatives highlight Dexter’s commitment to land use planning, and are incorporated into this Master Plan by reference: Baker Road/Dexter Ann Arbor Road Corridors Joint Planning Initiative (2004) – City of Dexter/Scio Township - A guide in evaluating development proposals within the corridor along with the communities, current zoning, master plan, or other applicable reports and studies. It should also be used as an action plan in relation to the future land use and implementation portion of the report for both the City and the Township. This plan is the result of a joint planning effort between Scio Township and the City of Dexter Planning Commission. While much of the area discussed within the plan is for outside the City limits, the City of Dexter Master Plan endorses the goals and objectives of this document. Storm Water Management Study (November 2004) – A study of the storm drainage system in the old Village area, including defining how storm water is conveyed in the area with figures that show existing drainage infrastructure and the drainage district areas. Downtown Development Strategic Plan (2006) – The DDA engaged the public, downtown merchants and local elected leaders in a strategic planning process in order to develop goals, objectives and initiatives supportive of specific infrastructure improvements, programming, activity generators and public/private cooperation. The Strategic Plan also provides Tax Increment Financing (TIF) information required under State statute. 18 2019 Adopted Master Plan �FY 2008 State Revolving Fund Project Plan (July 2007) - A study of alternatives in order to provide the City with more capacity in the wastewater system, including the wastewater treatment plan and distribution system. This Plan was required to obtain funding from the State Revolving Fund. This plan led to the construction of the equalization basin. The Plan included an Inflow and Infiltration Removal Study. Road Maintenance Program (June 2008, updated annually) – A review of the paved road conditions throughout the City. Each road is ranked between one (1) and ten (10), one (1) being totally degraded and ten (10) being a brand new road. This is used to determine where to complete road maintenance in the City in any given year. It is updated annually based on the maintenance that was completed that year. Drinking Water Revolving Loan Fund Project Plan (May 2009) – A study of alternatives in order to provide the City with an additional water supply and repair old water mains. The plan was required to obtain funding from the Drinking Water Revolving Loan Fund. This plan led to the construction of the fifth City well, well house, improvements to the iron removal plant and upgrades to the distribution system. The Drinking Water Revolving Loan Fund Project Plan included a Water System Improvements Report and a Water System Reliability Study. Crosswalk Evaluation (November 2010) – A review of the crosswalks within the City with recommendations for improvements at each crosswalk. The evaluation included inspection and review of existing sidewalk ramps. FY 2012 State Revolving Fund Project Plan (July 2011) – A study of alternatives to upgrade the wastewater treatment plant that included upgrading the sludge handling system (including an analysis that identified several alternatives to upgrade the sludge handing system to provide adequate sludge processing and storage), the grit system, and the instrumentation and controls system (SCADA). This project plan is required to obtain funding through the State Revolving Loan Fund. Oil and Gas Drilling (Master Plan Update 2015) - The City of Dexter has experienced increased interest in oil and gas exploration and development, which the City will balance with other community goals for existing and planned land uses, including natural resource protection. 2019 Adopted Master Plan 19 �Residential Target Market Analysis (2015) - Part of a joint study with the cities of Chelsea, Saline and Ypsilanti, the analysis explored the potential for adding “Missing Middle” housing choices by measuring the residential market potential for rehabilitation of existing structures, conversions of existing buildings, and new construction. TheCltyol ~ DEXTER .. 0 ~ Ii' ! 2018-2023 Capital Improvements Plan Adopted by Planning Commission – April 2, 2018 Accepted by City Council – April 23, 2018 Downtown Retail Market Study (2016) - The objective of the retail market analysis downtown Dexter was to identify the additional retail spending potential that would support the location of new businesses in the downtown. Park and Recreation Facilities Master Plan (2016) – The Plan outlines existing and future parks and recreation needs, and identifies specific improvements, costs, priorities and years of completion to better represent the long-range vision of the Parks and Recreation Commission. Capital Improvement Plan (2018) – The capital improvements plan (CIP) outlines a schedule of public service expenditures over a sixyear period (fiscal years 2018-2023) and beyond. The CIP does not address all of the capital expenditures for the City, but provides for large, physical improvements that are permanent in nature, including the basic facilities, services, and installations needed for the functioning of the community. These include transportation systems, utilities, municipal facilities and other miscellaneous projects. CITY OF DEXTER MICHIGAN DOWNTOWN RETAIL MARKET STUDY MARCH 2016 6 nFXTFR Prepared for the: Office of Community Development City of Dexter 8140 Main Street Dexter Michigan, 48130-1092 (734) 426-8303 20 Downtown Dexter DDA Parking Study (2017) – The objectives of the study are: to inventory existing parking and land uses; examine current parking standards; assess future parking needs; and provide alternatives for parking management to be incorporated into the Master Plan by reference. Economic Development Strategic Plan (2018) – The purpose of the strategic plan is to lay out an optimum approach to economic development efforts, focused on sustaining the local community at the right size with the desired mix of businesses. The plan includes a vision, factors to be addressed, long-term initiatives and recommendations to be incorporated into the Master Plan by reference. 2019 Adopted Master Plan �County Planning Initiatives A number of planning initiatives recently took place in Washtenaw County and the City of Dexter which have relevance to the current Plan. Elements of these various plans and initiatives are incorporated throughout this document. Moving You Forward Transit Master Plan Washtenaw County (2011) – The Moving You Forward Transit Master Plan for Washtenaw County is a new long-range plan which sets out a county-wide transit vision for the next thirty (30) years. The Plan provides a robust, feasible and integrated package of transit investments and services, designed to make transit a real transportation choice for everyone in Washtenaw County. In 2019, the Ride is starting a new 5-year Capital Improvement Plan where options for enhanced and expanded service could be considered. ! ! ! ! ! ! ! Housing Affordability and Economic Equity - Analysis Washtenaw County, Michigan ! ! ! ! ! ! ! ! ! ! ! ■ czb Report Prepared for the OfÞce of Community and Economic Development Washtenaw County January 2015 ! Housing Affordability and Economic Equity – Analysis for Washtenaw County (2015) – Prepared for the Office of Community and Economic Development of Washtenaw County, the analysis provides a snapshot of housing market conditions and corresponding goals to improve affordability across a wide spectrum of households in Washtenaw County’s urban core communities. The report identifies tools to guide the allocation of resources and policy decisions toward a regionally balanced housing market in order to maximize opportunity for lower and middle class households and the development of a more equitable community, with corresponding economic, environmental, and other quality of life benefits for all residents. Washtenaw Area Transportation Study (WATS) 2045 Long Range Transportation Plan (Updated 2019) - The Washtenaw Area Transportation Study has updated a long-range transportation plan for the County. The plan includes goals and capital and operating improvement projects which involve reconstruction or resurfacing, safety improvements, bridge reconstruction, environmental changes, non-motorized improvements and transit capital. 2019 Adopted Master Plan 2045 LONG RANGE PLAN Washtenaw Area Transportation Study 2019 21 �Non-Motorized Pathway Initiatives A number of pathway initiatives link to the non-motorized network in the City of Dexter. Elements of these initiatives are part of the Master Plan, especially mobility and parks and recreation. Border-to-Border Trail (B2B) – This initiative is an ongoing collaboration of communities and organizations to construct a shared-use path that will link the open spaces of the Huron River Greenway. With its County Greenways initiative, the Washtenaw County Parks and Recreation Commission has committed to expand hike and bike trails throughout the County. The B2B in 2017 has over 23 miles of paved, shared-use paths exist, with more planned. The Dexter segment of the Border-to-Border Trail links Dexter-Huron Metropark through Downtown Dexter to Mill Creek Park to Hudson Mills Metropark. http://www.bordertoborder.org/ PATHWAYS ~ Ircrn Belle Trail 22 Huron-Waterloo Pathways Loop – The Huron-Waterloo Pathways Initiative has begun planning, development, and fundraising for a 44-mile continuous “loop” trail system connecting Dexter, Chelsea, Stockbridge, and Pinckney to the State’s Iron Belle Trail System. The proposed system would connect to Dexter via the Border-to-Border Trail that runs north towards Hudson-Mills Metropark, and west via the Dexter-Chelsea Road corridor. http://huron-waterloo-pathways.org/ Iron Belle Trail – When completed, the Iron Belle Trail will allow travelers the opportunity to hike or bicycle on a continuous trail from Belle Isle in Michigan’s Lower Peninsula to Ironwood in the Northern Peninsula. The 1,273-mile hiking route uses existing multi-use trails that have been developed by local units of government, counties, and the State. The Border-to-Border Trail has been incorporated into this statewide trail, including the segment which runs through the City of Dexter. https://www.michigan.org/property/iron-belle-trail Huron River Water Trail & Trail Towns - The Huron River Water Trail provides paddlers, boaters, and tubers a 104-mile trail with which to connect with nature, history, and the communities that abut the River. In January 2015, the Huron River received the distinction of being one of only 18 National Water Trails in the United States. Along the Huron River Water Trail, five communities have been designated as “Trail Towns” for their close-knit relationship with the River: Dexter, Milford, Ann Arbor, Ypsilanti, and Flat Rock. These communities have worked and will continue to work with the Huron River Watershed Council to promote River preservation and water-based recreation. https://huronriverwatertrail.org/trail-towns/ 2019 Adopted Master Plan �Neighboring Communities The City of Dexter is located at the cross-section of three townships in Washtenaw County, Michigan: Scio Township, Webster Township and Dexter Township. In addition, Lima Township is less than one-half mile west of the City limits. While the Townships generally share similar goals regarding maintaining rural character and preserving farmland, the development activities and planning policies in these communities can influence the City of Dexter’s future character. Figure 4 illustrates the different planned future land uses for the areas adjacent to the City. The areas surrounding the City of Dexter are generally planned for lower intensity residential land use, with the exception of the “commercial node” found north of the City on Mast Road. While this commercial area is not necessarily inconsistent with the City, uses proposed by Webster Township in this area should be monitored by the City for compatibility. Working with Webster Township early in the development process for this area should be encouraged. More specifically, the areas surrounding Dexter are planned as follows: • Scio Township – Planned for low-density residential land uses surrounding the City. The only exception to that is the planned Office/Industrial area found adjacent to Dexter Chelsea Road. We note that this planned Office/Industrial area will primarily accommodate existing uses along this road. https://sciotownship.org/wp-content/uploads/2016/08/2015-Scio-Township-MPFinal.pdf • Webster Township – Although not yet developed, Webster Township has planned a commercial node as well as an area of higher density residential land use north of the City along Mast Road. While adjacent to the City, it is separated from it by the Huron River. Outside of the Mast Road area, Webster Township has planned Recreation/Conservation and low density residential (2.5 to 3-acre lots) land uses. http://www.twp.webster.mi.us/Master%20Plan%202015%20Final%20Draft.pdf • Dexter Township – Only a small portion of Dexter Township actually abuts the City. That area is adjacent to the “The Cedars” senior living, a 10-acre, 60-unit facility along Island Lake Drive. http://www.dextertownship.org/BoardCommission/PlanningCommission/ MasterPlan.aspx 2019 Adopted Master Plan 23 �Ta y an Recreation/Conservation Ry Wilson Commercial Node rin gto n Ca r Ox bo ar k gh l an d Agricultural Lo ch Hi Residential - 5 Acres Lots - ADJACENT COMMUNITIES FUTURE LAND USES on Residential - 2 1/2 - 3 Acre Lots City of Dexter Washtenaw County, Michigan ¯ Residential - 1 Acre Lots Residential - 1/2 Acre Lots Residential - 1/4 - 1/3 Acre Lots Office/Industrial gh l an d w Figure 5 Ox bo ar k gb ingsley Forshee Sh a ris or M AD on Hi ris or M Lo ch Wellington gb Kingsl ey w Hillside Forshee Sh a Coventry Victori a Bristol Bishop nne n Pine View iew Pin ev Vie w Public/Semi-Public Ar bo r Jana Hillside Ea to n Ol i ve r Yo View rk Office/Industrial Lexington Dongara Parker h Residential - U1/4 lric - 1/3 Acre Lots k Sh aw s Ke ns in gt on In ve rn es ee t Tr Ben S c i o To w n s h i p Newlyn L i m a To w n s h i p Baker Vie w lo r Ta y Yo r r ble No ke h gto n La De xt er -A nn on Ri Residential - 1/2 Acre Lots ve City Boundary rne r rin ur g ic Ulr City of D e x t e Dan r Hoey Mill Creek be We Ca r Wa ll ou Melb Shield in Cush er lm Pa h Wilson Residential - 1H Acre Lots Pr es to Cambridge n Br oa d k ee Cr ll Pin ev iew Island Hill Pine View Mi so n Hud ew Vi ic Ulr n Boenaro Hermania Residential - 2 1/2 - 3 Acre Lots n ro Hu er lm Pa Sh aw r er t h View a Ry Fo re s Ar bo son Edi od Gr an d Riv An n S c i o To w n s h i p n ro Hu a r rd Thi r l se he e Dov W e b s t e r To w n s h i p Joy Residential - 5 Acres Lots o nw tto Co ve C er xt De Agricultural ond Sec Ri n rth Fou ic Ulr n M ai n tral Cen h Fift No ble ro Alle y hill Hur o ine Alp ad Bro Hu Potts Pe a d San y wa dge We bs ter eri ne lo r Bri rs ier Sandhill a Ced rl Ma st Eastrid ge Pa r r kri dg e ive ge S c Wieo strid T o w n s h i p Ka th Glac d ie l yF ne Sto Hermania nR W e b s t e r To w n s h i p kney ke Pinc nd La ro Hu hill Isla Joy D e x t e r To w n s h i p ly Da er Dext d San Potts Pe a rl Figure 4. - Generalized FLU map for surrounding area 0 350 700 Feet 1,050 1,400 1,750 Source: Washtenaw County Base Data Public/Semi-Public Recreation/Conservation 6-26-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Commercial Node City Boundary 24 Figure 5 ADJACENT COMMUNITIES 2019 Adopted Master Plan �Chapter 3: Community Goals and Objectives The City of Dexter is a growing community that faces the difficult challenge of accommodating increasing growth and development, and private land uses and values, while retaining its small town character, protecting natural resources, including air, water and public land. A key component of the City of Dexter Master Plan is the articulation of a vision for the City’s future growth and the formulation of community goals which reflect the community desires regarding how to respond to future development. The goals of the community attempt to balance the various interests and ensure that each development decision is consistent with the overall vision for the City. They help convey preferred development strategies and outline development policies for the City. The goals were developed with input from residents, property and business owners, the Planning Commission, the City Council and other City officials. 2019 Adopted Master Plan 25 �Public Participation Public Input Events for 2019 Update For the 2019 update, the City hosted a variety of public input events, ranging from walking tours to a community-wide implementation workshop. These events are briefly described below and documentation is included in the appendix: Photographs from 2018 Walking Tours 26 • Joint Meetings with the City Council and Planning Commission: Three three joint meetings with the City Council and the Planning Commission were held to kick off the update process, decide goals and objectives and discuss implementation. • Activity Booth at Apple Daze: At Apple Daze in October 2017, the City had a booth where people could mark on a map or write a comment about what they wanted to preserve, improve or change in the City of Dexter. Many contributed that they wanted to preserve the small town feel of Dexter. Comments on improvements or changes focused on traffic, more variety in businesses and additions to parks and playgrounds. • Walking Tours: In the late summer to late fall of 2017, walking tours of the downtown area, the Baker Road Corridor and the Dexter-Ann Arbor Road Corridor were held. Participants included city staff, elected and appointed officials and members of the public. Along Baker Corridor, the consensus was the corridor lacked a clear vision, design regulations needed to be updated to be realistic, and pedestrian improvements were needed. In the downtown area, the group discussed redevelopment of buildings, uses of alleys and the mix of housing types. The Dexter-Ann Arbor Corridor tour was only attended by staff and consultants. Design guidelines and safety for cyclists and pedestrians were discussed. • Interactive On-Line Mapping: An interactive mapping program, called the MiCommunity Remarks™ tool, was used throughout the process for people to conveniently post their ideas, comments, and concerns. The tool let comments to be linked to a specific geographic location. Remarks included suggestions for additional parks and pedestrian crosswalks as well as requests to lessen the traffic in the downtown. • Community-Wide Future Land Use Workshop: In late October 2018, the Planning Commission hosted a community-wide workshop on the proposed Future Land Use Map and changes. 2019 Adopted Master Plan �City of Dexter Goals Goals are general statements that define the direction and character of future development. Policies set forth a framework for action and form the basis upon which more detailed development decisions may be made. Adoption of policies does not commit the City of Dexter to any particular recommendation, but rather constitutes a commitment to take actions consistent with policy guidelines. From evaluation of the survey results, background studies, existing land use information and various referenced City and County Planning Initiatives, the City of Dexter has formulated the following goals and objectives to serve as the basis for the future development of the City of Dexter. Overall Land Use Goal Guide development to foster the responsible use of land, conserve natural features, preserve small town character and to make sustainable use of existing public services, utilities, and infrastructure. Objectives 1. Prioritize positive development, redevelopment and adaptive re-use within the City’s borders. 2. Support controlled growth in all directions from City borders, honoring a spirit of cooperation with neighboring municipalities. 3. Advocate for the enhancement and preservation of natural features and a healthy ecosystem within and surrounding our City. 4. Preserve the small-town character of the City, especially in the Downtown and historic neighborhoods. 5. Allow residential density levels that correspond to available infrastructure (sewer, water and roads) and adjacent land use. 6. Incentivize or require high quality site and building designs that contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 7. Organize commercial development into compact, unified commercial centers or nodes that complement the scale and character of existing development with shared parking, shared driveways and consolidated curb cuts. 2019 Adopted Master Plan 27 �8. Assure that new development and existing residential, commercial and industrial areas protect the City’s small town character, open space, natural resources and recreational values of the City from activities and land uses related or ancillary to mineral, sand and gravel, and oil and gas exploration and development. 9. Evaluate impact of new development, proposed border expansions and new and expanded land uses on community services and facilities, such as police, fire, and parks, and work to ensure there are adequate regulatory tools and resources available to support new development and uses while protecting existing and planned uses and environmental quality, in particular where uses involve a higher risk of release, discharge, or spill of hazardous substances, pollutants, or similar substances. Natural Resources Goal Protect and maintain the City’s natural resources, particularly the Huron River and Mill Creek areas. Objectives 1. Protect and enhance the Huron River and Mill Creek. 2. Protect and maintain the City’s natural landscape. 3. Expand publicly-owned network of natural resources whenever possible. 4. Maintain and strengthen safe management of disposal of all waste materials, both hazardous and non-hazardous, which are generated within or transported through the City. 5. Reduce noise and air pollution and site lighting levels so as to minimize their impact on the community. 6. Continue to concentrate efforts on wellhead protection and groundwater quality to protect this vital community resource. 7. Protect the water quantity and quality of the City’s rivers, streams, groundwater, springs, lakes, ponds, wetlands, and creeks, particularly the Huron River and Mill Creek, as a single interconnected hydrologic system. 28 2019 Adopted Master Plan �Recreation/Open Space Goal Provide recreational opportunities for all residents of the City including programs and activities offered by the City and other agencies. Objectives 1. Meet present and future community needs for parks, greenways, trails and recreation. 2. Encourage healthy lifestyles for City residents through a balanced program of active and passive recreation opportunities. 3. Strive to make every City park and recreation site accessible through barrier-free design and linkage to an all-season system of nonmotorized pathways, trails, sidewalks and bike paths connecting neighborhoods with parks, greenways, pathways, recreation venues, schools and commercial retail areas. 4. Plan for and invest in recreation and open space as a driver of economic development in the City. Develop, as the lead agency or a partner, new parks and/or recreation assets when opportunities arise. 5. Investigate and place appropriate art, cultural and heritage elements in planned locations throughout the City. Residential Goal Provide a desirable residential environment with diverse housing options for City residents. Objectives 1. Allow for a range of housing options for City. 2. Protect the City’s historic neighborhoods. 3. Strengthen and protect the viability of residential neighborhoods. 4. Explore viability of allowing lot splits fronting alleys to increase buildable lots in historic neighborhoods. 2019 Adopted Master Plan 29 �Downtown – Mixed Use Goal Preserve and strengthen the existing character of the downtown area as a historic, pedestrian-scaled community, with traditional site and architectural design creating an aesthetically memorable place with vibrant streetscapes and community spaces. Objectives 1. Concentrate development in the Downtown to foster the responsible use of land and natural features, and to make best use of existing public services, utilities and infrastructure. 2. Encourage, through regulations and incentives, mixed-uses with a village-scale and character. 3. Connect public gathering spaces in and adjacent to the Downtown with accessible sidewalks and trails, landmarks and gateways. 4. Protect public views and access to Mill Creek from the Downtown. Baker Road – Mixed Use Goal Encourage cohesive development and strategic investments for this mixed use area to become a walkable corridor that acts as a gateway between the downtown area and adjacent neighborhoods. Objectives 1. Encourage coordinated mix of commercial, office, service and residential uses. 2. Create a safe corridor for pedestrians, cyclists and motorists alike, linking neighborhoods to the downtown. 3. Require or build common design elements throughout the corridor to create a walkable, mixed-use, urban corridor. 4. Encourage preservation of natural features and development of parks and consider their interrelationship with existing parkland, natural areas and adjacent neighborhoods. 30 2019 Adopted Master Plan �Dexter-Ann Arbor Road – Mixed Use Goal Encourage cohesive and distinct development of a mix of commercial, office, service and residential uses within this area which serves as an entrance to the City as well as a transitional area between the historic Village area and the eastern portion of the City. Objectives 1. Organize commercial development into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development/redevelopment is planned. 2. Encourage mixed use development or multiple-family or attached housing as a buffer between adjacent residential areas and other uses within this planned area. Such uses will be scaled, designed and landscaped so as to complement and enhance the adjacent properties. 3. Encourage preservation of natural features and consider their interrelationship with existing natural areas and adjacent neighborhoods. 4. Maintain public gathering spaces at key points of interest and entrances to intersections within a pedestrian/non-motorized circulation system. 5. Connect pathways, sidewalks and trails in adjacent neighborhoods to the corridor. 6. Update the Dexter-Ann Arbor Road Corridor Overlay District to ensure accommodation of a compatible and complementary mix of uses and building design within this planned mixed use area. 2019 Adopted Master Plan 31 �Economic Development Goal Provide quality, job producing economic development for a diverse economy within the City. Objectives 1. Maintain commercial opportunities in mixed-use areas and commercial districts that meet the needs of City residents in terms of location and services offered. 2. Organize commercial development into compact, unified commercial centers or nodes that complement the scale and character of existing development. 3. Provide a balanced industrial development strategy to achieve environmental compatibility and maintain the neighborhood character of the City. 4. Promote and coordinate activities aimed at improving the business climate within the City, including cooperation with merchants and the Dexter Area Chamber of Commerce. 5. Facilitate the maintenance, updating and expansion of a high-speed fiber network within the City to allow technology-based businesses of all sizes to flourish. 6. Attract and retain businesses, such as technology-based businesses and unique lifestyle or artisan brands, which enhance the City’s unique small town feel. 7. Plan for and invest in recreation and open space as a driver of economic development in the City. 8. Foster development, redevelopment and expansion within the City creating new employment and business opportunities. 9. Plan for and promote tourism for the City of Dexter, while maintaining the small town character and quality of life for the community. 32 2019 Adopted Master Plan �Mobility Goal Facilitate safe, reliable movement by pedestrians, cyclists, motorists and transit riders through a system of complete streets interconnected with a non-motorized network. Objectives 1. Maintain a safe transportation network that balances the protection of pedestrians and cyclists with the efficient movement of vehicles throughout the City. 2. Expand walkability in the City of Dexter. 3. Reduce the number of ingress and egress points to public roads wherever possible through on street parking, common parking and drives, and shared parking options. 4. Provide a variety of mobility choices including public transit and nonmotorized options. 5. Prepare for shifts in mobility due to technology changes. Community Facilities and Services Goal Provide timely, efficient and quality police, fire, safety and governmental services and facilities to City residents, businesses and visitors. Objectives 1. Provide reliable, quality City government services and facilities. 2. Provide reliable, quality police and safety services and facilities. 3. Provide reliable, quality fire services and facilities. 4. Provide reliable, quality sewer and water service for City residents and businesses. 5. Provide reliable, quality storm and seasonal services to City residents. 6. Provide and maintain open space, parks and recreation facilities. 2019 Adopted Master Plan 33 �This page intentionally left blank. 34 2019 Adopted Master Plan �Chapter 4: Future Land Use The Future Land Use Plan is the framework for the future growth of the City of Dexter. This chapter gives a general description of the desired pattern of development for the community and follows with a description of the future land use categories as illustrated on the future land use map. In addition to the future land use categories, specific development strategies are formulated to achieve community goals for the downtown area, the Dexter-Ann Arbor Road and Baker Road corridors. The chapter also includes a zoning plan and a discussion of planning beyond the City’s borders. General Description In general, the City’s master plan continues a traditional neighborhood development pattern at a scale complementary to the rural, small town character of the City. Rehabilitation, redevelopment and properly scaled infill development, as well as thoughtful growth management policies are key to the sustainability of the City of Dexter and its small-town character. Future Land Use Categories Specific land use categories are identified and illustrated on the future land use map on the following page. The following sections identify the intent of each category, describes the desirable land uses and building types, the land use relationship with natural features, when applicable, and lists the corresponding 2019 Adopted Master Plan 33 �** * * l dhil San Jeffords h Fift Potts Pearl ad Bro Figure 5. -Future Land Use Map l tra Cen Alle y M ai n W e b s t e r To w n s h i p el Samu Joy r Dexte Pa rk k k k Village Residential - 1 shin Cu k ba r Ca rr Kingsley Sh ag Forshee Suburban Residential Multi Family Residential Village Commercial Light Industrial Area under Property Transfer Agreement --- Sh aw Potts w Vil Ta ylo r Ea to n Lig Are Tra k Wilson Dexter - Ann Arbor Corridor Baker Road Corridor Downtown Public Open Space ing to n ba r k FUTURE LAND USE Bristol Sh ag Preston Forshee Bishop Parker on ing Pine View t 34 Village Residential - 2 Research Development Victoria Cambridge Baker Melbourne Mill Creek e an n k Village Residential - 1 Mu an Ry r Jan ~ City Boundary Su r ove Baker Heights Gr an d ew Vi W ils Open Space on Ar bo r Vil View D Institutional or Office Building Ar in Village Residential bo k An n Public Lex ing ton Dongara Shield ber We --- t-■■-l No bl e Ke ns in gt on e Ben t Tre Fo re st Downtown Bristol M ea do w ne ss Inv er Jeffords Wilson xt er -A nn Light Industrial Area under Property Dan Hoey Transfer Agreement ro Br oa d S c i o To w n s h i p L i m a To w n s h i p Baker Vie w Ta ylo r Multi Family Residential De Village Commercial Downtown Vil ch Boe na Yo rk Wellington City of Dexter Washtenaw County, Michigan ¯ I 0 I 500 Feet 1,000 Source: Washtenaw County Data 10-13-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Institutional or Office Building in Village Residential FUTURE LAND USE Cit ck en bu i Ulr Sh aw W all Residential Suburban al M ai n land Kurt r- ■ •-·i Yo rk Dow sh Baker RoadUlrCorridor ich er lm Pa an Ry h ric Ul er lm Pa W ils on iew r Dexter - Ann Arbor Corridor Qu a La ke Hu ro - 2 Village Residential nV ve Research Development g tr Cen field Ri Pine View City Boundary * son Hud n Pin evie k ad Bro ro Vie w k Ol ive r ** * Ar bo r Hu wood Cotton Ca rr Fo re st on Edis Kingsley Pine View Downtown ond Sec Gr an d Hermania k Bristol Bristol Jeffords Br oa d w e e Pin k evie Cr er Dov n An n SanAlle d y Joy er R iv e M ai h Fift ew Vi Ar bo r S c i o To w n s h i p d Thir in Alp Alle y rth Fou ll Gr an d ad Bro * Mi tral Cen k n ro Hu kkk Ulr ich View ver Do W e b s t e r To w n s h i p Baker k a lse he rC xte De Huro n k in e Alp South Downs McCormick Eastrid ge ake Vi ew nd L h Fift D e x t e r To w n s h i p Ma st Br oa d sica Jes Island Hill Isla An n Pearl l dhil San We bs ter ne Fo re st r de ul Bo r r ay gew Brid e Glaci ve er Riv y Ri ar s Ced Ka the ri Sandhill n ron Hu kne Pinc e rid g West Hermania rid ge S c i o To w n s h i p 2019 Adopted Master Plan Ins in �Building Types In most of the future land use categories, building types are listed. Building types refers to the form of the building, usually driven by the structure’s initial use, but may be used differently now. For instance, a house is a building type that originally was used as a single-family dwelling, but now, depending on its location, may be used as a residence, office or retail store. The Master Plan lays the ground work for a form-based code in a zoning ordinance update. Examples of each building type are shown below: Mansion Commercial Mixed-Use Small Commercial Mixed-Use Medium 2019 Adopted Master Plan 35 �2-Story Office Multiple Family Single-Story Single-Use Civic & Institutional Building 36 2019 Adopted Master Plan �Townhouses House Two-Family Building 2019 Adopted Master Plan 37 �zoning districts. Downtown Intent. The Downtown is the historical commercial center of the City with the highest intensity of uses. The area is intended to foster continued improvements and redevelopment, while preserving the small-town character of the downtown. It is intended to be a physically compact, mixed use district that provides a diversity of products, services and experiences for residents and visitors. Uses customarily found in the Downtown include municipal services, restaurants, banks (no drive thru), personal services, comparison retail, offices, public spaces, and multiple family residences. The continued maintenance of historic buildings and new buildings echoing the historic character of the downtown are essential within this area. The designation plans for the following: 38 • Expand the Central Business District, selectively, into surrounding Village Commercial areas to open up additional redevelopment opportunities and improve the critical mass, density and walkability of the Downtown. • Identify and redevelop brownfield sites in cooperation with the Washtenaw County Brownfield Redevelopment Authority. • Utilize form-based code concepts for height, bulk and dimensional requirements in zoning to preserve the historic character of the Downtown. • Require high quality site and building designs. • Link public gathering spaces in the downtown by filling in gaps in the pedestrian/non-motorized system. • Continue in the Urban County Program and Redevelopment Ready Communities Program to utilize State funding for Downtown redevelopment. • Access grant opportunities, including crowdfunding match challenges, to implement placemaking efforts in the downtown, such as public art, streetscapes, park improvements, programs and events. 2019 Adopted Master Plan �* ** * Jeffords Figure 6. -Downtown Future Land Use Map l tra Cen Alle y M ai n e b s t e r To w n s h i p in e Alp Joy Br oa d S c i o To w n s h i p * An n Fo re st ** * e ad Bro Baker in Alp Jeffords Pine View w Pin evi e * Downtown Alle ** * y ad Bro City Boundary Jeffords Ulr ich Vie w ip Baker Road Corridor Suburban Residential Downtown Public es t k Wilson An n Baker Light Industrial under Property Transfer Agreement Fo re st Area An n ver Do Ar b Open Spaceor Village Commercial Br oa d so n - Ann Arbor Corridor VillageM Residential - 2 Fo Multi Family Residential r h ric Ul er lm Pa ship Research Development l tra Cen Dexter ai n Br oa d wnship * * Village Residential - 1 Alle y Ar bo r l tra Cen h Fift M ai n sh i p ver Do h Fift Gr an d r * h Fift Potts earl ad Bro ver Do Ar bo r Institutional or Office Building Pine View Pine View w Pin evi e Gr an d Downtown Downtown k ba r Sh ag FUTURE LAND USE City of Dexter Research Development 1111 Research Development Residential - 1 Dexter - Ann Arbor Corridor 1111 Village Washtenaw County, Michigan Village Residential - 1 Dexter - Ann Arbor Corridor 1111 Village Residential - 2 1111 Baker Road Corridor Village Residential - 2 Baker Road Corridor Suburban Residential 1111 Downtown Suburban Residential Family Residential 1111 Multi 1111 Public Downtown Feet 0 500 1,000 Village Commercial Open Space 1111 Multi Family Residential 1111 Public :,-■■ -•i Forshee Pin evi e w Baker in Village Residential Gr an d ,_ .. _I City Boundary City Boundary ~ Light Industrial Village Area under Commercial Property Transfer Agreement ¯ k Light Industrial Institutional or Office Building Property inArea Villageunder Residential ~, Source: Washtenaw County Data Open Space 10-13-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Transfer Agreement Institutional or Office Building 2019 AdoptedkMaster Plan in Village Residential 39 �Description: This designation is centered on the Main Street corridor between Jeffords and Dover with the Mill Creek as the western gateway into the City and includes the block on Central facing Monument Park, the block of Baker between Main Street and Forest, and blocks on Jeffords between Main Street and Forest Lawn Cemetery. Appropriate Uses: • Retail stores, personal service establishments, restaurants, municipal facilities, and offices • Off-street parking in appropriate locations • Multiple-family uses by right on the upper floors and by special land use on the ground floor • Parks, open space and public art • Live/work units • For all residential uses, the maximum density should be determined by height and bulk requirements • Municipal offices and services • Museums • Libraries • Theaters Highway-oriented and convenience commercial uses which require high accessibility and visibility are incompatible with the character of the Downtown and should be not be allowed. Off-street parking areas should not front Main Street. Appropriate areas for bike parking should be designated. Building Types: • Mansions (houses fronting Monument Park, no more than three and a half stories) • Commercial mixed-use small (no more than three stories) • Commercial mixed-use medium (no more than five stories) • Civic and institutional buildings Building type placement should take into consideration the size, scale and character of each block in the Downtown. Height, bulk and building placement 40 2019 Adopted Master Plan �should preserve public views and access to Mill Creek, Monument Park and other public places in the Downtown. Compatible Zoning Districts: The Central Business District zoning category is compatible with the Downtown – Mixed Use future land use category. The Heritage Overlay District is also appropriate. An updated zoning ordinance should incorporate and strengthen the design regulations the Central Business District and the Heritage Overlay District into a single zoning district for the Downtown. Dexter – Ann Arbor Road Corridor – Mixed Use Intent: This designation is intended to provide a mix of commercial, office, hightech research and design, service and residential uses as an entrance to the City as well as a transitional area between the originally platted Village area and the eastern portion of the City. The designation also plans for the following: 1. Compact commercial center/node at Dan Hoey intersection with a less intensive mixture of commercial, office and multiple-family residential uses throughout the rest of the corridor. 2. Traditional neighborhood design standards for density, scale, setbacks, parks, landscaping, access management, and linkages. 3. Physical connections along to the corridor for pedestrians, cyclists and motorists between the Downtown, neighborhoods, schools and the gateway to the City. 4. Updated architectural standards that require quality but realistic building design in keeping with the established fabric of the corridor. 5. Flexibility in parking requirements, shared parking and shared parking access standards with the specific goal of minimizing access points (curb cuts) along Dexter-Ann Arbor Road, while minimizing impervious area. Description: The Dexter-Ann Arbor Road Corridor is located along the DexterAnn Arbor Road from Kensington Street southeast to the City boundaries. Appropriate Uses: • Multiple-family, no more than five stories • Live/work units • Office • Commercial uses clustered at the Dan Hoey intersection 2019 Adopted Master Plan 41 �• Automobile oriented uses such as gasoline stations, drive-throughs and vehicle dealerships • Municipal offices and services Building Types: • Single-story single-use buildings • Two-story office buildings • Townhouses • Multiple-family buildings • Commercial mixed-use small (no more than three stories) • Civic and institutional buildings Compatible Zoning Districts: The Dexter-Ann Arbor Road Corridor Overlay zoning district is compatible with the Dexter-Ann Arbor Road Mixed Use future land use designation. General Commercial zoning is appropriate at the commercial node at the intersection with Dan Hoey Road. An updated zoning ordinance should incorporate density and updated design standards in the Dexter-Ann Arbor Corridor Overlay District. Baker Road Corridor - Mixed Use Intent: This mixed-use designation is intended to be a walkable corridor that is a gateway between the downtown area and adjacent neighborhoods. The designation also plans for the following: 1. Mix of complementary land uses, including residential, office, high-tech research and design, and commercial uses, that is scaled, designed and landscaped to complement the corridor and enhance the adjacent properties. 2. Commercial development in nodes that complement the scale and character of the corridor. 3. Flexibility in parking requirements, allowance of shared on-street and off-street parking and the reduction of curb cuts. 4. Conversion of single-family homes into multiple-family, all types of live/work units and non-residential land uses. 42 2019 Adopted Master Plan �5. A variety of housing types and higher densities for residential infill projects. 6. Architectural standards and controls that deliver high-quality yet realistic designs for new buildings as well as renovations. 7. Better pedestrian and bicycle circulation/parking and access from adjacent neighborhoods to the Baker Road Corridor, including the addition of and upgrades to pedestrian crossings in the corridor. 8. Redevelopment and infill development. 9. Design and installation of a streetscape throughout corridor, with landscaping, signage, and lighting, which includes elements of the streetscape in the downtown. 10. Public gathering spaces at key points of interest and entrances to intersections. 11. The roundabout at Dan Hoey, Shield and Baker Road as a gateway into the City. 12. A greenway connection between open space adjacent to the corridor and Mill Creek through collaboration with Dexter Community Schools for interconnection with their Outdoor Lab property. Description: The Baker Road corridor is from the alley north of Grand Street to the border with the Dexter Community Schools property on Baker Road. All parcels abutting Baker Road are included within the designation, exclusive of the school property located at the southern end of the corridor. Appropriate Uses: • Existing single-family housing • Mixed use including assisted living • Multiple-family residential uses (no more than three stories) • Second story residential uses • Live/work units • Office uses and commercial uses that provide essential goods and services • Activity and entertainment uses Building Types: • Houses • Two-family buildings 2019 Adopted Master Plan 43 �• Townhouses • Single-story single-use buildings • Two-story office buildings • Multiple-family buildings (no more than three stories) • Commercial Mixed-Use Small (no more than three stories) Compatible Zoning Districts: The Baker Road Corridor – Mixed Use designation is compatible with the Baker Road Corridor Overlay District. An updated zoning ordinance should incorporate density and strengthen design regulations. Village Commercial Intent: The Village Commercial designation encompasses neighborhoods adjacent to the downtown, which are transitioning from single family to a mix of uses, primarily commercial, but which are complimentary to the transitioning neighborhoods. These areas have a compact development pattern, which sometimes contributes to insufficient land necessary to accommodate off-street parking. Uses typical of this designation include convenience retail, personal services, office, live-work, multiple family residences, and public spaces. The designation also plans for the following: • Adaptive re-use of existing buildings • Transition between mixed use districts • Live/Work Units Description: This designation is located on the edge of the Downtown along Grand Street, at the entrance to the City at Mast Road and the railroad, the block on Huron Street just west of Broad Street, and the parcel on Dan Hoey near the entrance to the industrial park. The Village Commercial area planned on Grand Street is a transition between the Downtown and the Baker Road Corridor and could be primarily multiple-family or mixed-use buildings. The area at Mast Road is intended to preserve the unique businesses at that location, namely the Cider Mill and Dexter Mill, while allowing for neighborhood commercial shops or services. The area on Huron Street is to preserve long standing businesses while allowing office space for new enterprises. The area on Dan Hoey is to accomodate a pending mixed use development including housing, offices and a food pantry. Appropriate Uses: 44 • Commercial • Office • Live/work units 2019 Adopted Master Plan �• • • • • Theaters Libraries Museums Municipal offices and services Public open spaces Multiple-family uses, 3-5 stories for new buildings and current building height for adaptive re-use • • Commercial mixed-use small Two-story office buildings Single-story single-use buildings I • • Institutional or civic buildings Street Structure of Village Residential-1 Neighborhoods 45 i ~~~~ $~ Building Types: • ·~~~ .. Compatible Zoning Districts: The Village Commercial future land use designation is compatible with the Village Commercial zoning district. An updated zoning ordinance should incorporate density regulations and strengthen design regulations. Village Residential - 1 Intent: The intent of this category is to maintain the wellestablished character, scale and density of the traditional pattern of the neighborhoods in the original plat of the Village, while allowing uses other than single-family residential for adaptive re-use of public and institutional buildings. The designation also plans for the following: 1. Update zoning regulations in Village Residential-1 neighborhoods to preserve and enhance the older, small town residential character of the City. The Zoning Plan in the Implementation Chapter provides more details. 2. Amend zoning ordinance to allow duplexes and accessory dwelling units in Village Residential neighborhoods, as well as adaptive re-use of public 2019 Adopted Master Plan -;;JA~Yss �and semi-public buildings. Live/work units could also be considered with zoning changes to the uses allowed in Village Residential-1. 3. Expand the Village Residential Zoning District to or to cover all neighborhoods planned as Village Residential-1, but currently zoned R1-B. 4. Explore zoning and land division ordinance changes to allow single-family uses with sole access to alleys, while maintaining the low-traffic nature of alleys. 5. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration or underutilization, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. 6. Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation 7. Maintain and improve pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods 8. Continue to allow office and retail uses if granted special use approval in the area between the railroad to the north, Central to the south, Fifth Street to the west and Third Street to the east. Description: The Village Residential 1 is the located between the railroad to the north, Second and Third Streets to the east, Hudson to the south and the edge of the Downtown and Baker Road Corridor to the west. Parcels marked with an asterisk note buildings used for institutional or office uses that contribute to the character of the neighborhood and should be allowed to remain or be adaptively re-used. Appropriate Uses: 46 • Single-family dwellings • Accessory dwelling units • Two-family dwellings • Live/work units • Adaptive re-use of civic and institutional buildings such as churches and school buildings in the Village Residential neighborhoods. Uses could include offices, institutions or multiple-family or senior housing. The density should be limited by the existing height and bulk of the building and the capacity of the infrastructure - streets, sewer, water, etc. 2019 Adopted Master Plan �• Parks • Civic or institutional uses • Density of up to eight dwelling units per acre for greenfield developments • Office and retail uses when appropriate in the area between the railroad to the north, Central to the south, Fifth Street to the west and Third Street to the east. Building Types: • Houses • Two-family buildings • Mansions • Civic or institutional buildings Compatible Zoning Districts: The Village Residential (VR) zoning district is the only zoning classification currently compatible with the Village Residential future land use category. A single-family village residential zoning district with flexibility for adaptive re-use of buildings as well as retail and office uses under appropriate circumstances is anticipated in a zoning ordinance update. Street Structure of Village Residential-2 Neighborhoods Village Residential-2 Intent: The intent of this category is to maintain the wellestablished character, scale and density of the traditional pattern of the neighborhoods in the Village annex, while maintaining solely single-family neighborhoods. The designation also plans for the following: Update the zoning regulations in Village Residential-2 neighborhoods to preserve and enhance the older, small town residential character of the City. The Zoning Plan in the Implementation Chapter provides more details. 1. Create a Village Residential Single-Family Zoning District to cover all neighborhoods planned as Village Residential-2 but currently zoned R1-B. 2. Examine whether accessory dwelling units and duplexes are appropriate in Village-Residential-2 neighborhoods. 2019 Adopted Master Plan 47 �3. Explore zoning and land division ordinance changes to allow single-family uses with sole access to alleys while maintaining the low-traffic nature of alleys. 4. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. 5. Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation 6. Maintain and improve pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods Description: The Village Residential 2 is located in two areas. One is between Hudson and Kensington and Grand and Second Streets. The other is on either side of Huron Street and the block on Mast between the Huron River and the railroad. Appropriate Uses: • Single-family dwellings • Accessory dwelling units • Two-family dwellings • Parks • Civic or institutional uses • Density of up to eight dwelling units per acre for greenfield developments Building Types: • Houses • Mansions • Two-family buildings Compatible Zoning Districts: The Village Residential (VR) zoning district is the only zoning classification currently compatible with the Village Residential-2 future land use category. A single-family village residential zoning district is anticipated in an update of the City Zoning Ordinance. 48 2019 Adopted Master Plan �Multiple-Family Residential Intent: The intent of this category is to provide for a mix of multiple family uses at appropriate locations in the City. The designation also plans for the following: 1. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. 2. Provide access to usable contiguous and convenient open space from multiple-family housing. 3. Create or maintain pedestrian connections from multiple-family areas to schools, parks, downtown, other community facilities, and neighborhoods. 4. Update zoning to require high standards for multiple-family housing design and construction. Description: The Multiple Family Residential designation encompasses five areas within the City: northeast of the Downtown between Edison and Meadow View along the railroad; both sides of Huron View; both sides of Eaton; both sides of Grand between Broad and Baker; east side of Lexington bounded by Dan Hoey to the north; and south of Dan Hoey west of the Baker Road intersection. In addition to these larger areas of Multiple-Family Residential, there are smaller, single parcel areas designated multiple-family mixed within the Village Residential neighborhood west of the Downtown. Appropriate Uses: • Townhouses, garden apartments, multiple-family, density determined by height and bulk regulations • Parks Building Types: • Two-family buildings • Townhomes • Multiple-family buildings with up to 3 stories Compatible Zoning Districts: Zoning districts that are compatible with the MultipleFamily Residential land use classification include R-3, Multiple-Family Residential and MH, Mobile Home Park Residential. 2019 Adopted Master Plan 49 �Suburban Residential Intent: The intent to maintain and create suburban-style residential neighborhoods outside of the Downtown, in a transitional manner still compatible with the existing traditional neighborhood development pattern. The existing street pattern is suburban in nature with curving roads, long blocks and cul-de-sacs. The designation also plans for the following: 1. Provide access to usable contiguous and convenient open space from residential neighborhoods Street Structure of Suburban Residential Neighborhoods 2. Create or maintain pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods 3. Limit non-residential intrusions and separate intrusive commercial and industrial areas from residential areas with open space and other buffers. 4. Update zoning to require high standards for housing design and construction. Description: The Suburban Residential designation is contained within four peripheral locations in the City, most of which have been developed as single-family housing primarily since 2000. The street pattern is suburban in nature with curving roads, long blocks and cul-de-sacs. Appropriate Uses: • Single-family dwellings • Parks and recreation • Density of up to 6 dwelling units per acre for greenfield developments Building Types: • Houses • Civic or community buildings Compatible Zoning Districts: Zoning districts compatible with the Suburban Residential future land use classification include R-1A and R-1B One-Family Residential. In the anticipated update to the Zoning Ordinance, a single zoning district is envisioned for properties shown as Suburban Residential. 50 2019 Adopted Master Plan �Research/Development Intent: The Research/Development land use classification provides for a diverse range of high-tech industry, research facilities, laboratories, light fabrication operations, wholesale and parts assembly. The designation also plans for the following: 1. Adequate setbacks for research/development operations, landscape buffers and greenbelts to minimize visual and environmental conflicts with adjoining land uses. 2. Minimization of negative impacts of research/development areas on adjacent areas and the environment. 3. Safe traffic flow for Research/Development uses. 4. Expansion of Dexter Business and Research Park, particularly for an additional access point. 5. Space for medium scale office and research and development uses. 6. Regulations that recognize the connection of groundwater and surface water, and include limitations that protect, and prevent pollution, impairment or diminishment of, the quantity and quality of available water resources, including aquifers, springs, rivers, creeks, ponds, and wetlands, for existing and future water needs for residential recreation, commercial, industrial, and for protection and preservation of water bodies and their natural resources and uses. Description: The Future Land Use Map designates three (3) areas for Research/ Development use: 1. The Dexter Business and Research Park is located south of Dan Hoey Road and is a subdivided industrial park targeted toward research and development activities. All uses for this category are appropriate for this area. 2. This area is located between Second Street and the Railroad. In this area, the Research/Development designation is intended to allow the continued operation of its current uses and facilitate adaptive re-use of existing buildings for high tech businesses. These new businesses should be less intensive than research uses and compatible with the adjacent neighborhood. 3. This area is east of Mast Road, along Joy Road and Huron River Drive. Since it is buffered from residential uses, all uses listed below are appropriate. 2019 Adopted Master Plan 51 �Appropriate Uses: High-tech industry, light fabrication, wholesale and parts assembly operations that provide: • Well-designed circulation systems • Supportive facilities such as utilities • Abundant landscaping, screening of services and loading areas • Landscape buffering to protect adjacent residential uses • Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses Compatible Zoning Districts: The RD, Research and Development, zoning district is compatible to the Research/Development future land use designation. Light Industrial Intent: This designation is intended to allow the continued operation of the current industrial uses or for areas planned for light industrial use outside of the City’s borders. The designation also plans for the following: 1. Adequate setbacks for industrial operations, landscape buffers and greenbelts to minimize visual and environmental conflicts with adjoining land uses. 2. Minimization negative impacts of industrial areas on non-industrial areas and on the environment. 3. Safe traffic flow for industrial uses, separate from residential areas. 4. The location of industrial development away from conflicting land uses (i.e. residential areas). 5. Regulations that recognize the connection of groundwater and surface water, and include limitations that protect, and prevent pollution, impairment or diminishment of, the quantity and quality of available water resources, including aquifers, springs, rivers, creeks, ponds, and wetlands, for existing and future water needs for residential recreation, commercial, industrial, and for protection and preservation of water bodies and their natural resources and uses. 52 2019 Adopted Master Plan �Description: The Light Industrial area is located along Huron River Drive in the northern portions of the City, for the parcels where the City’s sewer plant and existing industrial buildings are located, as well as on the property along Mast Road north of the City’s boundaries, planned for industrial uses per agreements with Webster Township. Appropriate Uses: • Light manufacturing, assembly, packaging, and testing facilities more intense than the fabrication uses in Research and Development that provide: — Abundant landscaping — Screening of services and loading areas — Landscape buffering to protect adjacent residential uses • Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses Land intensive industrial uses should not be permitted within the City limits due to the associated off-site impacts that have the potential to significantly detract from the quality of life in the City’s residential neighborhoods. Compatible Zoning Districts: The I-1, Light Industrial zoning district is compatible to the Light Industrial future land use classification. Open Space Intent: Open Space areas are designated on the Future Land Use Map are either areas surrounding the Huron River and Mill Creek or land permanently designated for open space. The natural areas of the City and adjacent townships contain environmentally sensitive resources such as wetlands, woodlands, and sloped areas which are planned for preservation. Development should be recreational in nature, if not restricted. The designation also plans for the following: 1. Maintenance, planning and development of the City’s system of parks, greenways, open space and recreation facilities. 2. Protect and preserve existing trees and wooded areas within the City. 2019 Adopted Master Plan 53 �3. Collaborate with other organizations to improve water quality in Mill Creek and the Huron River. Description: Open space areas are designated in Mill Creek Park, along the Huron River throughout the City and in the land preserve off of Baker Road. Relationship to Physical and Natural Features: Land in this use category generally includes environmentally sensitive areas where natural features need to be protected to preserve a balanced ecosystem. Appropriate Uses: • Public or private conservation areas • Active and passive recreational uses Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Open Space/Recreation future land use classification. Public Intent: The Future Land Use Map designates areas known to be in public use for the foreseeable future, such as schools, parks and municipal buildings. The designation also plans for the following: 1. Coordination between the City of Dexter and Dexter Community Schools to link school properties into the City-wide path system. 2. Maintenance, planning and development of the City’s system of parks, greenways, open space and recreation facilities. 3. Locate municipal buildings, such as City Hall or the Fire Station, in places where they contribute to the sense of place. Description: The public future land use category is located on the Dexter Community School campuses, the public parks and buildings in the Village areas, and cemeteries. Appropriate Uses: 54 • Municipal buildings and facilities • Parks • Churches • Cemeteries • Public schools 2019 Adopted Master Plan �Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Public future land use classification. School properties are compatible with R-1A Zoning. Zoning Plan Certain areas of the City have been designated for a land use classification in the Master Plan which conflicts with either existing zoning or existing land uses. These designations were developed in order to guide the desired development of these areas, which could be rezoned by the City or at the request of the land owner. The City expects to update their Zoning Ordinance in the next five years, possibly to include form-based districts. The table below shows how future land use categories relate to current and anticipated zoning districts. Planning for Properties Outside the Current City Limits From time to time, and under mutual consent between the City of Dexter and adjacent townships, the municipal boundaries of the City may expand. Municipal expansion of the City boundaries will typically occur in relation to a corresponding Table 2: Master Land Use + Zoning District Classification Comparison Master Plan Land Use Current Zoning District Classifications Designations Downtown Central Business District (CBD) Dexter Ann Arbor Dexter-Ann Arbor Road Corridor Overlay Baker Street Baker Road Corridor Overlay Anticipated Zoning District Classification Central Business District (CBD) Dexter-Ann Road Corridor Village Commercial Village Residential 1 Village Commercial (VC) Village Residential Village Residential 2 Multiple Family Suburban Residential Research Development Industrial Open Space Public Village Commercial (VC) R-1B, One Family Residential, Village Residential R-1B, Two Family Residential Multiple Family Residential (R-3) and Mobile Home Park Residential (MH) Baker Road Corridor R-1A & R-1B, One Family Residential Research and Development (RD) Village Residential Two Family Multiple Family Residential (R-3) and Mobile Home Park Residential (MH) Suburban Residential Research and Development (RD) Limited Industrial (I-1) Public Park (PP) Public Park (PP) Limited Industrial (I-1) Public Park (PP) Public Park (PP) 2019 Adopted Master Plan 55 �extension of sewer and water facilities into underserved areas of adjacent Townships. The City’s water and sewer systems were designed to serve City property within the present boundaries of the City. The City has made a significant investment in building the capacity, quality, and reliability of the water and sewer systems to serve existing areas of the City, but limited capacity is currently available. Due to the significant investment in these facilities, the City will carefully consider the following general guidelines in accepting potential municipal service expansions: 1. The City of Dexter is willing to work with surrounding communities in developing appropriate agreements that may include the extension of municipal sewer and water services. These agreements must be beneficial to the economic development of the City of Dexter and bring new tax base. Ideally, agreements would benefit the economic development of the surrounding community. 2. To promote an orderly growth from the City of Dexter into adjacent municipalities, any area proposed for inclusion in the City must be adjacent to and contiguous to the current city boundaries. The “leapfrogging” of Township areas to provide municipal services, creating an island within a Township, will not be considered by the City. Municipal services will only expand from one fully-developed area to the next adjacent area. 3. The City shall examine the environmental impacts of any municipal service expansion. The environmental impact assessment should include natural features such as woodlands, wetlands, floodplains, and water quality and wildlife in the Huron River and Mill Creek. The City of Dexter may decline extension of municipal services based on adverse environmental impacts. 4. The City shall consider effects on the transportation system, such as impacts on roadway capacity and condition in the City and the adjacent municipalities. Where roadway upgrades are needed to maintain a safe and efficient transportation system, the City may refuse to extend utilities or require developers to provide a negotiated monetary amount to offset the cost of needed improvements. 5. The City shall undertake and/or require studies to determine the estimated water and sewer demand of proposed areas to be included within the City’s border and the City’s ability to service such demand. Where expansion of facilities is proposed, the City may refuse to extend utilities or require developers to provide a negotiated monetary amount to offset the cost of the extension of water and sewer service as well as the cost of expanding and providing water treatment and distribution capacity and wastewater treatment capacity. 56 2019 Adopted Master Plan �6. The extension of City utilities shall be with appropriate municipal agreements between the City and any adjacent municipality(ies). Several tools are available to allow such annexation agreements between communities including PA 425 – Transfer of Property, PA 8 – Transfer of Functions and Responsibilities Act, and PA 7 – Urban Cooperation Act. In addition to these tools, other types of agreements may be pursued if mutually beneficial between parties. 7. Any area to which City utilities are extended must be ultimately brought under the jurisdiction of the City of Dexter. This includes, but is not limited to, control of planning and zoning within the area. A Joint Planning Commission, permitted under P.A. 226 of 2003, may be established as part of the agreement. 8. To extend utilities, the area must be planned as part of a master plan amendment, under the Michigan Planning Enabling Act, PA 33 of 2008. The future land use category should have an urban street structure, such as Village Commercial and Village Residential, and the density range from existing levels to planned densities for Dexter-Ann Arbor Road and Village Commercial. 9. Zoning of areas would then follow the Master Plan amendment. Zoning will be established based in part upon an agreement between the City and the adjacent municipality. 2019 Adopted Master Plan 57 �This page intentionally left blank. 58 2019 Adopted Master Plan �Chapter 5: Mobility Plan The City of Dexter lies near the I-94 and M-14 Corridors approximately seven (7) miles west of the City of Ann Arbor (connecting to I-94 at Zeeb Road), two (2) miles northeast of I-94 (connecting at Baker Road) and five (5) miles northeast of M-14 (connecting at Dexter-Ann Arbor Road). Two (2) minor arterials lead into and out of the City, Dexter-Ann Arbor Road from the east and Baker Road from the south. Main Street leads to Dexter-Pinkney Road, a minor arterial connecting to the northwest. Within and surrounding the City, the most important roads include: Dexter-Ann Arbor Road (Main Street), Baker Road, Central Street, Huron River Drive, Island Lake Road, Dexter-Chelsea Road, Dexter-Pinckney Road, Mast Road and Joy Road. These roads provide access to the adjacent communities and the surrounding region. The remainder of the road system is composed of local roads. Adequate roads are essential to the conduct of commerce and daily activities. The local grid street network provides convenient movement, linking the residential neighborhoods with the downtown business district. Alleys also provide secondary access to properties throughout Dexter. Public transit and non-motorized systems (sidewalks, trails and bicycle lanes) facilitate movement for people of all abilities, using a variety of modes of transportation. 2019 Adopted Master Plan 59 �National Functional Classifications The road system and land use patterns have a strong inter-relationship. The type and pattern of land use strongly influences traffic volumes along a given road. Likewise, adequacy of roads may determine the type of adjacent land development that occurs. The Transportation Plan assists in establishing priorities for future transportation improvements, including non-motorized and transit, based on the function of roadway services. Roads (shown in Figure 7 on the opposite page) are classified as follows: • Interstate – Provides major “through traffic” between municipalities and states. • Principal Arterial Roads – Primary function is to carry relatively long distance, through travel movements and/or to service important traffic generators, i.e. airports or regional shopping centers. • Minor Arterial Roads – Similar to Principal Arterial Roads, with trips carried being shorter distances to lesser traffic generators. • Collector Roads – Funnel traffic from residential or rural areas to arterials. Collector Roads also provide some access to property. • Local Roads – Primary function is to provide access to property, i.e., residential neighborhoods or rural areas. The above classifications correspond to the National Functional Classification Map for Washtenaw County used by the Michigan Department of Transportation Bureau of Transportation Planning. The road classification determines whether the road is eligible for federal aid. “Federal aid” roads include all principal arterials, all minor arterials, all urban collectors, and all rural major collectors. The following describes all primary roads within and surrounding the City of Dexter along with their designations: 60 • Dexter-Ann Arbor Road (Main Street) – Minor Arterial • Baker Road – Minor Arterial • Central Street – Collector • Huron River Drive – Collector • Joy Road – Collector • Mast Road - Collector 2019 Adopted Master Plan �t Isl an Dr WJ on Dr No bl e Vi ew w St in gt on Ke ns Baker Rd M ea do Ea to n Yo rk r on Ct St Planned 120' ROW Urban Local Ct n Major Collector ils o W S Ry an Ct Ca rri Minor Arterial Bristo Bishop Cir E Major Collector Coventry Cir Wellington Dr Private Road .......,. ,,........ ! Not Improved Lexington Dr Dr Coventry Cir ng to n Ct ns D r l Dr Do w r Ca rri Cambridge Dr City Boundary Washte ¯ Kingsl e y Ci Ct n ils o W S ng to n Dr ns D r ley Ci Do w Ct Urban Local Kings South Planned 120' ROW r Lexin gton Lexin gton EXISTING A RIG Not Improved --~1 ■ 11 ■ 11 ■ 11 ■ 11 ■ 1 I 1 Ca EXISTING AND PLANNED RIGHT-OF-WAYS City of Dexter Washtenaw County, Michigan ¯ 0 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Base Data June 27, 2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan City Boundary ! 2019 Adopted Master Plan 0 Wellington Dr Wilson Dr Existing 99' ROW Victo ria D ! °;.11■ 11 ■ 11 ■11■ 11■11 ■ 11 ■11 ■ 11 ■1~ Existing 66' ROW l Dr Bishop Cir W Cambridge Dr Bishop Cir Lexington Dr Rd St VHI~- South Victo ria D Bishop Cir E ich d ! ! ! ! Ulr Dr t St Ul ric h on Ct ! Mill Creek Dr .... '.e.,, Private Road Bristo r Dr D W ils St Bishop Cir Ulrich S t Vi ew Dr Dr M ea do w No bl e Vi ew nb us h S er Ar Yo rk r lm Pa Ea to n bo rR ck e Wilson Dr ! Q ua St ve Dongara Dr Minor Arterial St d Cit Existing 99' ROW Ulrich St D W ils St Existing 66' ROW No ich Ar bo rR nb us h ! Ulr nn ck e r t S c i o To w n s h i p St ve S er Ri Bishop Cir W t nn n ve rne A C -A ro ou Melb ew Vi De xt er Ri lm Pa n L i m a To w n s h i p t L od n St Q ua wo La ke o ur in gt on C -A Dan Hoey Rd Shield Rd H Ke ns ew Vi r ol De xt er n tto Co St Hu St e ss ern Inv Ct hing Cus Mill Creek Dr La ke n rD ve Ri ho Sc Pr n Ct hing Cus o ur n S c i o To w n s h i p s es Ma ro Ct s nes er Inv t nS H ro ond St t St Hu St Ul ric h Br St Hu Sec St th our son Mi Dr St oa d k ee Cr ill r St c Ac Pla Ur n M rD ve Ri Jeffords n St We b s t e r To w n s h i p W rd Thi Edi S c i o To w n s h i p L od bo r dso Hu Rd Ex wo y Ex We b s t e r To w n s h i p Rd n tto Co Jo St Ar St ond Sec W St Fo re st on Edis St G ra nd St ver Do rth Fou on d An n l St t St St Hur oy R y ro ntra Ce dS Thir M ai n St Fifth WJ Jo Hu ad Bro Alle y St W A d W Hur St e lpin oy R Vi ew e Dr idg str Ea Ry an t Dr Dr C er Dr ste r uld Bo Bridg e wa y McCormick Pl W eb ! dL Ka ake th Dr er ine W ay t s eC Pa rk idg Dr Pa rkr ri d ge D e x t e r To w n s h i p Figure 7. - Existing and Planned Right-of-Ways 61 �The major transportation routes have experienced an increase in the amount of traffic passing over them each day due to large increases in City and regional population since 2000. The following roads carry over 6,000 vehicles on average daily according to traffic counts from the Southeastern Michigan Council of Governments (SEMCOG): • Baker Road: Carries traffic to and from I-94; 12,050 vehicles from Shield to Dan Hoey Road in 2013 • Dexter-Ann Arbor Road: Carries traffic from townships to the west and from M-14 and the I-94 Zeeb Road exit and the City of Ann Arbor to east; 16,000 vehicles through the downtown daily • Mast Road: Brings traffic from Webster Township to the north; 6,784 vehicles in 2000 at the railroad crossing, Traffic from all of the above roads contribute to the congestion that the City of Dexter experiences on a daily basis. In addition, Broad Street is a designated truck route through the City. The City has ninety-nine (99)-foot wide right-of-ways in the original Village area. The City plans to retain the full rights-of-way. The City also plans to acquire additional road right-of-way along Baker, Dan Hoey, and Dexter-Ann Arbor Roads for 120-foot right-of-ways to accommodate bike lanes and sidewalks. Traffic from the west side of the City (Main Street) currently passes under the historic railroad viaduct to the west of Downtown. The viaduct, at only 16 feet wide, is a choke point, as drivers stop to allow opposing traffic to proceed to avoid the perceived sideswipe risk. The viaduct is part of the most direct east-west route over the Huron River, but the lane width and 11’10” height limits freight mobility. This requires trucks to use indirect routes to access farms and communities north of Dexter. A separate study is needed to determine a design and transportation changes that could mitigate congestion, respecting existing limitations. The Downtown Development Authority is taking the lead in implementing findings from the 2018 Parking Study. A parking deck is under consideration. Public Transportation The City of Dexter does not operate its own public transit but is serviced by the Western-Washtenaw Area Value Express (WAVE). The City of Dexter has several stops on the inter-urban express route between the City of Ann Arbor and the City of Chelsea for residents and visitors. The WAVE service runs Monday through Friday from 5:30 a.m. to 7:15 p.m., with service approximately once every two hours. In addition, City residents may utilize the WAVE lifeline van and door-to-door bus services Monday through Friday from 8:00 a.m. to 4:30 p.m. 62 2019 Adopted Master Plan �The Ann Arbor Area Transit Authority (AAATA) has developed a county-wide transit Master Plan entitled Moving You Forward (2011). This plan provides a long-range vision for various forms of public transit throughout Washtenaw County for the next thirty (30) years. Specifically, as demonstrated in Figure 8 on the map on the following page, the AAATA plans for the City of Dexter to be a local transit hub with commuter parking. Enhanced WAVE service to/from Chelsea and Ann Arbor, and a circulator is also proposed. In addition, extended hours of transit service, bus vehicle improvements, expansion of the bicycling network, improved walkability and integrated ticketing are all proposed to be undertaken as part of the county-wide transit assessment. AAATA is starting a new Community Investment Plan in 2019. Options for enhanced and expanded service are anticipated for consideration. Non-Motorized Transportation The City of Dexter continues to promote safe pedestrian circulation and a sense of community with the establishment of non-motorized transportation facilities. In 2010, the City adopted a Complete Streets Policy and Ordinance to further the goal of coordinated development of non-motorized facilities. The Non-Motorized Transportation Pathways Map (Figure 9, pg. 66) demonstrates both current and planned expansions to sidewalks, bike lanes and shared-use pathways. Dexter has collaborated with the Washtenaw County Parks on the Border-toBorder Trail program that spans across Washtenaw County, roughly following the Huron River. The pathway will connect communities, parks and educational facilities. At approximately thirty-five (35) miles in length, the trail will help to create a larger non-motorized transportation network in the County. The completed segment of the Border-to-Border Trail in the City of Dexter links Dexter-Huron Metro Park through Downtown Dexter to Mill Creek Park to Hudson Mills Metro Park. The City is currently working with Washtenaw County and the Huron-Waterloo Pathways Initiative (HWPI) to connect the cities of Dexter and Chelsea and other nearby communities through non-motorized pathway initiatives. The City also participates in the Huron River Watershed Council’s (HRWC) “River Up!” project and is one of five “Trail Towns” along the Huron River Water Trail. The HRWC is coordinating planning efforts the “Trail Towns” to create a 104-mile “trail” on and along the river with rest stop locations, restaurants, lodging, way-finding and historical markers educating visitors about the history of the Huron River. 2019 Adopted Master Plan 63 �Figure 8. - Washtenaw County Transit Plan express to Cou rtywide e int eg rct ed lak Whit more l service with Wally rai - - VE. Ertianced WA E extension PotertiatWAV -BY·SA tr,butors , CC 11 t hu bs lo<al trwisi with park ing • Q t New intercep lots lat ors lo cal dr cu 6 0 I \To Cant on vice Urban bus ser & route er ts er tia nc em Dexter extensions r Up Transit cente @ iJa de modal Ne w multi) e (Fuller Rd interchang l.f.\ ~ Highcapacit -t-1 @) ytransit hours of Extend.ed operation eh de ~ Bu sv ements ov " - ' impr s @ Stopqualrty&facilitie circulator Downtown ec ·de YRsilanti @O® G l oit i To Detror t Metro Airp rcourtyw• ~ ortodoo ~ Do G Vanpool/c arpool rvice Flex-ride se • 111(),t al New region &station rail service ing rail lines ... ... , Exist ycling nsion of bic . . . . Expa l" network 'e lm pro ve dw - G 0 uttle plus ta Airport sh easures Busprioritym lrt eg oc ed i - 64 -·----·- alk ab ilty · 2019 Adopted Master Plan ticketing �The City of Dexter, along with several other Washtenaw County communities, belongs to, and supports, the efforts of the Washtenaw Area Transportation Study (WATS), an organization coordinating regional transportation planning. WATS is responsible for monitoring the conditions of county roads, bicycle and pedestrian paths, public transit systems, highways, and trail. WATS has been instrumental in complete streets programming and non-motorized plans throughout Washtenaw County. The 2040 Long Range Transportation Update for Washtenaw County developed by WATS plans for future county-wide, transportation improvements including motorized, non-motorized, and transit. The City and County’s individual non-motorized plans generally coincide with each other to further collective goals and objectives. Access Management To ensure safe management of traffic, several elements should be considered for new development, such as: 1. Limit the number of driveways and encourage alternative means of access. 2. Permit only one access or shared access per site unless the new development is a larger residential development, which may require additional emergency access as determined by the authorized Fire Code Official. 3. Place medians at appropriate locations to reduce conflicting movements and to direct traffic. 4. Space access points appropriately as they are related to both signalized and un-signalized locations. 5. Locate shared driveways on the property line, unless they are too close to signalized intersections. 6. Provide service drives at the rear of sites unless this is prevented by a shallow lot. 7. Consider new traffic signals for higher traffic-generating uses when they meet warrants. 8. Design driveways to support efficient and safe traffic operations. 9. Create mid-block pedestrian crossings, with consideration given to protected crossings. 2019 Adopted Master Plan 65 �City Boundary Shared Use Paths Existing Shared Use Paths Planned Shared Use Paths Figure 9 – Non-Motorized Pathways Map Pa rk rid ge Potts Yo rk Dongara ! Existing Shared Use Paths Ma st 1,280 d 1,920 rd 2,560 er - nwoo Cotto to Potts -B or Ri de ve r C o Vie w w Sh aw Vie Oli ve r Sidewalks il Existing Sidewalks Planned by Developer Crossing at Stop Sign Crossing at Signal r Uncontrolled Crossing Ta ylo gh lan d Hi Lo ch - Bike Lanes City of Dexter Parks & Cemetery Washtenaw County Parks & Preserves Huron Clinton Metroparks Subdivision Open Spaces Schools & Community Facilities Figure 9 NON-MOTORIZED TRANSPORTATION Parks and Destinations 2019 Adopted Master Plan City of Dexter Parks & Cemetery FACILITIES Preston rin gto n Ca r k Hillside ba r il Sh ag Bishop Lex ing ton Dongara Tra Parks and Destinations Shared Lanes ee ty Kingsley un Victoria istol r C o r Cambridge de ve th Downs or Ri Mill CreekT r a ich Ulr ty Shared Lanes Planned Shared Use Paths Planned Bike Lanes n -B Planned Bike Lanes Existing Bike Lanes Pine View - to iew w Vie ann e M ea do w sh Jan ro ble NoHeights Baker bu en ck Yo rk a Qu ber We Vie w La ke Wilson Dan Hoey Pin evie w Tree Ben t Cushing er r ich Ulr ess ern Inv Hu ro n rd Melbourn e ond Sec rth Fou Bo d Shield er Hu on Ed is Existing Bike Lanes Planned by City an Ry Hermania Bike Lanes Existing Shared Use Paths View lm Pa Ke ns in gt on Yo rk un ich Ulr S c i o To w n s h i p W all City Boundary Shared Use Paths Pine View w Vie ow M ea d Yo rk ble No sh Vie w Ea Joyton r ive nR ro Hu d Thir S c i o To w n s h i p La ke bu en ck Hu ro n Potts Ma st Pearl 6-19-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ndfi eld 66 Crossing at Stop Sign Uncontrolled Crossing Oxb ow d ess ern Inv a Qu son Hud nwoo Cotto Planned by Developer Planned by City c::::J Sources: Washtenaw County W e b s t Base e r T oData w n sand h i pOHM Boen aro al entr Existing Sidewalks Crossing at Signal Pin evie w k Jeffords Br oa Ar bo r ond Sec Fo re st nd 640 rth Fou 0 l dhil San Huro n Sa Sidewalks Joy HFeet ur on Bo on Ed is on De xte r-A nn Ar bo r Planned Shared Use Paths ge er Dov rris Mo City Boundary Shared Use Paths S c i o To w n s h i p Hermania An n ba r k i Wellington Pa rkr id Eastridge ee Bluebird Cr Fo xS ed ge ill n d Thir r ive nR M M ai tral Cen Fifth Alle y ly Da w Ca rr y I Kingsle Bristol South Downs Hillside er Bak el Bro Wilson ,. We b s t e r To w n s h i p r ive nR ro Hu str Ke Creek Brass ¯ a lse he rC xte De ad il View Huro n ine Alp Tra ing to n Lex ing ton Victoria Cambridge Bishop an n e Jan Bluebird Fo xS ed ge Coventry Cushing L i m a To w n s h i p Preston ly Da l dhil San ke ty Ta ylo r e Ben t Tre S c i o To w n s h i p L i m a To w n s h i p Baker Heights Parker D e x t e r To w n s h i p Melbourne ber We La r i Mill Creek el nd Gr a er Dov Dan Hoey Shield Pearl un ch Figure 9 ve r C o ich Ulr an Ry str Ke way Isla Ri de i Ulr Ea to n City of Dexter Washtenaw County, Michigan er uld Bo We bs ter or Pine View Yo rk er Riv ge Brid idge er Glaci tr Wes Ka the rin e ars Ced n -B Vie w Vi ew ron Hu l -to er lm Pa Ke ns in gt on W al l ble No h us nb ke Hu ro n La ke ac Qu son Hud NON-MOTORIZED ..... , TRANSPORTATION ~,.............. ..............j FACILITIES Creek Brass kney r Pinc Dexte Samue ro Cushin g Boen aro ide oks Bro er ess e rn Inv San dfie ld Newlyn rd Oxb ow City of Dexter Parks & Cemetery Washtenaw County Parks & Preserves Huron Clinton Metroparks Subdivision Open Spaces Schools & Community Facilities Bo wood Cotton Pin evie Fo re st Gr an d Ar bo r ond Sec Parks and Destinations Hu rth Fou An n on Edis Ol ive r Sh aw Vie w ll Hermania er Dov Vi ew ee Cr n Br oa d Mi M ai d Thir Island Hill tral Cen Alle y h Fift Shared Lanes Joy ad Bro er R iv Planned Bike Lanes a lse he rC xte De Jeffords sica Jes Ma st in e Alp k ake Huro n n ro Hu Sandhill S c i o To w n s h i p l dhil San Existing Bike Lanes nd L We bste r Town s hi p Pearl M ea do w r McCormick r de ul Bo We bs ter Isla Eastridge e Glaci ld Fie Ka the rin e ar s Ced ay gew Brid y ne Sto e rid g West Planned by City Sh ag y ' Forshee kne Pinc el Samu Uncontrolled Crossing Bike Lanes Fo xS ed ge D e x t e r To w n s h i p r Dexte er Riv Crossing at Stop Sign Crossing at Signal ly Da ron Hu Planned by Developer el Creek Brass ide oks Bro tr Kes Existing Sidewalks Harris Bluebird Sidewalks on County Parks & Preserves Washtenaw rris Mo Huron Clinton Metroparks City of Dexter �Chapter 6: Background Studies The review and analysis of background studies, including population and housing trends, in the Master Plan is done in part to help evaluate the character of the community and understand the trends of the past. This information is needed as a basis for a community to plan for their long-term goals. The evaluation of the data is used to help understand the changing trends in population, housing, employment, and economics. The data found is then evaluated to help support the long-term decisions recommended for the Master Plan. This chapter has data on population, education, income, and housing characteristics from the 2015 American Community Survey by the U.S. Census Bureau, historical data from the U.S. Census Data and the 2040 Forecast from the Southeast Michigan Council of Governments (SEMCOG). 2019 Adopted Master Plan 67 �Population As documented in the Master Plan, the City’s population changed dramatically from 1990 through 2010, reversing a trend of declining population over the previous 30 years (see Table 3). The population of the City of Dexter and surrounding communities since 1960 has increased 203%, from 10,135 to 30,767. Table 3. – Population Change 1960-2010 % Change Community 1960 1970 1980 1990 2000 2010 City of Dexter 1,702 1,729 1,524 1,497 2,338 4,067 73.9% Dexter Township 1,698 2,238 3,872 4,407 5,248 6,042 15.1% Lima Township 995 1,281 2,124 2,132 2,224 3,307 48.6% Scio Township 4,454 5,476 6,505 9,580 15,759 20,081 27.4% Webster Township Washtenaw County State of Michigan 2000-2010 1,286 1,981 2,760 3,235 5,198 6,784 30.5% 172,440 234,103 264,748 282,937 322,895 344,791 6.8% 7,823,194 8,875,083 9,262,078 9,295,297 9,938,444 9,883,640 <-1% Source: 1960, 1970, 1980, 1990, 2000 & 2010 U.S. Census Between 2010 and 2015, the City’s population continued to outpace its neighbors. However, the City’s rate of population growth is not as rapid as in the 2000’s. Meanwhile, Washtenaw County, in which the City of Dexter is located, continued to grow in population. According to the American Community Survey, Washtenaw County gained the second most in population between 2015 and 2016 in Michigan, behind Kent County (Grand Rapids). The City of Ann Arbor continues to be a catalyst for growth in the region. According to estimates by the Southeastern Michigan Council of Governments, the City of Dexter along with Dexter and Lima Townships will see slight population increases by 2040. Meanwhile, Scio and Webster Townships will lose population, mostly due to decreases in average household size. The City of Dexter’s population growth is associated with an increase in the average number of persons per household, households and housing units. Other neighboring communities, such as Scio Township, have grown in population and household size, but have seen a decrease in the number of households (see Tables 3, 4 and 5). However, by 2040, the City of Dexter and all its neighboring communities are anticipated to see a decrease in the average persons per household. 68 2019 Adopted Master Plan �Table 4. - Population Change 2010 – 2015, Estimate in 2040 Change % Change 2010-2015 2010-2015 Estimate in 2040 4,700 633 15.56% 4,885 6,042 6,299 257 4.25% 6,855 Lima Township 3,307 3,587 280 8.4% 4,304 Scio Township 20,081 20,918 837 4.1% 20,442 Webster Township 6,784 7,006 222 3.27% 5,918 Community 2010 2015 City of Dexter 4,067 Dexter Township Washtenaw County State of Michigan 344,791 354,092 9,301 2.70% 386,235 9,883,640 9,900,571 16,931 0.17% N/A Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates, 2040 estimates from Southeastern Michigan Council of Governments (SEMCOG) Table 5. - Average Persons Per Household % Change Community 2010 2015 City of Dexter 2.56 2.65 3.52% 2.41 Dexter Township 2.71 2.79 2.95% 2.45 Lima Township 2.76 2.67 -3.26% 2.34 Scio Township 2.55 2.71 6.27% 2.30 Webster Township 2.88 2.87 -0.35% 2.34 Washtenaw County 2.38 2.43 2.10% 2.23 State of Michigan 2.49 2.52 1.20% N/A 2010-2015 2040 Estimate Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates, 2040 Estimate from SEMCOG Table 6. - Total Households By Community # Change % Change 2010-2015 2010 -2015 1,765 175 11.01% 2,027 2,225 2,252 27 1.21% 2,787 Lima Township 1,197 1,341 144 12.03% 1,836 Scio Township 7,857 7,704 -153 -1.95% 8,885 Webster Township 2,353 2,445 92 3.91% 2,531 137,193 138,067 874 0.64% 164,447 3,872,508 3,841,148 -31,360 -0.81% N/A Community 2010 2015 City of Dexter 1,590 Dexter Township Washtenaw County State of Michigan 2040 Estimate Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates, 2040 Estimates from SEMCOG for Households (Occupied Units) 2019 Adopted Master Plan 69 �While the City is growing, it’s population is younger than the neighboring townships (see table 7). The younger population needs different services than older generations, such as schools and active recreation. However, according to SEMCOG estimates, the City’s population of residents 75 years or older will triple between now and 2040 (see figure 10). Table 7. - Percent of Population by Age Group and Median Age, 2015 Age Group City of Dexter Dexter Township Lima Township Scio Township Webster Township Washtenaw County 0-4 8.0 3.8 8.1 6.3 3.8 5.3 5-9 12 6.7 5.1 9.2 7.1 5.4 10-14 9.9 7.7 8.8 8.7 10 5.7 15-19 4.9 6.8 6.5 6.8 7.9 8.8 20-24 3.5 3.6 1.9 3.7 4 12.8 35-34 11 9.8 10.8 10.6 7.3 14.1 35-44 19 12.9 13.8 13.1 10.5 11.9 44-54 9.1 16.5 14.4 14.1 19.4 12.9 55-59 3.7 7.3 11.2 7.8 9.1 6.2 60-64 6 9 7.5 7 8.1 5.5 65-74 5.4 11.7 7.1 8.2 8.5 6.8 75-84 5.6 3.3 4.5 3.1 3.5 3.2 85+ 1.8 0.7 0.5 1.4 0.9 1.5 Median Age 35.3 44.5 42.0 39.3 44.8 33.4 Source: 2011-2015 American Community Survey 5-Year Estimates Figure 10. Population by Age Group for City of Dexter 1,800 2015: 2011-2015 American Community Survey 5-Year Estimates 1,600 1,400 1,200 2025: SEMCOG 2040 Forecast produced in 2010 1,000 800 600 2040: SEMCOG 2040 400 Forecast produced in 2010 200 0 70 HI 0-4 5-17 Ill 18-24 I 25-34 35-59 60-64 65-74 75+ 2019 Adopted Master Plan �Education The City of Dexter has a well-educated population, with over 60% holding a bachelor’s degree or higher (See figure 11). The level of educational attainment is greater than the State of Michigan, but similar to Washtenaw County overall. Figure 11. – Educational Attainment Population over 25 years in 2015 City of Dexter, Washtenaw County & Michigan Dexter Washtenaw County State of Michigan 0% 10% 20% 30% ■ Less than 9th grade degree) ■ Graduate or professional degree ■ Some college (no Income According to the American Community Survey 5-Year estimate in 2015, the City of Dexter has a high median household income of $70,852, compared to Washtenaw County ($61,000) and Michigan overall ($62,247). However, the city has a diversity of incomes as shown in figure 12, at just over one-third of the population earning $50,000 or less. 40% 50% 60% to 12th grade, no diploma Associate’s degree 70% 80% ■ 9th ■ High school graduate ■ ■ 90% 100% Bachelor’s degree Figure 12. – Income City of Dexter 2015 $200,000 or more 6% Less than $25,000 16% $100,000-$199,999 25% $25,000 to $49,999 18% $50,000 to $99,999 35% 2019 Adopted Master Plan 71 �Housing Characteristics The housing stock within the City of Dexter increased dramatically between 1990 and 2010. During that time, the number housing units increased from 676 units in 1990 to 1,590 units in 2010. The growth was due to the annexation of 330 acres of land into the City in the early 1990s. Prior to the annexations, the City of Dexter had been built-out with little or no room to grow. Between 2010 and 2015, the City experienced an increase in total housing units, but all the surrounding townships, except for Scio Township, saw greater increases in terms of numbers of units (see Table 8). As the two subdivisions with remaining vacant lots, Westridge and Huron Farms, are built out, the City should expect the growth in housing units to slow. Table 8. - Total Housing Units Available by Community # Change % Change 2010-2015 2010 - 2015 1,837 133 7.81% 2,612 2,788 176 6.74% Lima Township 1,250 1,402 152 12.16% Scio Township 8,251 8,151 -100 -1.21% Community 2010 2015 City of Dexter 1,704 Dexter Township Webster Township Washtenaw County 2,479 2,693 214 8.63% 147,573 149,09 1,525 1.03% Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates The City of Dexter has a low housing unit vacancy rate, just below four percent (see Table 9). The percentage of rental housing is just over 30 percent of the total units. Table 9. - Dwelling Unit Owner/Renter Composition by Community Community Total Occupied Dwellings Total Occupied Dwellings 2010 2015 Owner Occupied Renter Occupied Units % Units % Total Vacant Units % City of Dexter 1,590 1,765 1,224 69.3 541 30.7 72 3.9 Dexter Township 2,225 2,252 2,060 91.5 192 8.5 536 19.2 Lima Township 1,197 1,341 1,265 94.3 76 5.7 61 4.4 Scio Township 7,857 7,704 5,989 77.7 1,715 22.3 447 5.5 Webster Township 2,353 2,445 2,332 95.1 113 4.6 248 9.2 Washtenaw County 137,193 138,067 82,525 59.8 55,542 40.2 11,031 7.4 Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates 72 2019 Adopted Master Plan �Residential Target Market Analysis The study defined market demand by types of housing units in the City of Dexter and market absorption. The study concluded that mid-rise buildings would not work well in Dexter but row houses, townhouses, and small and large multiplexes would. A market for smaller houses and accessory dwelling units was also identified. The study estimated in conservative and aggressive scenarios that the City could absorb between 420 and 960 attached housing units between 2015 and 2020. However, due to Dexter’s smaller market for attached units in larger buildings, the report recommended that only one large project (20 or more units) be approved per year in the upcoming five years. The study identified eight sites as examples of opportunities for missing middle housing. Downtown Retail Market Study The report defined the trade area for downtown Dexter as the Dexter School District geographic boundary. Based on population and economic trends, the report concluded that the trade area will see 900 households added to the trade area by 2021 and the growth of households and household incomes will result in an additional spending for retail goods and services in excess of $50,000,000 in the same time period. However, the retail leakage analysis showed that just less than 50% of household shopping for goods and services is done outside the retail market area, a proportion that will increase to 55% by 2021. Factoring in the leakage, the market area could support 250,000 square feet in new retail floor area. However, the downtown enjoys a high building occupancy rate, which limits the ability to accommodate new building space. The report recommended planning for additional retail building space to expand and complement the current inventory of retail establishments within the downtown. The study also recommended downtown store types focus on “specialty retailers”; including furniture, home furnishings, clothing, with the most likely being unique multi-offering general merchandise stores. In addition, the report’s recommendations included increasing the desirability of downtown residential dwelling units, expanding placemaking efforts and enhancing walkability. Property Values Table 10, on the following page, provides a history of the SEV of all properties within the City, inclusive of the industrial facilities tax (IFT) which results from the additional tax levied on the properties within the industrial park. In 2016, the City has a slight decline in SEV due to personal property tax reform passed by the state legislature. Despite the reduction in industrial personal property tax, the current SEV has surpassed the total before the economic downturn in 2007. 2019 Adopted Master Plan 73 �Table 10. - City of Dexter SEV Plus IFT Growth Year State Equalized Valuation plus IFT Percent Change from Previous Year 1997 $85,340,000 -- 1998 $99,059,000 16% 1999 $120,324,000 21% 2000 $127,594,000 6% 2001 $140,673,000 10% 2002 $157,519,700 12% 2003 $189,975,500 21% 2004 $225,291,700 15% 2005 $243,126,450 7% 2006 $265,561,051 9% 2007 $271,219,500 2% 2008 $253,951,400 -6% 2009 $236,440,400 -7% 2010 $216,955,400 -8% 2011 $210,206,300 -3% 2012 $203,784,936 -3% 2013 $214,723,470 5% 2014 $236,859,978 10% 2015 $265,361,250 12% 2016 $264,904,912 -0.2% 2017 $281,565,983 6% Source: City of Dexter School Facilities Dexter Community Schools are ranked in the top fifteen percent (15%) of schools within the State of Michigan. The Dexter Community School District campus size has increased since 2000 along with the population of its receiving area. 74 2019 Adopted Master Plan �Chapter 7: Implementation The Master Plan is a statement of goals and objectives designed to accommodate future growth and redevelopment. It is the officially-adopted document that sets forth an agenda for the achievement of goals and policies. It is the basis upon which zoning and land use decisions are made. The Plan forms the philosophical basis for the more technical and specific implementation measures. The Plan will have little effect upon future development unless adequate implementation programs are established. This section identifies actions and programs for plan implementation. 2019 Adopted Master Plan 75 �Zoning Zoning is the development control that has been most closely associated with planning. Originally, zoning was intended to inhibit nuisances and protect property values. However, zoning can serve additional purposes such as: • To promote orderly growth in a manner consistent with land use policies and the Master Plan. • To preserve the City’s traditional neighborhood design. • To promote attractiveness in the City’s physical environment by providing variation in lot sizes, architecture controls and appropriate land uses and building types. • To accommodate special, complex or unique uses through mechanisms such as planned unit developments, and special land use permits. • To guide development away from conflicting land uses (i.e. industrial uses adjacent to residential areas). • To preserve and protect existing land uses, natural resources, air, land, water, and other significant natural features in accordance with the Master Plan. • To promote the positive redevelopment of underutilized areas of the City. • To balance the increased interest in activities and land uses related or ancillary to oil and gas exploration and development with other community goals to ensure the uses occur in a manner consistent with other existing and planned uses, and in a manner that protects the open space, natural resources, recreation, and other priorities in the City. While the Master Plan is a statement of planning policy, and zoning implements policy. The City’s Zoning Ordinance has not undergone a significant update in over a decade. In order to implement the Master Plan, the City’s zoning ordinance should be rewritten with the following: 76 • Update processes and procedures. • Update of all zoning districts to allow the density, uses and building types outlined in the Future Land chapter of this Master Plan. • Update access standards to reflect context of each Future Land Use category, as applicable. 2019 Adopted Master Plan �• Explore form-based regulations in the following areas to achieve listed goals: o Downtown to ensure redevelopment, increased viability, adequate parking, walkability and the reuse of the upper floors of the existing structures. o Baker Road Corridor to create a cohesive, walkable corridor. o Dexter Ann Arbor Road Corridor to continue and improve character of the area and diversify residential uses. o Village Commercial areas to preserve and enhance the character of the City. o Village Residential neighborhoods to preserve and enhance the older, small town residential character of the City. • Adjust zoning to implement Housing Task Force recommendations. • Explore and update, when needed, regulations to protect natural features and the water quality of the Huron River and Mill Creek. • Update zoning regulations for tree protection to create and support the urban forest. • Adjust setbacks, landscape buffers and greenbelts for Research/Development area to allow for continued reinvestment in these areas while minimizing visual and environmental conflicts with adjoining land uses. • Allow for new mobility options such as ride sharing services and autonomous vehicles. • Explore and update, when needed, the noise, air and light standards of the Zoning Ordinance. • Consider alternative energy systems at a scale that preserves the character of the community. • Evaluate the likely potential effects of mineral, sand and gravel, and oil and gas exploration and development, on the public health, safety, and welfare; and review existing zoning and other police power ordinances to ensure they balance the need for those sues with their effects on other existing and planned uses in a manner that furthers and protects community goals and priorities, including land use, land preservation and the protection of natural resources and water quantity and quality, transportation, and safety and community facilities and services. 2019 Adopted Master Plan 77 �Regulations and Ordinances The City has regulations and ordinances other than zoning that can implement the Master Plan. Those local laws and procedures should be updated as follows: • Adopt or amend regulations to require the review and collection of data and information regarding the likely effects of land uses on the public health, safety, and welfare, including the effects on the City’s environmental and natural resources. • Pursue a property maintenance ordinance. Strategies The following strategies, beyond zoning, should be continued or implemented. Natural Resources: 78 • Continue to collaborate and strengthen partnerships with other organizations to improve water quality such as the Huron-Clinton Metropolitan Authority, Washtenaw County Water Resources, Huron Watershed Council, Trout Unlimited and Washtenaw County. • Continue to coordinate with state and local agencies to ensure that contaminated sites are returned to an acceptable environmentally safe condition. • Protect and preserve existing trees and wooded areas within the City. • Continue to fund street tree planting to help preserve the urban forest. • Continue to monitor and improve the City’s wastewater treatment and stormwater management systems to minimize negative impacts on City residents, the Huron River and Mill Creek. • Utilize progressive stormwater management and erosion control techniques, per the latest federal and state guidelines, to ensure that development will not adversely impact natural resources and surrounding property. • Implement Stormwater, Asset Management and Wastewater (SAW) grant recommendations. • Monitor stormwater and wastewater regulations for adjacent communities, particularly those downstream, and suggest stricter regulations when appropriate. 2019 Adopted Master Plan �Neighborhoods: • Analyze alleys to consider additional lot splits, abandonment by the City or other uses, while maintaining their low traffic nature. • Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation. • Maintain and improve pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods through implementation of the 2018-2023 Parks and Recreation Plan, this Master Plan and the Capital Improvement Program. Parks and Recreation: • Implement the 2018-2023 Parks and Recreation Plan. • Meet present and future community needs by maintaining, planning and developing a system of parks, greenways, open space and recreation facilities. • Encourage healthy lifestyles for City residents through recreation. • Use sound planning, financial and operational management practices to ensure that the City’s parks and recreation assets remain available for enjoyment, now and in the future. • Promote activities within the community and the broader service area to foster a community-wide sense of pride in, and support for, the parks and recreation program. • Encourage the preservation of natural resources through collaboration with other public agencies and organizations, such as adjacent Townships, Washtenaw County Parks, Huron-Clinton Metropolitan Authority, Dexter Community Schools, Border-to-Border Trail, Huron Waterloo Pathways Initiative and other regional initiatives. • Fund and expand year-round programs for seniors to meeting the growing, specialized needs of this population. • Continue to support recreation opportunities for youth. • Ensure that all parks and recreation assets are barrier-free and universally accessible. 2019 Adopted Master Plan 79 �• Continue to coordinate a City-wide path system that requires developers to construct a pathway and/or contribute to the system which links new residential developments to downtown, local parks and/or schools. • Invest in sidewalks and pedestrians crossing to fill in gaps in the non-motorized network. Economic Development: • Analyze and develop sub-area plan for next-stage high-tech businesses, launching from incubator or micro-spaces to 2,000 to 15,000 square feet operations. • Prepare for Fifth Generation Wireless (5G) and Sixth Generation Wireless (6G) network infrastructure in streets rights-of-way. • Examine land uses, building types and streetscape on Second Street from Hudson to Central Street. • Investigate installation and affordability of high-speed fiber connecting downtown with Industrial park. • Grow destination businesses. • Establish an Arts and Entertainment Technology Council stretching from Downtown through the Baker Road Corridor to the Dexter Business and Research Park. • Minimize negative impacts of industrial areas on non-industrial areas and on the environment. Business Retention and Attraction: 80 • Continue utilize and collaborate with the Michigan Economic Development Corporation (MEDC) and Ann Arbor SPARK for economic development assistance. • Redevelop brownfield sites within the City and work with the Washtenaw County Brownfield Redevelopment Authority • Explore additional access point for Dexter Business and Research Park. • Strengthen school/business connection through industry and K-12 collaboration. 2019 Adopted Master Plan �Mobility: • Encourage new streets to be designed in an interconnecting network with sidewalks and on street parking, similar to the existing street network. • Develop a Baker Road Corridor Plan with a streetscape. • Encourage the maintenance of and/or improvements to local streets and sidewalks to ensure safe access to the City’s residential neighborhoods, while discouraging extraneous non-residential traffic • Develop open path connections for walkways, paths and greenways to connect outlying parks for recreational use, including installation of sidewalks on at least one (1) side of the street (with the long-term goal of installation of sidewalks on both sides of the street). • Implement the recommendations of the annual Capital Improvements Plan (CIP) to expand walkability within the City by installing sidewalks on at least one (1) side of the street (with the long-term goal of installation on both sides of the street). • Develop and improve sidewalks to link uses such as shopping, offices and residential areas to parks, open spaces and activity centers. • Evaluate the impact of traffic generated by existing development and new or expanded land uses, including extractive uses, and work toward improvements, compatibility with other existing and planned uses, and safety concurrent with new development and uses. • Utilize parking management strategies and explore smart parking applications to improve the parking availability in the Downtown. • Continue to coordinate transportation improvements with the County Road Commission and state agencies, including participation in Washtenaw Area Transportation Study (WATS). • Support regional and county-wide efforts to maintain and improve public transit access in the City by: o Continue to coordinate transportation options through the WesternWashtenaw Area Value Express (WAVE) to provide improved transit services to City residents. o Provide senior citizen transportation options for City residents, including diala-ride or similar opportunities. o Work with surrounding communities to consider forming a transit consortium to fund services for a growing older population to provide transit to life-line and leisure destinations. 2019 Adopted Master Plan 81 �o Support expansion of the County transportation system/network, particularly the efforts of the Ann Arbor Area Transit Authority (AAATA). o Explore public transit funding including a millage. o Lay ground work for commuter rail stop in planned for Dexter in 2028. • Evaluate and plan for car and ride sharing services in the City. • Evaluate at five-year Master Plan updates whether progress in autonomous vehicle technology warrants changes to City’ Mobility goals, objectives and strategies. Community Facilities and Services: • Continue to provide reliable, quality governmental services. • Relocate City offices within the Downtown. • Continue to work with Washtenaw County to provide area residents with high quality police services and facilities. • Upgrade or relocate the Fire Station and Sherriff’s sub-station, based in part on response times. • Continue to work with adjacent municipalities and Washtenaw County to provide area residents with high quality fire services and facilities. • Monitor capacity and quality of underground water supply to plan for infrastructure improvements, if necessary. Capital Improvement Program The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) authorizes master plans and the creation of a Planning Commission. Once a Planning Commission has drafted 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 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. The City of Dexter has a very active Capital Improvement Program (CIP) which outlines a schedule of public service expenditures over the ensuing six (6)-year period and beyond. The City of Dexter CIP does not address all the capital expenditures for the City, but provides for large, physical improvements that are permanent in nature, including the basic facilities, services and installations needed for the functioning of the community. These include transportation systems, utilities, municipal facilities and other miscellaneous projects. 82 2019 Adopted Master Plan �To qualify for inclusion into the CIP, a project must meet the following standards: • Be consistent with either: o An adopted or anticipated component of the City Master Plan; o A State or Federal requirement; or o A City Council approved policy; and • Constitute permanent, physical or system improvements, or significant equipment purchases, with a minimum project cost of $10,000; and • Add to the value or capacity of the infrastructure of the City. Projects that are considered operational, maintenance or recurring are excluded, except when a limited duration project. Preparation of the CIP is done under the authority of the Municipal Planning Commission Act (P.A. 33 of 2008, as amended). It is the City Planning Commission’s goal that the CIP be used as a tool to implement the City’s Master Plan and assist in the City’s financial planning. The CIP proposes project funding relative to the anticipated availability of fiscal resources and the choice of specific improvements to be achieved throughout the six (6)-year plan. Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures that make citizens more aware of the planning and zoning 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 toward realization of the goals and objectives contained within the Master Plan. Currently, the City utilizes various media outlets to keep residents informed. These include: a Facebook page, email updates, quarterly newsletter and City website. 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 a periodic basis. In accordance with Michigan Public Act 33 of 2008, as amended, the City is required to review the Plan every five (5) years to determine whether to commence the procedure to amend or adopt a new Plan. However, the Planning Commission should set goals for the review of various section of this Plan on a yearly basis. 2019 Adopted Master Plan 83 �The Master Plan should also be coordinated with the City Parks and Recreation Master Plan to provide proper long-range planning for parks and recreation improvements. Project Implementation Table The following table lists the implementation projects noted in this chapter with responsibilities and time frames. Table 11. - Project Implementation Table Project Responsibility Timeframe Update zoning ordinance Planning Commission & City Council 2019-2021 Evaluate and update ordinances to protect Staff & City Council 2020-2022 environmental and natural features Create property maintenance ordinance Staff & City Council 2020-2022 Fund street tree planting City Council Ongoing Implement SAW grant recommendations Staff 2020-2022 Evaluate and plan of lot split potential and alley Staff & Planning Commission 2020-2022 use in City overall Expand year-round programs for seniors Staff & City Council 2020-2030 Investigate high-speed fiber connecting Staff 2020-2022 downtown and the industrial park Develop Baker Road Corridor Plan with Staff & Planning Commission 2022-2024 streetscape Examine land uses, building types and streetscape on Second Street from Central to Staff & Planning Commission 2024-2030 Hudson Street Installation of sidewalks on both sides of street City Council 2019-2030 throughout the City Relocate City offices within Downtown City Council 2020-2030 Upgrade and/or relocate fire station and Sheriff’s City Council 2020-2030 sub-station Traffic study on alleviation of tunnel congestion Planning Commission & City Council 2020-2030 84 2019 Adopted Master Plan �Appendix 2011 Master Plan Update Survey In early 2011, the City of Dexter began a comprehensive survey of its residents. Surveys are an important tool in obtaining the input of participants on many important issues facing the community. This input will assist the City’s elected and appointed officials in the process of preparing a Master Plan. The responses provided will help guide the City in the process of preparing land use and transportation, arts and culture, recreation and leisure activities and other City policies. An on-line community survey was made available to residents in early 2011. A total of 162 people participated in the survey which concluded in spring 2011. The survey included four (4) sub-topics of questions: 1. Demographics – inquired about age, gender, educational attainment, household income, employment status, etc. 2. Strengths and Weaknesses – these questions were primarily open-ended in nature. They asked respondents what they like best/least about the City of Dexter, what are the most/least important issues facing the City of Dexter, and what types of development would you like to see in the City. 3. Funding Options – discussed the possible funding of a light rail system to gauge community support if pursued. 4. Areas of Concern – These open-ended questions asked respondents to list specific concerns that they felt should be addressed. 2019 Adopted Master Plan 85 � 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 Dexter_Master-Plan_2019 Creator An entity primarily responsible for making the resource Planning Commission, City of Dexter, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2019-11-25 Title A name given to the resource City of Dexter Master Plan Description An account of the resource The City of Dexter Master Plan was prepared by the Dexter Planning Commission and was adopted on November 25, 2019. Subject The topic of the resource Master plan reports Dexter (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/fc841ac43c379ee6602ab6acb995f0f9.pdf b7bb9a46b4e6d464b848416acb5a9b89 PDF Text Text City of Dexter Zoning Ordinance Adopted February 13, 2023 ��TABLE OF CONTENTS Article I ENACTING CLAUSE, TITLE, PURPOSES �����������������������������������������1:1 Section 1.01 ENACTING CLAUSE ���������������������������������������������������������������������������������������� 1:1 Section 1.02 TITLE ���������������������������������������������������������������������������������������������������������������� 1:1 Section 1.03 PURPOSES ������������������������������������������������������������������������������������������������������ 1:1 Article II DEFINITIONS �������������������������������������������������������������������������������������2:1 Section 2.01 INTERPRETATION ������������������������������������������������������������������������������������������ 2:1 Section 2.02 DEFINITIONS ���������������������������������������������������������������������������������������������������� 2:1 Article III GENERAL PROVISIONS �����������������������������������������������������������������3:1 Section 3.01 ADMINISTRATIVE REGULATIONS ���������������������������������������������������������������� 3:1 Section 3.02 ACCESSORY STRUCTURES �������������������������������������������������������������������������� 3:2 Section 3.03 LAWFUL USE OF A STRUCTURE AS A DWELLING UNIT ���������������������������� 3:5 Section 3.04 TEMPORARY STRUCTURES AND USES ������������������������������������������������������ 3:5 Section 3.05 USES NOT OTHERWISE INCLUDED WITHIN A DISTRICT �������������������������� 3:8 Section 3.06 YARD AND BULK REGULATIONS ������������������������������������������������������������������ 3:9 Section 3.07 PROPERTY MAINTENANCE �������������������������������������������������������������������������� 3:9 Section 3.08 DUMPSTER AND WASTE RECEPTACLES �������������������������������������������������� 3:10 Section 3.09 FENCES �����������������������������������������������������������������������������������������������������������3:11 Section 3.10 RECREATIONAL VEHICLE PARKING AND STORAGE ������������������������������ 3:14 Section 3.11 EXTERIOR LIGHTING ������������������������������������������������������������������������������������ 3:14 Section 3.12 SANITARY SEWER AND WATER FACILITIES ���������������������������������������������� 3:20 Section 3.13 COMPLETION OF CONSTRUCTION ������������������������������������������������������������ 3:20 Section 3.14 ENGINEERING DESIGN SPECIFICATIONS �������������������������������������������������� 3:21 Section 3.15 SOLAR ENERGY SYSTEMS �������������������������������������������������������������������������� 3:21 Section 3.16 PLUG-IN ELECTRIC VEHICLE STATIONS �������������������������������������������������� 3:24 i �Article IV NON-CONFORMITIES ���������������������������������������������������������������������4:1 Section 4.01 INTENT ������������������������������������������������������������������������������������������������������������� 4:1 Section 4.02 DEFINITIONS ���������������������������������������������������������������������������������������������������� 4:1 Section 4.03 NON-CONFORMING LOTS OF RECORD ������������������������������������������������������ 4:3 Section 4.04 NON-CONFORMING USES OF LAND ������������������������������������������������������������ 4:3 Section 4.05 NON-CONFORMING BUILDINGS AND STRUCTURES �������������������������������� 4:4 Section 4.06 NON-CONFORMING USES OF STRUCTURES AND LAND �������������������������� 4:5 Section 4.07 NON-CONFORMING SITES ���������������������������������������������������������������������������� 4:7 Section 4.08 GENERAL REQUIREMENTS �������������������������������������������������������������������������� 4:9 Section 4.09 USES UNDER EXCEPTION PROVISIONS NOT NON-CONFORMING USES ������������������������������������������������������������������������������������������������������������������������������������������������� 4:9 Section 4.10 CHANGE OF TENANCY OR OWNERSHIP ���������������������������������������������������� 4:9 Section 4.11 ACQUISITION OF NON-CONFORMING USES ���������������������������������������������� 4:9 Article V ACCESS, PARKING, LOADING AND SIDEWALKS �������������������������5:1 Section 5.01 STREETS, ROADS AND OTHER MEANS OF ACCESS �������������������������������� 5:1 Section 5.02 OFF-STREET PARKING REQUIREMENTS ���������������������������������������������������� 5:2 Section 5.03 OFF-STREET PARKING: FLEXIBILITY IN APPLICATION ���������������������������� 5:3 Section 5.04 PARKING UNITS OF MEASUREMENT ���������������������������������������������������������� 5:4 Section 5.05 PARKING SPACE NUMERICAL REQUIREMENTS ���������������������������������������� 5:4 Section 5.06 BICYCLE PARKING ���������������������������������������������������������������������������������������5:11 Section 5.07 BARRIER FREE PARKING REQUIREMENTS �����������������������������������������������5:11 Section 5.08 OFF-STREET PARKING SPACE LAYOUT, STANDARDS,CONSTRUCTION AND MAINTENANCE ���������������������������������������������������������������������������������������������������������� 5:12 Section 5.09 OFF-STREET LOADING AND UNLOADING ������������������������������������������������ 5:14 Section 5.10 RESTRICTIONS OF THE USE OF PARKING LOTS ������������������������������������ 5:16 Section 5.11 ACCESS MANAGEMENT ������������������������������������������������������������������������������ 5:17 Section 5.12 DRIVEWAYS IN RESIDENTIAL ZONING DISTRICTS ���������������������������������� 5:24 Section 5.13 PEDESTRIAN ACCESS �������������������������������������������������������������������������������� 5:25 ii �Article VI LANDSCAPING STANDARDS ���������������������������������������������������������6:1 Section 6.01 INTENT ������������������������������������������������������������������������������������������������������������� 6:1 Section 6.02 APPLICABILITY OF REGULATIONS �������������������������������������������������������������� 6:1 Section 6.03 LANDSCAPE PLAN REQUIRED �������������������������������������������������������������������� 6:1 Section 6.04 GENERAL LAYOUT AND DESIGN STANDARDS ������������������������������������������ 6:2 Section 6.05 TREE PRESERVATION ������������������������������������������������������������������������������������ 6:4 Section 6.06 TREE REPLACEMENT STANDARDS ������������������������������������������������������������ 6:8 Section 6.07 REQUIRED STREET TREE GREENBELT PLANTING �������������������������������� 6:10 Section 6.08 REQUIRED PARKING LOT SCREENING ������������������������������������������������������ 6:10 Section 6.09 PARKING LOT LANDSCAPING ���������������������������������������������������������������������6:11 Section 6.10 ON-SITE LANDSCAPING ������������������������������������������������������������������������������ 6:12 Section 6.11 LANDSCAPE SCREENING BETWEEN LAND USES ���������������������������������� 6:13 Section 6.12 WASTE RECEPTACLE AND MECHANICAL EQUIPMENT SCREENING ��� � 6:14 Section 6.13 WAIVER OR MODIFICATION OF STANDARDS FOR SPECIAL SITUATIONS ����������������������������������������������������������������������������������������������������������������������������������������������� 6:14 Section 6.14 INSTALLATION ���������������������������������������������������������������������������������������������� 6:14 Section 6.15 PERFORMANCE REQUIREMENTS �������������������������������������������������������������� 6:15 Section 6.16 TREE PROTECTION DURING CONSTRUCTION ���������������������������������������� 6:15 Section 6.17 LANDSCAPE MATERIAL GUARANTEE ������������������������������������������������������ 6:16 Article VII SIGN REGULATIONS ���������������������������������������������������������������������7:1 Section 7.01 INTENT ������������������������������������������������������������������������������������������������������������� 7:1 Section 7.02 GENERAL CONDITIONS �������������������������������������������������������������������������������� 7:4 Section 7.03 GROUND SIGNS ���������������������������������������������������������������������������������������������� 7:7 Section 7.04 BUILDING SIGNS �������������������������������������������������������������������������������������������� 7:8 Section 7.05 PERMITTED SIGNS IN FORM-BASED DISTRICTS ���������������������������������������� 7:9 Section 7.06 COMPUTATIONS/ MEASUREMENTS ������������������������������������������������������ 7:13 Section 7.07 TEMPORARY SIGNS ������������������������������������������������������������������������������������� 7:13 iii �Section 7.08 PORTABLE SIGNS ���������������������������������������������������������������������������������������� 7:16 Section 7.09 SIGNS IN THE PUBLIC RIGHT-OF-WAY ������������������������������������������������������ 7:17 Section 7.10 NON-CONFORMING EXISTING SIGNS �������������������������������������������������������� 7:18 Section 7.11 PERMITS AND APPLICATIONS �������������������������������������������������������������������� 7:19 Section 7.12 CONSTRUCTION AND MAINTENANCE REQUIREMENTS ������������������������ 7:20 Section 7.13 REMOVAL OF SIGNS ������������������������������������������������������������������������������������ 7:22 Section 7.14 VIOLATIONS �������������������������������������������������������������������������������������������������� 7:22 Section 7.15 APPEALS �������������������������������������������������������������������������������������������������������� 7:22 Section 7.16 ENFORCEMENT �������������������������������������������������������������������������������������������� 7:23 Article VIII SPECIAL LAND USES �������������������������������������������������������������������8:1 Section 8.01 INTENT ������������������������������������������������������������������������������������������������������������� 8:1 Section 8.02 PROCEDURE ��������������������������������������������������������������������������������������������������� 8:1 Section 8.03 STANDARDS FOR SPECIAL LAND USES ���������������������������������������������������� 8:2 Section 8.04 CONDITIONS OF APPROVAL ������������������������������������������������������������������������ 8:4 Section 8.05 EFFECTIVENESS �������������������������������������������������������������������������������������������� 8:4 Section 8.06 AMENDMENTS, EXPANSIONS, OR CHANGE IN USE ���������������������������������� 8:5 Section 8.07 INSPECTIONS �������������������������������������������������������������������������������������������������� 8:6 Section 8.08 REVOCATION �������������������������������������������������������������������������������������������������� 8:6 Article IX ESTABLISHMENT OF ZONING DISTRICTS AND MAP ����������������� 9:1 Section 9.01 ESTABLISHMENT OF DISTRICTS ������������������������������������������������������������������ 9:1 Section 9.02 ADOPTION OF ZONING MAP �������������������������������������������������������������������������� 9:1 Section 9.03 ZONING OF ANNEXED AREAS ���������������������������������������������������������������������� 9:2 Section 9.04 ZONING OF VACATED AREAS ���������������������������������������������������������������������� 9:2 Section 9.05 DISTRICT REQUIREMENTS ���������������������������������������������������������������������������� 9:2 Section 9.06 ZONING OF FILLED LAND ������������������������������������������������������������������������������ 9:3 iv �Article X USE BASED DISTRICTS �����������������������������������������������������������������10:1 Section 10.01 INTENT . . . . �������������������������������������������������������������������������������������������������� 10:1 Section 10.02 R-1 ONE-FAMILY RESIDENTIAL DISTRICT ���������������������������������������������� 10:1 Section 10.03 MF MULTIPLE-FAMILY RESIDENTIAL DISTRICT �������������������������������������� 10:2 Section 10.04 MHP MOBILE HOME PARK RESIDENTIAL DISTRICT ������������������������������ 10:3 Section 10.05 I-1 LIMITED INDUSTRIAL DISTRICT ���������������������������������������������������������� 10:5 Section 10.06 R-D RESEARCH AND DEVELOPMENT DISTRICT ������������������������������������ 10:6 Section 10.07 PF PUBLIC FACILITIES DISTRICT �������������������������������������������������������������� 10:7 Section 10.08 SUPPLEMENTAL DIMENSIONAL REGULATIONS APPLICABLE TO ALL USE BASED DISTRICTS ������������������������������������������������������������������������������������������������������ 10:8 Section 10.09 RESIDENTIAL DISTRICT USE TABLE �������������������������������������������������������� 10:8 Section 10.10 NON-RESIDENTIAL DISTRICT USE TABLE ���������������������������������������������10:11 Article XI FORM-BASED DISTRICTS ������������������������������������������������������������� 11:1 Section 11.01 INTENT, PURPOSE AND USE ���������������������������������������������������������������������11:1 Section 11.02 APPLICABILITY AND ORGANIZATION �������������������������������������������������������11:3 Section 11.03 STANDARDS APPLICABLE TO ALL USES �������������������������������������������������11:5 Section 11.04 CENTRAL BUSINESS DISTRICT (CBD) ���������������������������������������������������11:21 Section 11.05 VILLAGE COMMERCIAL (VC) �������������������������������������������������������������������11:26 Section 11.06 DEXTER ANN ARBOR ROAD CORRIDOR DISTRICT (ARC) �����������������11:30 Section 11.07 BAKER ROAD CORRIDOR DISTRICT (BRC) �������������������������������������������11:34 Section 11.08 VILLAGE RESIDENTIAL 1 �������������������������������������������������������������������������11:37 Section 11.09 VILLAGE RESIDENTIAL 2 �������������������������������������������������������������������������11:39 Section 11.10 FORM-BASED DISTRICT USE TABLE �������������������������������������������������������11:41 Section 11.11 DESIGN STANDARDS ���������������������������������������������������������������������������������11:46 v �Article XII DEVELOPMENT OPTIONS �����������������������������������������������������������12:1 Section 12.01 SITE CONDOMINIMUMS ������������������������������������������������������������������������������ 12:1 Section 12.02 RESIDENTIAL CLUSTER DEVELOPMENT ������������������������������������������������ 12:4 Article XIII RESERVED �����������������������������������������������������������������������������������13:1 Article XIV SPECIFIC USE PROVISIONS �����������������������������������������������������14:1 Section 14.01 INTENT ��������������������������������������������������������������������������������������������������������� 14:1 Section 14.02 SINGLE FAMILY DWELLING DESIGN STANDARDS �������������������������������� 14:1 Section 14.03 ACCESSORY DWELLING UNITS ���������������������������������������������������������������� 14:3 Section 14.04 HOME OCCUPATION ���������������������������������������������������������������������������������� 14:7 Section 14.05 MEDICAL USE OF MARIJUANA ���������������������������������������������������������������� 14:9 Section 14.06 MARIHUANA ESTABLISHMENTS PROHIBITED �������������������������������������� 14:13 Section 14.07 LIVE/WORK UNITS ������������������������������������������������������������������������������������ 14:14 Section 14.08 GROUP DAY CARE HOMES ���������������������������������������������������������������������� 14:14 Section 14.09 ADULT FOSTER CARE FACILITIES ���������������������������������������������������������� 14:15 Section 14.10 SENIOR ASSISTED AND INDEPENDENT LIVING ���������������������������������� 14:16 Section 14.11 NURSING AND CONVALESCENT HOMES ���������������������������������������������� 14:17 Section 14.12 RESERVED ������������������������������������������������������������������������������������������������ 14:17 Section 14.13 RESERVED ������������������������������������������������������������������������������������������������ 14:17 Section 14.14 RESERVED ������������������������������������������������������������������������������������������������ 14:17 Section 14.15 BED AND BREAKFASTS �������������������������������������������������������������������������� 14:17 Section 14.16 ACCESSORY SHORT-TERM RENTAL HOUSING ������������������������������������ 14:19 Section 14.17 VACATION RENTAL HOUSING ���������������������������������������������������������������� 14:21 Section 14.18 MOTELS AND HOTELS, INCLUDING ACCESSORY CONVENTION/MEETING FACILITIES AND RESTAURANTS ������������������������������������������������������������������������������������ 14:23 Section 14.19 RESERVED ������������������������������������������������������������������������������������������������ 14:23 Section 14.20 RESERVED ������������������������������������������������������������������������������������������������ 14:23 vi �Section 14.21 RESERVED ������������������������������������������������������������������������������������������������ 14:23 Section 14.22 RESERVED ������������������������������������������������������������������������������������������������ 14:23 Section 14.23 CEMETERIES �������������������������������������������������������������������������������������������� 14:23 Section 14.24 FUNERAL HOMES ������������������������������������������������������������������������������������ 14:23 Section 14.25 PLACES OF WORSHIP ������������������������������������������������������������������������������ 14:24 Section 14.26 RESERVED ������������������������������������������������������������������������������������������������ 14:24 Section 14.27 RESERVED ������������������������������������������������������������������������������������������������ 14:24 Section 14.28 RESERVED ������������������������������������������������������������������������������������������������ 14:24 Section 14.29 RESERVED ������������������������������������������������������������������������������������������������ 14:24 Section 14.30 RECREATION: COMMERCIAL OUTDOOR RECREATION ESTABLISHMENTS (EXCLUDING GOLF RELATED USES) ���������������������������������������������������������������� 14:24 Section 14.31 RECREATION: COMMERCIAL INDOOR RECREATION �������������������������� 14:25 Section 14.32 RECREATION: PRIVATE, NONCOMMERCIAL ���������������������������������������� 14:25 Section 14.33 RESERVED ������������������������������������������������������������������������������������������������ 14:25 Section 14.34 RESERVED ������������������������������������������������������������������������������������������������ 14:25 Section 14.35 RESERVED ������������������������������������������������������������������������������������������������ 14:26 Section 14.36 RESERVED ������������������������������������������������������������������������������������������������ 14:26 Section 14.37 KENNELS, COMMERCIAL/PET DAY CARE REGULATIONS ������������������ 14:26 Section 14.38 VETERINARY CLINICS AND HOSPITALS (SMALL ANIMAL CLINIC, LARGE ANIMAL CLINIC, SMALL ANIMAL HOSPITAL, AND VETERINARY HOSPITAL) ������������ 14:27 Section 14.39 RESERVED ������������������������������������������������������������������������������������������������ 14:28 Section 14.40 RESERVED ������������������������������������������������������������������������������������������������ 14:28 Section 14.41 RESERVED ������������������������������������������������������������������������������������������������ 14:28 Section 14.42 RESERVED ������������������������������������������������������������������������������������������������ 14:28 Section 14.43 ESSENTIAL PUBLIC SERVICES �������������������������������������������������������������� 14:29 Section 14.44 ESSENTIAL PUBLIC SERVICE BUILDINGS AND STRUCTURES ���������� 14:29 Section 14.45 ESSENTIAL PUBLIC SERVICE STORAGE YARDS �������������������������������� 14:29 Section 14.46 RESERVED ������������������������������������������������������������������������������������������������ 14:30 Section 14.47 RESERVED ������������������������������������������������������������������������������������������������ 14:30 vii �Section 14.48 RESERVED ������������������������������������������������������������������������������������������������ 14:30 Section 14.49 RESERVED ������������������������������������������������������������������������������������������������ 14:30 Section 14.50 RECEPTION ANTENNAE �������������������������������������������������������������������������� 14:30 Section 14.51 WIRELESS COMMUNICATION FACILITIES �������������������������������������������� 14:33 Section 14.52 SMALL CELLULAR FACILITIES �������������������������������������������������������������� 14:46 Section 14.53 RESERVED ������������������������������������������������������������������������������������������������ 14:46 Section 14.54 RESERVED ������������������������������������������������������������������������������������������������ 14:46 Section 14.55 RESERVED ������������������������������������������������������������������������������������������������ 14:47 Section 14.56 RESERVED ������������������������������������������������������������������������������������������������ 14:47 Section 14.57 DRIVE-THROUGH FACILITIES ������������������������������������������������������������������ 14:47 Section 14.58 AUTOMOBILE OR VEHICLE DEALERSHIPS ������������������������������������������ 14:48 Section 14.59 AUTOMOBILE SERVICE CENTERS AND MAJOR AUTOMOTIVE REPAIR ��������������������������������������������������������������������������������������������������������������������������������������������� 14:49 Section 14.60 AUTOMOBILE SERVICE (GASOLINE) STATIONS ���������������������������������� 14:50 Section 14.61 AUTOMOBILE WASHES, AUTOMATIC OR SELFSERVICE �������������������� 14:51 Section 14.62 RESERVED ������������������������������������������������������������������������������������������������ 14:51 Section 14.63 RESERVED ������������������������������������������������������������������������������������������������ 14:51 Section 14.64 RESERVED ������������������������������������������������������������������������������������������������ 14:51 Section 14.65 RESERVED ������������������������������������������������������������������������������������������������ 14:51 Section 14.66 ACCESSORY USE OR STORAGE OF HAZARDOUS MATERIALS �������� 14:51 Section 14.67 ADULT REGULATED USES ���������������������������������������������������������������������� 14:52 Section 14.68 RESERVED ������������������������������������������������������������������������������������������������ 14:58 Section 14.69 RESERVED ������������������������������������������������������������������������������������������������ 14:59 Section 14.70 RESERVED ������������������������������������������������������������������������������������������������ 14:59 Section 14.71 RESERVED ������������������������������������������������������������������������������������������������ 14:59 Section 14.72 OPEN AIR BUSINESSES �������������������������������������������������������������������������� 14:59 Section 14.73 OUTDOOR DISPLAY AREAS, TEMPORARY ������������������������������������������ 14:60 viii �Section 14.74 OUTDOOR SERVICE AREAS �������������������������������������������������������������������� 14:62 Section 14.75 TASTING ROOMS �������������������������������������������������������������������������������������� 14:67 ARTICLE XV ENVIRONMENTAL PROVISIONS ���������������������������������������������15:1 Section 15.01 PURPOSE ���������������������������������������������������������������������������������������������������� 15:1 Section 15.02 PERFORMANCE STANDARDS ������������������������������������������������������������������ 15:1 Section 15.03 PRESERVATION OF ENVIRONMENTAL QUALITY ������������������������������������ 15:2 Section 15.04 WETLAND PROTECTION ���������������������������������������������������������������������������� 15:4 Section 15.05 STORMWATER MANAGEMENT ������������������������������������������������������������������ 15:5 Section 15.06 CONSTRUCTION WITHIN DESIGNATED FLOODPLAIN AREAS �������������� 15:6 Section 15.07 GRADING, REMOVAL AND FILLING OF LAND ���������������������������������������� 15:7 Article XVI RESERVED �����������������������������������������������������������������������������������16:1 Article XVII RESERVED ���������������������������������������������������������������������������������17:1 Article XVIII RESERVED ���������������������������������������������������������������������������������18:1 Article XIX PUD PLANNING AND DEVELOPMENT REGULATIONS FOR PLANNED UNIT DEVELOPMENT DISTRICTS ���������������������������������������������19:1 Section 19.01 PURPOSE AND INTENT ������������������������������������������������������������������������������ 19:1 Section 19.02 PUD REGULATIONS ������������������������������������������������������������������������������������ 19:3 Section 19.03 GENERAL PROVISIONS ������������������������������������������������������������������������������ 19:4 Section 19.04 DESIGN STANDARDS �������������������������������������������������������������������������������� 19:7 Section 19.05 APPLICATION AND PROCESSING PROCEDURES �������������������������������� 19:10 Section 19.06 RESOLUTION OF AMBIGUITIES AND CHAPTER DEVIATIONS ������������ 19:16 Section 19.07 PUD CONDITIONS ������������������������������������������������������������������������������������ 19:17 Section 19.08 PHASING AND COMMENCEMENT OF CONSTRUCTION ���������������������� 19:17 Section 19.09 AS-BUILT DRAWINGS ������������������������������������������������������������������������������ 19:18 ix �Section 19.10 PERFORMANCE GUARANTEE ���������������������������������������������������������������� 19:18 Section 19.11 MODIFICATION TO AN APPROVED PUD PLAN �������������������������������������� 19:18 Section 19.12 VIOLATIONS ���������������������������������������������������������������������������������������������� 19:20 Article XX RESERVED �����������������������������������������������������������������������������������20:1 Article XXI SITE PLAN REVIEW �������������������������������������������������������������������21:1 Section 21.01 INTENT ��������������������������������������������������������������������������������������������������������� 21:1 Section 21.02 BUILDINGS, STRUCTURES, AND USES REQUIRING SITE PLAN REVIEW ����������������������������������������������������������������������������������������������������������������������������������������������� 21:1 Section 21.03 ADMINISTRATIVE REVIEW ������������������������������������������������������������������������ 21:1 Section 21.04 PRE-APPLICATION MEETING (OPTIONAL) ���������������������������������������������� 21:3 Section 21.05 PRELIMINARY SITE PLAN REVIEW ���������������������������������������������������������� 21:3 Section 21.06 FINAL SITE PLAN REVIEW ������������������������������������������������������������������������ 21:5 Section 21.07 COMBINING PRELIMINARY AND FINAL SITE PLANS ���������������������������� 21:8 Section 21.08 DATA REQUIRED FOR PRELIMINARY AND FINAL SITE PLANS ������������ 21:8 Section 21.09 CRITERIA FOR SITE PLAN REVIEW �������������������������������������������������������� 21:13 Section 21.10 FINAL SITE PLAN AND ENGINEERING �������������������������������������������������� 21:19 Section 21.11 AMENDMENT, REVISION OF SITE PLAN ������������������������������������������������ 21:19 Section 21.12 MODIFICATION OF PLAN DURING CONSTRUCTION ���������������������������� 21:20 Section 21.13 AS-BUILT DRAWINGS ������������������������������������������������������������������������������ 21:20 Section 21.14 PHASING OF DEVELOPMENT ������������������������������������������������������������������ 21:21 Section 21.15 INSPECTION ���������������������������������������������������������������������������������������������� 21:21 Section 21.16 PERFORMANCE GUARANTEES �������������������������������������������������������������� 21:22 Section 21.17 FEES ���������������������������������������������������������������������������������������������������������� 21:22 Section 21.18 VIOLATIONS ���������������������������������������������������������������������������������������������� 21:23 Section 21.19 PROPERTY MAINTENANCE AFTER APPROVAL ������������������������������������ 21:23 Section 21.20 DEVELOPMENT AGREEMENTS �������������������������������������������������������������� 21:23 x �Article XXII ADMINISTRATION AND ENFORCEMENT ���������������������������������22:1 Section 22.01 PURPOSE ���������������������������������������������������������������������������������������������������� 22:1 Section 22.02 ADMINISTRATION ���������������������������������������������������������������������������������������� 22:1 Section 22.03 DUTIES AND POWERS OF THE ZONING ADMINISTRATOR �������������������� 22:1 Section 22.04 ZONING COMPLIANCE PERMIT ���������������������������������������������������������������� 22:2 Section 22.05 BUILDING PERMITS ������������������������������������������������������������������������������������ 22:3 Section 22.06 CERTIFICATES OF OCCUPANCY �������������������������������������������������������������� 22:3 Section 22.07 RECORDS ���������������������������������������������������������������������������������������������������� 22:4 Section 22.08 NOTICES ������������������������������������������������������������������������������������������������������ 22:5 Section 22.09 FEES ������������������������������������������������������������������������������������������������������������ 22:6 Section 22.10 COMPLIANCE WITH PLANS AND APPLICATIONS ���������������������������������� 22:6 Section 22.11 VIOLATIONS ������������������������������������������������������������������������������������������������ 22:6 Section 22.12 DEVELOPMENT AGREEMENTS ���������������������������������������������������������������� 22:7 Article XXIII AMENDMENT PROCEDURE �����������������������������������������������������23:1 Section 23.01 INITIATION OF AMENDMENTS ������������������������������������������������������������������ 23:1 Section 23.02 AMENDMENT REQUEST ���������������������������������������������������������������������������� 23:1 Section 23.03 AMENDMENT PROCEDURE ���������������������������������������������������������������������� 23:1 Section 23.04 AMENDMENTS REQUIRED TO CONFORM TO COURT DECREE ������������ 23:2 Section 23.05 CRITERIA FOR AMENDMENT OF THE OFFICIAL ZONING MAP ������������ 23:3 Section 23.06 CRITERIA FOR AMENDMENT TO THE ZONING ORDINANCE TEXT ������ 23:3 Section 23.07 RESTRICTIONS ON RESUBMITTAL OF A REZONING REQUEST ���������� 23:4 Section 23.08 CONDITIONAL REZONING OF LAND �������������������������������������������������������� 23:4 Article XXIV ZONING BOARD OF APPEALS �����������������������������������������������24:1 Section 24.01 CREATION �������������������������������������������������������������������������������������������������� 24:1 Section 24.02 MEMBERSHIP AND TERMS ������������������������������������������������������������������������ 24:1 Section 24.03 MEETINGS ���������������������������������������������������������������������������������������������������� 24:2 xi �Section 24.04 APPEAL �������������������������������������������������������������������������������������������������������� 24:2 Section 24.05 JURISDICTION �������������������������������������������������������������������������������������������� 24:3 Section 24.06 STANDARDS FOR VARIANCES AND APPEALS �������������������������������������� 24:5 Section 24.07 ORDERS ������������������������������������������������������������������������������������������������������ 24:7 Section 24.08 NOTICE �������������������������������������������������������������������������������������������������������� 24:7 Section 24.09 EFFECTIVENESS ���������������������������������������������������������������������������������������� 24:7 Section 24.10 APPEAL OF BOARD OF ZONING APPEAL DECISION ���������������������������� 24:8 ARTICLE XXV SEVERABILITY, REPEAL, EFFECTIVE DATE, ADOPTION �25:1 Section 25.01 SEVERABILITY �������������������������������������������������������������������������������������������� 25:1 Section 25.02 REPEAL �������������������������������������������������������������������������������������������������������� 25:1 Section 25.03 EFFECTIVE DATE ���������������������������������������������������������������������������������������� 25:1 Section 25.04 ADOPTION ���������������������������������������������������������������������������������������������������� 25:1 xii �The City of DEXTER ~ ZONING ORDINANCE CITY OF DEXTER, MICHIGAN An ordinance relative to the designation, regulation and restriction of the location and use of buildings, structures and land for agricultural, residence, commerce, trade industry or other purposes; the regulation and limitation of the height, number of stories and size of buildings and other structures, hereinafter erected or altered; the regulation and determination of the size of yards and other open spaces; the regulation and limitation of the density of population; and pursuant to the aforesaid purposes, to divide the City of Dexter into Zoning Districts of such number, shape and area as may be deemed best suited to carry out the provisions of this ordinance and provide for the enforcement thereof pursuant to Act 110 of the Public Acts of 2006, as amended, known as the Michigan Zoning Enabling Act. THE CITY OF DEXTER ORDAINS: Article I ENACTING CLAUSE, TITLE, PURPOSES Section 1.01 ENACTING CLAUSE An ordinance adopted under the authority of, and in accordance with the provisions of the Michigan Zoning Enabling Act 110 of 2006 Public Acts of Michigan, to establish comprehensive zoning regulations for the City of Dexter, Washtenaw County, Michigan, and to provide for the administration, enforcement and amendment thereof, and the repeal of all ordinances in conflict herewith. Section 1.02 TITLE This Ordinance shall be known and may be cited as “The Zoning Ordinance of The City of Dexter”. The Zoning Map, referred to herein is entitled “Zoning Map, City of Dexter”. Section 1.03 PURPOSES This ordinance has been established for the purpose of: A. Promoting and protecting the public health, safety and general welfare; 1:1 �Zoning Ordinance 1:2 B. Protecting the traditional village character and stability of the residential, commercial and industrial areas, and promoting the orderly and beneficial development of such areas; C. Preventing the overcrowding of land and undue concentration of population by regulating the intensity of use of land and the area of open spaces surrounding buildings and structures necessary to provide adequate light, air, and privacy to protect the public health; D. Lessening and avoiding congestion on public highways and streets; E. Providing for the needs of residents, commerce, and industry in future growth to conform with the most advantageous uses of land, resources, and properties, with reasonable consideration of other things; F. Encouraging the most appropriate use of lands in accordance with their character and adaptability, and prohibiting uses which are incompatible with the character of development permitted within the specified zoning district; the general and appropriate trend and character of land, building, and population development as studied and recommended by the Planning Commission and the City of Dexter; G. Conserving the taxable value of land and structures; H. Conserving the expenditure of funds for public improvements and services; I. Protecting against fire, explosion, noxious fumes, and odors, heat, dust, smoke, noise, vibration, radioactivity, and other nuisances and hazards in the interest of the people; J. Regulate the completion, restoration, reconstruction, extension or substitution of nonconforming uses; K. Encourage use of the land and natural resources in accordance with their character and capacity, thus preserving the sensitive and important environmental features in the City such as wetlands, rivers, topography, open space, mature vegetation and wildlife habitat. The ordinance acknowledges the importance of these features for the long term economic climate of all uses in the City and the overall quality of life for City residents. �The City of DEXTER ~ Article II DEFINITIONS Section 2.01 INTERPRETATION For the purpose of this Ordinance, certain terms or words shall be interpreted as follows: A. The word “person” includes a firm, association, organization, partnership, trust, corporation or company, as well as an individual. B. Words used in the present tense includes the future tense. C. The singular number includes the plural and the plural includes the singular. D. The word “shall” is always mandatory and not discretionary. The word “may” is permissive. E. The words “used” or “occupied” include the words “intended”, “designed”, or “arranged” to be “used” or “occupied.” F. Any word or term not defined herein shall have the meaning of common or standard use, which is reasonable for context in which used herein. G. Questions of interpretation arising hereunder shall be decided by the Zoning Administrator whose decision may be appealed to the Zoning Board of Appeals. Whenever used in these Zoning Regulations, the following words and phrases shall have the meaning ascribed to them in this Section: Section 2.02 DEFINITIONS Accessory building or structure: A building or structure which is clearly incidental to, customarily found in connection with, subordinate to, and is located on the same zoning lot as the principal use to which it is exclusively related and is devoted exclusively to an accessory use. Accessory use or accessory: A use which is clearly incidental to, customarily found in connection with, and (except in the case of accessory off-road parking spaces or loading) located on the same zoning lot as the principal use to which it is related. When “accessory” is used in this text, it shall have the same meaning as accessory use. Accessory uses include, but are not limited to, uses such as those that follow: A. Residential accommodations for servants and/or caretakers within the principal building. 2:1 �Zoning Ordinance B. Accessory dwelling units (ADUs), also known as accessory apartments, second units, garden apartments, mother-in-law suites, or granny flats, are additional living quarters, which are located on single-family lots and are independent of the primary single-family dwelling unit, and which are for not more than one-family. ADUs are separate living spaces equipped with kitchen and bathroom facilities, which, depending on their location relative to the primary dwelling unit, are attached to or detached from the primary dwelling unit or located within the interior of the primary dwelling unit. ADUs are classified into three (3) categories and further defined as follows: 1. Attached ADUs are living spaces that are added onto the primary dwelling. An attached ADU may be located to the side or rear of the primary structure, as a new addition to the primary structure, a conversion of an attached garage, or a new addition constructed on top of an attached garage. ATTACHED 2. ABOVE GARAGE Detached ADUs are living spaces that are structurally separate from the primary dwelling. They can be constructed over or within an existing accessory structure, or through the conversion of an existing detached accessory structure, such as a detached garage, or as a new accessory stand-alone structure separate from the primary dwelling and any other accessory structures. GARAGE CONVERSION 1 2:2 GARAGE CONVERSION 2 GARAGE CONVERSION 2 NEW CONSTRUCTION �The City of 3. DEXTER ~ Interior ADUs are another type of attached ADU, with living spaces that are located within the primary dwelling, and are typically built through the conversion an existing space within a primary dwelling, such as, but not limited to, an attic or basement. BASEMENT/LOWER LEVEL SECOND/UPPER LEVEL C. Accessory short-term rental housing. See “Housing, accessory short-term rental.” D. Outdoor display areas, temporary. See “Outdoor display areas, temporary.” E. Outdoor display areas. See “Outdoor display areas.” F. Outdoor service areas. See “Outdoor service areas.” G. Swimming pools for the use of the occupants of a residence or their guests. H. Domestic or agricultural storage in a barn, shed, tool room, or similar accessory building or other structure. I. Storage of merchandise normally carried in stock in connection with a business or industrial use, unless such storage is excluded in the applicable district regulations. J. Storage of goods used in or produced by industrial uses or related activities, unless such storage is excluded in the applicable district regulations. K. Uses clearly incidental to a principal use such as offices of an industrial or commercial complex located on the site of the commercial or industrial complex. Act: The term “Act” or “doing of an act” includes “omission to act’ and for the purpose of this Ordinance does not include legislation. Adult foster care facility: A governmental or nongovernmental establishment that provides supervision, personal care, and protection, in addition to room and board, for adults for 24 hours a day, 5 or more days a week, and for 2 or more consecutive weeks for compensation at a single address as licensed and regulated by the Adult Foster Care Facility Licensing Act 218 of 1979, as amended, and the associated rules promulgated by the Michigan Department of Licensing and Regulatory Affairs. Adult foster care facilities include facilities and foster-care family homes for adults who are aged, mentally ill, developmentally disabled, or physically handicapped who require supervision on an ongoing basis but who do not require continuous nursing care. Providing room under a landlord and tenant arrangement does not, by itself, exclude a person from providing adult foster care. An adult foster-care facility does not include nursing homes, homes for 2:3 �Zoning Ordinance the aged, hospitals, alcohol or substance abuse rehabilitation centers, residential centers for persons released from or assigned to a correctional facility or any other facilities which have been exempted from the definition of adult foster-care facility by the Adult Foster Care Facility Licensing Act. The types of licensed adult foster-care facilities include the following, in accordance with the Adult Foster Care Facility Licensing Act and the associated administrative rules promulgated by the Michigan Department of Licensing and Regulatory Affairs: A. Adult foster care family home: A private residence with the approved capacity to receive six (6) or fewer adults to be provided with foster care. The adult foster care family home licensee must be a member of the household and an occupant of the residence. B. Adult foster care small group homes: A facility with the approved capacity to receive twelve (12) or fewer adults to be provided with foster care. C. Adult foster care large group home: A facility with approved capacity to receive at least thirteen (13) but not more than twenty (20) adults to be provided with foster care. D. Adult foster care congregate facility: An adult foster care facility with the approved capacity to receive more than twenty (20) adults to be provided with foster care. Adult day care center: A center other than a private residence in which more than six (6) adults are supervised and receive group care for periods of time not to exceed sixteen (16) hours in a twenty-four (24) -hour period. Adult day care home: A private residence in which six (6) adults or fewer are given care and supervision for periods of time not to exceed sixteen (16) hours in a twenty-four (24) -hour period. Adult regulated uses: As used in these Zoning Regulations, the following definitions shall apply to adult regulated uses: A. 2:4 Adult physical culture establishment: Any establishment, club, or business by whatever name designated, which offers or advertises, or is equipped or arranged so as to provide as part of its services, massages, body rubs, alcohol rubs, physical stimulation, baths, or other similar treatment by any person. The following uses shall not be included within the definition of an adult physical culture establishment: 1. establishments which routinely provide such services by a licensed physician, a licensed chiropractor, a licensed osteopath, a licensed physical therapist, a licensed practical nurse, or any other similarly licensed medical professional; 2. electrolysis treatment by a licensed operator of electrolysis equipment; �The City of DEXTER ~ 3. continuing instruction in martial or performing arts, or in organized athletic activities; 4. hospitals, nursing homes, medical clinics, or medical offices; 5. barber shops or beauty parlors and salons, which offer massages to the scalp, the face, the neck, or shoulders only; 6. adult photography studios whose principal business does not include the taking of photographs of specified human anatomical areas; and 7. a masseuse licensed by the State of Michigan and not engaged in massaging “specified anatomical areas” or engaged in “specified sexual activities” as described in this Section. B. Adult book or supply store: An establishment having ten percent (10%) or more of all usable interior, retail, wholesale, or warehouse space devoted to the distribution, display, or storage of books, magazines, and other periodicals and/or photographs, drawings, slides, films, video tapes, recording tapes, and/or novelty items which are distinguished or characterized by their emphasis on matters depicting, describing, or relating to “Specified Sexual Activities” or “Specified Anatomical Areas” (as defined herein), or an establishment with a segment or Section devoted to the sale or display of such material. C. Cabaret: An establishment where live entertainment is provided, presented, permitted, or performed, which performances are distinguished or characterized by an emphasis on or relationship to “Specified Sexual Activities” or “Specified Anatomical Areas” (as defined herein) for observation by or participation of patrons therein. Also, an establishment, which features any of the following: topless dancers and/or bottomless dancers, gogo dancers, strippers, male and/or female impersonators or similar entertainers, topless and/or bottomless waiters, waitresses and/or employees. D. Adult motion picture theater or adult live stage performing theater: An enclosed building wherein still or motion pictures, video tapes or similar material is presented or viewed which is distinguished or characterized by an emphasis on matter depicting, describing, or relating to “Specified Sexual Activities” or “Specified Anatomical Areas” (as defined herein) for observation by patrons therein. Such an establishment is customarily not open to the public generally, but only to one (1) or more classes of the public, excluding any minor by reason of age. E. Adult model studio: Any place where models who display “Specified Anatomical Areas” (as defined herein) are present to be observed, sketched, drawn, painted, sculptured, photographed, or similarly depicted by persons who pay some form of consideration or gratuity. This definition shall not apply to any accredited art school or similar educational institution. 2:5 �Zoning Ordinance 2:6 F. Adult motel: A motel wherein visual displays, graphic materials, or activities are presented which depict, describe, or relate to “Specified Sexual Activities” or “Specified Anatomical Areas” (as defined herein). G. Adult motion picture arcade or mini motion picture theater: Any place where motion picture machines, projectors, or other image producing devices are maintained to show images to five (5) or fewer persons per machine at any one time, and where the images displayed depict, describe, or relate to “Specified Sexual Activities” or “Specified “Anatomical Areas” (as defined herein). H. Adult, nude, partially nude dancing: A business having as its principal activity the live presentation of or display of nude, or partially nude, male, or female impersonator(s), dancer(s), entertainers(s), waiter(s) or waitress(es), or employee(s) and which may or may not feature the service of food or beverage. For the purpose of this Ordinance, nude or partially nude shall mean having any or all of the “Specified Anatomical Areas” exposed (as defined herein). I. Massage parlor or massage establishment: A place where manipulated massage or manipulated exercises are practiced for pay upon the human body by anyone using mechanical, therapeutic, or bathing devices or techniques, other than the following: a duly licensed physician, osteopath, or chiropractor; a registered or practical nurse operating under a physician’s directions; or, registered physical or occupational therapists or speech pathologists who treat patients referred by a licensed physician and operate only under such physician’s direction. A massage establishment may include, but is not limited to, establishments commonly known as massage parlors, health spas, sauna baths, Turkish bathhouses, and steam baths. Massage establishments, as defined herein, shall not include properly licensed hospitals, medical clinics, or nursing homes, or beauty salons or barber shops in which massages are administered only to the scalp, the face, the neck, or the shoulders. J. Adult personal service business: A business having as a principal activity a person of one sex, providing personal services for a person of the other sex, or same sex, on an individual basis in a closed room or a partitioned open space. It includes but is not limited to, the following activities and services: massage parlors, exotic rubs, modeling studios, body painting studios, wrestling studios, individual theatrical performances. It does not include activities performed by persons pursuant to, and in accordance with, licenses issued to such persons by the State of Michigan. K. Adult outdoor motion picture theater: A drive-in theater used for presenting material distinguished or characterized by an emphasis on matter depicting, describing, or relating to “specified sexual activities” or “specified anatomical areas” (as defined herein) for observation by patrons of the theater. Such establishment is customarily not open to the public generally, but only to one (1) or more classes of the public, excluding any minor by reason of age. �The City of L. M. DEXTER ~ Specified anatomical areas: Portions of the human body defined as follows: 1. less than completely and opaquely covered human genitals, pubic region, buttocks, or female breast below the point immediately above the top of the areola; and 2. human male genitals in a discernible turgid state, even if completely and opaquely covered. Specified sexual activities: The explicit display of one (1) or more of the following: 1. human genitals in a state of sexual stimulation or arousal; 2. acts of human masturbation, sexual intercourse, or sodomy; 3. fondling or other erotic touching of human genitals, pubic region, buttocks, or female breast; Alley: A strip of land dedicated to public use, generally for the purpose of providing vehicular access to the rear of properties to which the principal access is provided by an abutting road. Alterations: Any change, addition, or modification in construction or type of occupancy, or in the structural members of a building, such as walls or partitions, columns, beams or girders, the consummated act of which may be referred to herein as “altered” or “reconstructed.” Animal hospital: See Clinic, veterinary. Apartment: See Dwelling, multiple-family. Automobile: Unless specifically indicated otherwise, “automobile” shall mean any vehicle including, by way of example, cars, trucks, vans, motorcycles, and the like. Automobile or vehicle dealership: A business establishment that sells or leases new or used automobiles, trucks, vans, trailers, recreational vehicles, motorcycles, or other similar motorized transportation vehicles. An automobile or vehicle dealership may maintain an outdoor display and sales area of its inventory of new and/or used automobiles and vehicles for sale or lease. Accessory uses to an automobile or vehicle dealership may exist on-site, such as, but not limited to maintenance, repair and service areas, and parts storage, all within an enclosed building. Automobile or vehicle repair center: An automotive repair establishment which may conduct activities of automobile or vehicle service centers, defined herein, and one (1) or more of the following: general repair, engine rebuilding, rebuilding or reconditioning of motor vehicles, collision service, such as body, frame, or fender straightening and repair; overall painting and undercoating of automobiles, major overhauling of engine requiring removal of cylinder-head or crank casepan, recapping or retreading of tires, steam cleaning and similar activities. 2:7 �Zoning Ordinance Automobile or vehicle service center: A building or premises used primarily to provide general maintenance on automobiles such as oil changes and lubrication; servicing and repair of spark plugs, batteries, pumps, belts, hoses, air filters, windshield wipers and distributors; replacement of mufflers and exhaust systems, brakes and shock absorbers; radiator cleaning and flushing; sale and installation of automobile accessories such as tires, radios and air conditioners; wheel alignment, balancing and undercoating; but excluding tire recapping or grooving or any major mechanical repairs, collision work, or painting. An automobile service center may also sell gasoline, but is distinct from a gasoline service station (i.e., gas station without repair). Automobile wash: Any building or structure or portion thereof either as a principal or accessory use containing facilities for washing motor vehicles using production fine methods with a conveyor, blower, steam cleaning device or other mechanical washing devices; and shall also include coin and attendant operated drive-through, automatic selfserve, track mounted units and similar high volume washing establishments, but shall not include hand washing operations. Basement: That portion of a building, which is partly or wholly below grade, but so located that the vertical distance from the average grade to the floor is greater than the vertical distance from the average grade to the ceiling. This definition shall not apply to earthbermed, or earth-sheltered homes. A basement shall not be counted as a story. Bed-and-breakfast: A single-family dwelling which is owner occupied in which overnight accommodations are provided or offered for transient guests for compensation, often including provisions for a morning meal for overnight guests. Bedroom: A room or space used or intended to be used for sleeping purposes. Block: The property abutting one side of a road and lying between the two (2) nearest intersecting roads, (crossing or terminating) or between the nearest such road and parks, cemeteries, civic spaces, railroad right-of-way, unsubdivided acreage, lines of watercourses, or water bodies; or between any of the foregoing and any other barrier to the continuity of development, or corporate boundary lines of the municipality. Board of Appeals: The Zoning Board of Appeals of the City of Dexter. Boarding or rooming house: A building arranged or used for lodging for compensation, with or without meals, and not occupied as a single-family unit. Buildable area: The space remaining on a lot after compliance with the minimum required setbacks of the Ordinance. Building: Any structure, either temporary or permanent, having a roof supported by columns or walls, and intended for the shelter, or enclosure of persons, animals, chattels, or property of any kind. A building shall include tents, awnings, semitrailers, or vehicles situated on a parcel and used for the purposes of a building. A building shall not include 2:8 �The City of DEXTER ~ such structures as signs, fences, or smokestacks, but shall include structures such as storage tanks, coal bunkers, oil cracking towers, or similar structures. Building envelope: The area of a lot, which is defined by the minimum setback requirements within which building construction is permitted by the terms of these Zoning Regulations. Building height: The vertical distance measured from the established grade to the highest point of the roof surface for flat roofs; to the deck line of mansard roofs; and to the average height between eaves and ridge for gable, hip, and gambrel roofs. Building line: A line formed by parallel to the face of the building, and for the purposes of this Ordinance, a minimum building line is the same as a front setback line. Building, main or principal: A building, or where the context so indicates, a group of buildings in which is conducted the main or principal use of the lot on which said building is situated. Bulk: The term used to indicate the size and setbacks of buildings and structures and the location of same with respect to one another, including standards for the height and area of buildings; the location of exterior walls in relation to lot lines, roads, and other buildings; gross floor area of buildings in relation to lot area; open space; and, the amount of lot area required for each dwelling unit. Caliper: The diameter measured at four and one-half (4.5) feet above the natural grade for existing trees; twelve (12) inches above the average surrounding grade for new trees over four (4) inches in caliper and six (6) inches above the average surrounding grade for trees less than four (4) inches in caliper. Child care facility: A facility for the care of children under eighteen (18) years of age, as licensed and regulated by the State under the Child Care Organizations Act 116 of 1973, as amended, the Adult Foster Care Facility Licensing Act 218 of 1979, as amended, and the associated rules promulgated by the Michigan Department of Licensing and Regulatory Affairs. Such organizations shall be further defined as follows: A. Child care center: A facility, other than a private residence, receiving one (1) or more children under thirteen (13) years of age for care for periods of less than twenty-four (24) hours a day, where the parents or guardians are not immediately available to the child. Child care center includes a facility that provides care for not less than two (2) consecutive weeks, regardless of the number of hours of care per day. The facility is generally described as a child care center, day care center, day nursery, nursery school, parent cooperative preschool, play group, before- or after-school program, or drop-in center. “Child care center” or “day care center” does not include a Sunday school, a vacation bible school or a religious instructional class that is conducted by a religious institution or a facility operated by a religious organization where children are cared for during 2:9 �Zoning Ordinance short periods of time while persons responsible for such children are attending religious services. B. Foster family home: A private home of an individual who is licensed to provide twenty-four (24) -hour care for one (1) but not more than four (4) minor children who are placed away from their parent, legal guardian, or legal custodian in foster care. C. Foster family group home: A private home of an individual who is licensed to provide twenty-four (24) -hour care for more than four (4) but fewer than seven (7) minor children who are placed away from their parent, legal guardian, or legal custodian in foster care. D. Family child care home: A private home in which one (1) but fewer than seven (7) minor children are received for care and supervision for compensation for periods of less than twenty-four (24) hours a day, unattended by a parent or legal guardian, except children related to an adult member of the household by blood, marriage, or adoption. A family child care home includes a home in which care is given to an unrelated minor child for more than four (4) weeks during a calendar year. A family child care home does not include an individual providing babysitting services for another individual. E. Group child care home: A private home in which more than six (6) but not more than twelve (12) minor children are given care and supervision for periods of less than twenty-four (24) hours a day unattended by a parent or legal guardian, except children related to an adult member of the household by blood, marriage, or adoption. A group child care home includes a home in which care is given to an unrelated minor child for more than four (4) weeks during a calendar year. Carport (attached): A roofed structure attached to a principal structure providing space for the parking or storage of currently licensed and registered motor vehicles, having no doors and open on at least one (1) side. Carport (detached): A free standing roofed structure for the parking or storage of currently licensed and registered motor vehicles, completely open on one (1) side and not more than seventy-five percent (75%) enclosed on the opposite side. Cemetery: Land used or intended to be used for burial of the human dead including columbariums, crematories, and mausoleums and dedicated for such purposes. Central sanitary sewerage system: Any person, firm corporation, municipal department, or board duly authorized to furnishing under federal, state, or municipal regulations to the public sanitary sewerage disposal system from a central location or plant, but not including septic tanks. Central water system: Any person, firm, corporation, municipal department, or board 2:10 �The City of DEXTER ~ duly authorized to furnish and furnishing under federal, state, or municipal regulations to the public a central water system from a central location or plant. City: The City of Dexter, Michigan. City Council: The governing body of the City of Dexter, Michigan. Clinic, medical: Facilities for medical, dental, or psychiatric diagnosis and treatment, exclusive of major surgical procedures, for sick, ailing, and injured persons who are not kept overnight on the premises. Clinic, veterinary: An institution which is licensed by the Michigan Department of Health to provide for the care, diagnosis, and treatment of animals, including those in need of medical or surgical attention. Veterinary clinics shall be further defined as follows: A. Small animal clinic: A facility engaged in the prevention and treatment of animal diseases and ailments in common domestic house pets (see definition of pet). A clinic shall not board animals overnight except when the animal is recovering from treatment rendered in the same clinic. No outdoor boarding shall be permitted. Farm animals including horses, cattle, sheep swine and similar livestock are not to be treated at a small animal clinic. B. Large animal clinic: A facility engaged in the prevention and treatment of animal diseases and ailments in farm animals, including horses, cattle, sheep, swine, and similar livestock. A clinic shall not board animals overnight except when the animal is recovering from treatment rendered in the same clinic. No outdoor boarding shall be permitted. Club, private or fraternal organization and lodge halls: An organization of persons for special purposes or for the promulgation of sports, arts, sciences, literature, politics, or the like, but not operated for profit or to espouse beliefs or further activity that is not in conformance with the Constitution of the United States or any laws or ordinances. The facilities owned or used by such organization may be referred to as a “club” in these Zoning Regulations. Cluster development: A subdivision in which houses are grouped together in several modules, each one visually identifiable as an individual group, and the remainder of the subdivision being developed and reserved for the common enjoyment of the residents of the subdivision as open space or recreation area. Commercial use: An occupation, employment or enterprise that is carried on for profit by the owner. Commercial vehicle: Any vehicle possessing commercial license plates, and which falls into one (1) or more of the categories listed below: A. truck tractor; 2:11 �Zoning Ordinance B. semi-trailer, which shall include flat beds, stake beds, roll-off containers, tanker bodies, dump bodies and full or partial box-type enclosures; C. vending trucks, such as ice cream, milk, bread, fruit, or vending supply trucks; D. tow trucks; E. commercial hauling trucks; F. vehicle repair service trucks; G. snow plowing trucks; H. any vehicle with a commercial license plate having a gross vehicle weight in excess of ten thousand (10,000) pounds or a total length in excess of twenty-two (22) feet. Condominium: A condominium is a system of separate ownership of individual units and/or multiunit projects according to Public Act 59 of 1978, as amended. In addition to the interest acquired in a particular unit, each unit owner is also a tenant in common in the underlying fee and in the spaces and building parts used in common by all the unit owners. For the purposes of these Zoning Regulations, condominium terms shall be defined as follows: 2:12 A. Condominium Act: Shall mean Public Act 59 of 1978, as amended. B. Condominium lot: That portion of the land area of a site condominium project designed as the building envelope and intended to function similar to a platted subdivision lot for purposes of determining minimum yard setback requirements and other requirements set forth in the Schedule of Regulations of these Zoning Regulations. Setbacks for the building envelope shall be measured beginning at a point perpendicular to the edge of the pavement of the access road, private road, or public road. The setback shall include a distance of fifteen (15) feet from the edge of the pavement plus the required setback as stated in the Schedule of Regulations of this Ordinance. C. Condominium subdivision plan: Drawings and information which show the size, location, area, and boundaries of each condominium unit, building locations, the nature, location, and approximate size of common elements, and other information required by Section 66 of Michigan Public Act 59 of 1978, as amended. D. Condominium unit: That portion of the condominium project designed and intended for separate ownership and use, as described in the master deed for the condominium project. E. Common elements: Portions of the condominium project other than the condominium units. �The City of DEXTER ~ F. Contractible condominium: A condominium project from which any portion of the submitted land or buildings may be withdrawn pursuant to provisions in the condominium documents and in accordance with these Zoning Regulations and the Condominium Act. G. Conversion condominium: A condominium project containing condominium units some or all of which were occupied before the establishment of the condominium project. H. Convertible area: A unit or a portion of the common elements of the condominium project referred to in the condominium documents within which additional condominium units or general or limited common elements may be created pursuant to provisions in the condominium documents and in accordance with these Zoning Regulations and the Condominium Act. I. Expandable condominium: A condominium project to which additional land may be added pursuant to express provision in the condominium documents and in accordance with these Zoning Regulations and the Condominium Act. J. General common elements: Common elements other than the limited common elements, intended for the common use of all co-owners. K. Limited common elements: Portions of the common elements reserved in the master deed for the exclusive use of less than all co-owners. L. Master deed: The condominium document recording the condominium project to which are attached as exhibits and incorporated by reference the bylaws for the project and the condominium subdivision plan. M. Site condominium project: A condominium project designed to function in a similar manner, or as an alternative to a platted subdivision. Contractor’s yard: A site on which a building or construction contractor stores equipment, tools, vehicles, building materials, and other appurtenances used in or associated with building or construction. A contractor’s yard may include outdoor or indoor storage, or a combination of both. Convalescent home: A state-licensed medical-care institution providing twenty-four (24) -hour medical services for patients recovering from acute or postoperative conditions. Convenience store: A one-story, retail store that is designed and stocked to sell primarily food, beverages, and other household supplies to customers who purchase only a relatively few items (in contrast to a “supermarket”). Convenience stores are designed to attract a large volume of stop-and-go traffic. Curb cut (driveway): The entrance to or exit from a property provided for vehicular traffic to or from a public or private thoroughfare. 2:13 �Zoning Ordinance Cul-de-sac: See Street. Deck: A platform, constructed of wood, which is typically attached to a dwelling unit, which is commonly used for outdoor leisure activities. Density: The number of dwelling units situated on or to be developed per net or gross acre of land excluding area devoted to public ROW or easements. For purposes of calculating maximum density, only twenty-five percent (25%) of the acreage comprised of open water, land within the one hundred (100) -year floodplain elevation, and/or wetlands protected by the Goemaere-Anderson Wetland Protection Act, PA 203 of 1979, shall be calculated toward the total site acreage. Detention basin: A man-made or natural water collector facility designed to collect surface water in order to impede its flow and to release the water gradually at a rate not greater than that prior to the development of the property, into natural or man-made outlets. Development: The construction of a new building or other structure on a zoning lot, the relocation of an existing building on another zoning lot, or the use of open land for a new use. District: A portion of the incorporated area of the municipality within which certain regulations and requirements or various combinations thereof apply under the provisions of this Ordinance. Drive-through: An establishment so developed that some portion of its retail or service character is dependent upon providing a staging area and service window specifically designed for serving motorists while in a motor vehicle with carry-out and consumption or use after the vehicle is removed from the premises (see also definitions for restaurants). Dwelling, manufactured: A building or portion of a building designed for long-term residential use and characterized by all of the following: 2:14 A. The structure is produced in a factory in accordance with the National Manufactured Housing Construction and Safety Standards Act, as amended; and B. The structure is designed to be transported to the site in a nearly complete form, where it is placed on a foundation and connected to utilities; and C. The structure is designed to be used as either an independent building or as a module to be combined with other elements to form a complete building on the site. D. A manufactured dwelling may be a mobile home, defined as a type of manufactured housing structure, transportable in one (1) or more Sections, which is built upon a chassis and designed to be used as a dwelling with or without permanent foundation, when connected to the required utilities, and includes the plumbing, heating, air-conditioning, and electrical systems contained in the structure. �The City of DEXTER ~ Recreational vehicles as described and regulated herein shall not be considered “mobile homes” for the purposes of these Zoning Regulations. Dwelling, multiple-family: A building designed for and occupied by three (3) or more families living independently, with separate housekeeping, cooking, and bathroom facilities for each. Examples of multiple-family dwellings units include those commonly known as apartments, which are defined as follows: A. Apartment: An apartment is an attached dwelling unit with party walls, contained in a building with other apartment units which are commonly reached from a common stair landing or walkway. Apartments are typically rented by the occupants. Apartment buildings often may have a central heating system and other central utility connections. Apartments typically do not have their own yard space. Apartments are also commonly known as garden apartments or flats. B. Efficiency unit: An efficiency unit is a type of multiple-family or apartment unit consisting of one (1) principal room, plus bathroom and kitchen facilities, hallways, closets, and/or a dining alcove located directly off the principal room. Dwelling, one-family or single-family: An independent, detached residential dwelling designed for and used or held ready for use by one (1) family only. Single-family dwellings are commonly the only principal use on a parcel or lot. Dwelling, two-family or duplex: A detached building, designed exclusively for and occupied by two (2) families living independently of each other, with separate housekeeping, cooking, and bathroom facilities for each. Dwelling unit: One (1) or more rooms, along with bathroom and kitchen facilities, designed as a selfcontained unit for occupancy by one (1) family for living, cooking, and sleeping purposes. Dwelling unit, single-family attached or townhouse: A townhouse is an attached single-family dwelling unit with party walls, designed as part of a series of three (3) or more dwellings, with its own front door which opens to the outdoors at ground level, its own basement, and typically, with its own utility connections and front and rear yards. Townhouses are sometimes known as row houses. Easement: A right-of-way granted, but not dedicated, for limited use of private land for a public or quasi-public purpose and within which the owner of the property shall not erect any permanent structures. Erected: Built, constructed, altered, reconstructed, moved upon, or any physical operations on the premises which are required for construction, excavation, fill, drainage, and the like, shall be considered a part of erection. Essential service structures: The erection, construction, alteration or maintenance by public utilities or municipal departments of underground, surface, or overhead 2:15 �Zoning Ordinance gas, electrical, steam, fuel or water transmission or distribution system, collection, communication, supply or disposal systems, including poles, wires, water towers, lift stations, iron removal facilities, wells, water mains, drains, sewers, pipes, conduits, cables, fire alarm and police call boxes, traffic signals, hydrants and similar equipment in connection herewith, but not including buildings which are necessary for the furnishing of adequate service by such utilities or municipal departments for the general health, safety or welfare. Essential services shall not include storage yards, cellular telephone towers, recycling centers, commercial reception towers, air quality monitoring stations, propane sales, school bus parking yards, electrical towers, sales or business offices, or commercial buildings or activities or other similar uses. Excavation: Any breaking of ground, except common household gardening and ground care. Facade: The exterior wall of a building exposed to public view. Family: means either of the following: A. A domestic family, that is, one (1) or more persons living together and related by the bonds of consanguinity, marriage, or adoption, together with servants of the principal occupants and not more than one (1) additional unrelated person, with all of such individuals being domiciled together as a single, domestic, housekeeping unit in a dwelling. B. The functional equivalent of the domestic family, that is, persons living together in a dwelling unit whose relationship is of a permanent and distinct character and is the functional equivalent of a domestic family with a demonstrable and recognizable bond, which constitutes the functional equivalent of the bonds, which render the domestic family a cohesive unit. All persons of the functional equivalent of the domestic family must be cooking and otherwise operating as a single housekeeping unit. This definition shall not include any society, club, fraternity, sorority, association, lodge, organization, or group where the common living arrangement and/or the basis for the establishment of the functional equivalency of the domestic family is likely or contemplated to exist for a limited or temporary duration. There shall be a rebuttable presumption enforceable by the Zoning Administrator in the first instance that the number of persons who may reside as a functional equivalent family shall be limited to six (6). Such presumption may be rebutted by application for a special land use based upon the applicable standards in this Ordinance. Fence: A structure of definite height and location constructed of wood, masonry, stone, wire, metal or any other material or combination of materials serving as a physical barrier, marker, or enclosure, but excluding low solid masonry walls (see Sec. 3.18 Fences). Filling: The depositing or dumping of any matter onto or into the ground, except as part of common household gardening or ground care. 2:16 �The City of DEXTER ~ Flood plain: The area adjoining a river, stream, water course, or lake which is inundated by a flood discharge which results from a one hundred (100) year storm of a twenty-four (24) hour duration. The flood plain shall include the stream channel and overbank area (the floodway) and the fringe areas of the floodway. Floor area ratio (FAR): The ratio of the floor area of a building to the area of the lot on which the building is located. The ratio is calculated by dividing the total floor area by the total lot area, both areas being in the same unit of measure, and expressing the quotient as a decimal number. The term is commonly referred to as FAR. Floor area, gross: The total constructed area of a building. This area is computed by measuring to the outside finished surface of permanent outer building walls or from the centerline of walls separating two (2) buildings without any deductions except as noted. All enclosed floors of the building, including basements, garages (heated), mechanical equipment floors, penthouses, balconies, mezzanines, enclosed porches, accessory buildings attic floors space providing head room of at least seven feet six inches (7’6”) (whether or not floor has been installed) and the like are calculated. FLOOR AREA RATIO Total Floor Area (B + C) Floor Area Ratio = Total Area (A) C B A Floor area, gross (for the purposes of computing parking only): – Gross floor area shall be the sum of the horizontal areas of each story of the building, measured form the exterior surfaces of the exterior walls. Gross floor area shall include all spaces noted above except for: exterior porches, attached garages, attics and basements that cannot accommodate commercial or office operations other than unoccupied incidental storage. 2:17 �Zoning Ordinance Fraternal organization: See Club. Garage, private: An accessory building or portion of a main building designed or used solely for the storage of motor-driven vehicles, boats, and similar vehicles owned and used by the occupants of the building to which it is accessory. Garage, service: Any premises used for the storage or care of motor-driven vehicles, or where any such vehicles are equipped for operation, repaired, or kept for renumeration, hire or sale. Garden center: An establishment with retail sales of trees, fruits, vegetables, shrubbery, plants, landscaping supplies, lawn furniture, playground equipment and other home garden supplies and equipment. Gasoline service station: A place for the dispensing, sale, or offering for sale of motor fuels directly to users of motor vehicles. Gasoline service stations may also include an area devoted to sales of automotive items and convenience goods primarily sold to patrons purchasing gasoline. Grade: The ground elevation established for the purpose of regulating the number of stories and the height of buildings. The building grade shall be the level of the ground adjacent to the walls of the building if the finished grade is level. If the ground is not entirely level, the grade shall be determined by averaging the elevation of the ground for each face of the building. Group home: See Care Organization. Guest bedroom: A room used or intended to be used by one (1) or more guests for living or sleeping purposes. Gym or gymnasium: A room or building equipped for gymnastics, exercise, or sport. Habitable space: Space in a structure for living, sleeping, eating, or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces, and similar areas are not considered habitable spaces. Hazardous uses: All uses which involve the storage, sale, manufacture, or processing of materials which are dangerous and combustible and are likely to burn immediately, and from which either poisonous fumes or explosions are to be anticipated in the event of fire. These uses include all high hazard uses listed in the most recent edition of the Building Code adopted by the City. Height of building: See Building Height. Home occupation: An occupation or professional that is customarily incidental and secondary to the use of the dwelling. It is customarily conducted within a dwelling, carried out by its occupants utilizing equipment customarily found in a home and, except for a 2:18 �The City of DEXTER ~ sign allowed by this Ordinance, is generally not distinguishable from the outside. Hotel: A building or part of a building, with a common entrance or entrances, in which the dwelling units or rooming units are used primarily for occupancy by transient guests, and in which one (1) or more of the following services are offered: maid service, furnishing of linen, telephone, secretarial or desk service, and bellboy service. A hotel may include a restaurant or cocktail lounge, public banquet halls, ballrooms, or meeting rooms. Housing, accessory short-term rental: A dwelling unit or portion thereof, or an accessory apartment, that is occupied by a Permanent Resident and is rented or leased to transient guests for a period of fewer than thirty (30) consecutive calendar days per rental period. Consecutive month-to-month rentals or leases shall not be considered accessory shortterm rental housing. Housing, vacation rental: A dwelling unit that is not occupied by a Permanent Resident and is rented or leased to transient guests for a period of fewer than thirty (30) consecutive calendar days per rental period. Impervious surface: A surface that has been compacted or covered with a layer of material so that it is highly resistant to infiltration by water. Indoor recreation: An enclosed establishment, which provides indoor exercise facilities including court sport facilities; team sports activities; billiard halls; skating rinks; arcades; bounce arenas; climbing facilities; indoor golf; swimming facilities; bowling; shooting/ archery ranges and similar activities. Industry, heavy: A use engaged in the basic processing and manufacturing of materials or products predominantly from extracted or raw materials, or a use engaged in storage of, or manufacturing processes using flammable or explosive materials, or storage or manufacturing processes that potentially involve hazardous or commonly recognized offensive conditions. Industry, light: A use engaged in the manufacture, predominantly from previously prepared materials, of finished products or parts, including processing, fabrication, assembly, treatment, packaging, incidental storage, sales, and distribution of such products, but excluding basic industrial processing. Ingress and egress: As used in these Zoning Regulations, “ingress and egress” generally is used in reference to a driveway, which allows vehicles to enter or leave a parcel of property, or to a sidewalk, which allows pedestrians to enter or leave a parcel of property, a building, or another location. Junk: Any motor vehicles, machinery, appliances, products, or merchandise with parts missing, or other scrap materials that are damaged, deteriorated, or are in a condition, which prevents their use for the purpose for which the product was manufactured. 2:19 �Zoning Ordinance Junk yard: An area where waste, used or secondhand materials are bought and sold, exchanged, stored, baled, packed, disassembled, or handled including, but not limited to: scrap iron and other metals, paper, rags, rubber tires, and bottles. A “Junk Yard” includes automobile wrecking yards and includes any open area of more than two hundred (200) sq. ft. for storage, keeping or abandonment of junk. Kennel: Any lot or premises on which four (4) or more dogs, cats, or other domestic animals six (6) months or older are kept, either permanently or temporarily, either for sale, breeding, boarding, or training subject to the regulations set forth herein regulating commercial kennels. Laboratory: An establishment devoted to research and experimental studies, including testing, and analyzing, but not including manufacturing of any nature. Landscaping: The treatment of the ground surface with live plant materials such as, but not limited to, grass, ground cover, trees, shrubs, vines, and other live plant material. In addition, a landscape design may include other decorative man-made materials, such as wood chips, crushed stone, boulders, or mulch. Structural features such as fountains, pools, statues, and benches shall also be considered a part of landscaping, but only if provided in combination with live plant material. Artificial plant materials shall not be counted toward meeting the requirements for landscaping. Various landscaping related terms are defined as follows: 2:20 A. Berm: A raised earthen mound comprised of non-toxic materials with a flattened top and sloped sides, capable of supporting live landscaping materials. B. Buffer: strip of land of definite width and location reserved for the planting of a combination of shrubs, trees, and ground cover to serve as an obscuring screen or buffer for noise or visual enhancement, in accordance with the requirements of these zoning regulations. C. Grass: Any of a family of plants with narrow leaves normally grown as permanent lawns in Washtenaw County, Michigan. D. Ground cover: Low-growing plants that form a dense, extensive growth after one (1) complete growing season, and tend to prevent weeds and soil erosion. E. Hedge: A row of closely planted shrubs or low-growing trees which commonly form a continuous visual screen, boundary, or fence. F. Hydro-seeding: A method of planting grass where a mixture of the seed, water, and mulch is mechanically sprayed over the surface of the ground. G. Interior or parking lot landscaping: A landscaped area located in the interior of a site or parking lot in such a manner as to improve the safety of pedestrian and vehicular traffic, guide traffic movement and improve the appearance of the site. �The City of DEXTER ~ H. Mulch: A layer of wood chips, dry leaves, straw, hay, fiber, or other materials placed on the surface of the soil around plants to retain moisture, prevent weeds from growing, hold the soil in place, or aid plant growth. I. Nurse grass: Any of a variety of rapidly growing annual or perennial rye grasses used to quickly establish ground cover to prevent dust or soil erosion. J. Planting: A young tree, vine or shrub or other plant material that would be placed on or in the ground. K. Screen or screening: A wall, wood fencing, or combination of plantings of sufficient height, length, and opacity to form a visual barrier. If the screen is composed of nonliving material such material shall be compatible with materials used in construction of the main building, but in no case shall include wire fencing. L. Shrub: A self-supporting, deciduous or evergreen woody plant, normally branched near the base, bushy, and less than fifteen (15) feet in height. M. Sod: An area of grass-covered surface soil held together by matted roots. N. Tree: A self-supporting woody, deciduous or evergreen plant with a well-defined central trunk or stem which normally grows to a mature height of fifteen (15) feet or more in Washtenaw County, Michigan. O. 1. Deciduous tree: A variety of tree that has foliage that is shed at the end of the growing season. 2. Evergreen tree: A variety of tree that has foliage that persists and remains green throughout the year. Ornamental tree: A deciduous tree which is typically grown because of its shape, flowering characteristics, or other attractive features, and which grows to a mature height of twenty-five (25) feet or less. Live/Work units: A combined live/work space or integrated living unit and working space with an internal connection between the living unit and working space, occupied, and utilized by a single-family, in a commercial or mixed used zoning district. Examples of live/ work units include the following types: A. The live-within type: A workplace and living area completely overlapping, such that the demarcation line can be adjusted continuously on a daily cycle. B. The live-above type: The workplace is below the residential quarters. The separation between the two (2) functions is complete, allowing the commercial Section to the independently leased out for limited use. C. The live-behind type: The workplace in front of the residential quarters, thereby liberating the rear part of the lot for a conventional house. The demarcation between 2:21 �Zoning Ordinance the two (2) uses is complete, allowing the workspace to be leased to a separate entity for limited use. D. The live-in-front type: A single-family house where the workplace is typically behind the living quarters, along a rear alley. The house is intended to be fully compatible with a conventional house, with freestanding work quarters suitable for restricted uses. The demarcation between the two (2) uses is adjustable to changes in the family life. Loading space: An off-road space, on the same lot with a building, or group of buildings, for the temporary parking of a commercial vehicle while loading and unloading merchandise or materials. Local agent: A person that is authorized by the owner of a vacation rental to manage said vacation rental. Lot: A parcel of land occupied, or intended to be occupied, by a main building or a group of such buildings and accessory buildings, or utilized for the principal use and uses accessory thereto, together with such yards and open spaces as are required under the provisions of this Ordinance. A lot may or may not be specifically designated as such on public records. A lot shall have frontage on a dedicated road or, if permitted by the regulations set forth herein, on an approved private road. A lot may consist of: A. A single Lot of Record. B. A portion of a Lot of Record. C. A combination of complete Lots of Record, or portion thereof. D. A condominium lot. E. A piece of land described by metes and bounds. Lot area: The total horizontal area within the lot lines of the lot exclusive of any abutting public road right-of-way or private road easements, or the area of any water body. The net lot area shall be used in determining compliance with Minimum Lot Area standards. Lot Area Lot, contiguous: Lots adjoining each other. Lot, corner: A lot where the interior angle of two (2) adjacent sides at the intersection of two (2) roads is less than one hundred thirty-five (135) degrees. A lot abutting upon a curved road or roads shall be considered a corner lot for the 2:22 St ree t �The City of DEXTER ~ purposes of this Ordinance if the arc is of less radius than one hundred fifty (150) feet and the tangents to the curve, at the two (2) points where the lot lines meet the curve or the straight road line extended, form an interior angle of less than one hundred thirty-five (135) degrees. Lot coverage: The part or percent of the lot occupied by buildings and/or structures, including accessory buildings and structures, such as, but not limited to enclosed porches, breezeways, and swimming pools, but excluding sidewalks and driveway within nonrequired yards, and unenclosed porches, stairways, and decks. Lot depth: The horizontal distance between the front and rear lot lines, measured along the median between the side lot lines. Lo Lot, flag: A lot which is located behind other property or lots fronting on a public road, but which has a narrow extension to provide access to the public road. tD ep Lot, interior: Any lot other than a corner lot. th St ree t Lot lines: The lines bounding a lot as defined herein: A. Front lot line: In the case of an interior lot, is the line separating said lot from the road. In the case of a through or corner lot, is that line separating said lot from either road. B. Rear lot line: That lot line opposite the front lot fine. In the case of a lot pointed at the rear, the rear lot fine for purposes of measuring setbacks shall be along all lines on the opposite side of the lot from the front lot line as determined by the Zoning Administrator. C. Side lot line: Any lot line other than the front lot line or rear lot fine. A lot line separating the “side” of a structure from a road is a front lot fine (i.e., comer lots have two front lot lines). A side lot line separating a lot from another lot or lots is an interior side lot line. Rear Lot Line Side Lot Line Side Lot Line Front Lot Line St ree t 2:23 �Zoning Ordinance Through Lot Street Interior Lot Corner Lot Corner Lot Corner Lot Street Less than 150’ radius Less than 135 degrees INTERIOR, THROUGH, AND CORNER LOTS SIDEWALK Lot, through: Any interior lot having frontage on two (2), more or less, parallel roads as distinguished from a corner lot. In the case of a row of double frontage lots, all yards of said lots adjacent to roads shall be considered frontage, and front yard setbacks shall be provided as required. Lot of record: A parcel of land, the dimensions of which are shown on a document or map on file with the County Register of Deeds or in common use by Municipal or County Officials, and which actually exists as so shown, or any part of such parcel held in a record ownership separate from that of the remainder thereof. Lot width: The horizontal straight-line distance between the side lot lines, measured between the two (2) points where the front setback line intersects the side lot lines. Lot, zoning: A single tract of land, located within a single block, which at the time of filing for a building permit, is designated by its owner or developer as a tract to be used, developed, or built upon as a unit, under single ownership or control. A zoning lot shall satisfy this Ordinance with respect to area, size, dimensions, and frontage as required in the district in which the zoning lot is located. A zoning lot, therefore, may not coincide with a lot of record as filed with the County Register of Deeds, but may include one (1) or more lots of record. Manufactured home: A dwelling unit, which is designed for long-term residential use and is wholly or substantially constructed at an off-site location. Marijuana: Marijuana, also known as Marihuana, also known as Cannabis. The term shall have the meaning given to it in Section 7601 of the Michigan Public Health Code, 1978 PA 368, as amended, MCL 333.7106 et seq., as is referred to in Section 3(d) of the Michigan Medical Marihuana Act, PA 2008, Initiated Law 1, MCL 333.26423(d). Any other term pertaining to marijuana used in this Ordinance and not otherwise defined shall have the meaning given to it in the Michigan Medical Marihuana Act and/or in the General Rules of the Michigan Department of Community Health issued in connection with that Act. Marijuana collective, cooperative or dispensary: Any facility, structure, dwelling or other location where medical marijuana is grown, cultivated, processed, stored, transmitted, dispensed, consumed, used, given, delivered, provided, made available to and/or distributed by two (2) or more of the following: a registered primary caregiver or a registered qualifying patient, as defined by the Michigan Medical Marihuana Act, PA 2008, Initiated Law I, MCL 333.26421 et seq. (the “Act”), or a person in possession of an identification card issued under the Act or in possession of an application for such an 2:24 �The City of DEXTER ~ identification card. The term “collective” or “cooperative” shall not apply to an individual registered primary caregiver that provides necessary care and medical marijuana for medical use exclusively to his/her five (5) or fewer designated qualifying patients in strict accordance with the Michigan Medical Marihuana Act, PA 2008, Initiated Law I, MCL 333.26421 et seq. or the Administrative Rules of the Michigan Department of Community Health, Michigan Admin Code, R 333.101 through R 333.133. A “marijuana collective, cooperative or dispensary” shall not include the following uses: a State-licensed health care facility; a State-licensed residential care facility for the elderly or infirm; or a residential hospice care facility, as long as any such use complies strictly with applicable laws and rules of the State of Michigan. Marijuana dispensary or dispensary: See Marijuana Collective, Cooperative or Dispensary. Master plan: The Comprehensive Community Plan adopted by the Planning Commission including graphic and written proposals indicating the general location for roads, parks, schools, public buildings, and all physical development of the municipality, and includes any unit or part of such plan, and any amendment to such plan or parts thereof. Mechanical amusement device: Any machine or device, which operates as a game, entertainment, contest of skill, or amusement of any kind, and which has the following characteristics: A. The device may be identified as a video, electronic or mechanical device. B. The device may be operated and/or initiated upon the insertion of a coin, token, ticket, slug, plate, disc, key, or through the payment of a price. C. The device and the playing thereof offers no direct or automatic payoff or the return of money, goods, or services. D. This definition does not apply to the following: 1. a vending machine, which does not incorporate gaming or amusement features; 2. musical devices or coin operated radios; or 3. television sets in private quarters. Medical use of marijuana: The acquisition, possession, cultivation, manufacture, use, internal possession, delivery, transfer or transportation of marijuana or paraphernalia relating to the administration of marijuana to treat or alleviate a registered qualifying patient’s debilitating medical condition or symptoms associated with the debilitating medical condition, as defined under the Michigan Medical Marihuana Act, PA 2008, Initiated Law 1, MCL 333.26421 et seq. Mezzanine: An intermediate floor in any story occupying not to exceed one-third (1/3) of the floor area of such story. 2:25 �Zoning Ordinance Microbrewer/small distiller/small wine maker: A facility in which a limited amount beer, wine or other alcoholic beverages, defined by the State of Michigan Liquor Control Commission, are brewed, fermented, or distilled and then packaged and stored for distribution. Mini-warehouse: A building or group of buildings, each of which contains several individual storage units, each with a separate door and lock and which can be leased on an individual basis. Mini-warehouses are typically contained within a fenced, controlledaccess compound. Mobile home: A structure, transportable in one (1) or more Sections, which is built on a chassis and designed to be used as a dwelling unit, with or without permanent foundation, when connected to the required utilities, and including the plumbing, heating, air conditioning, and electrical systems contained in the structure. Mobile home does not include a trailer coach (recreational vehicle). Mobile home sales: A person, other than a manufacturer, engaged in the business of buying, selling, exchanging, leasing, or renting mobile homes. Mobile home park: A parcel or tract of land, under the control of a person, upon which three (3) or more mobile homes are located on a continual non-recreational basis and including all appurtenances that are incidental to the occupancy of a mobile home. Modular home: A pre-manufactured unit assembled of materials or products intended to comprise all or part of a building or structure and is assembled at other than the final location of the unit of the building or structures by a repetitive process under circumstances intended to ensure uniformity of quality and material content. Mortuary or funeral home: An establishment where the dead are prepared for burial or cremation and where wakes or funerals may be held. Motel: A series of attached, semi-detached or detached rental units containing a bedroom, bathroom, and closet space, but typically not cooking facilities. Units shall provide for overnight lodging and are offered to the public for compensation and shall cater primarily to the public traveling by motor vehicle. A motel may include a restaurant or cocktail lounge, public banquet halls, ballrooms, or meeting rooms. Natural features: Natural features shall include soils, wetlands, floodplain, water bodies and channels, topography, trees and other types of vegetative cover, and geologic formations. Noncommercial parks and recreational facilities: Any developed land used for active and/or passive recreational pursuits, within the jurisdiction and control of a governmental agency; commonly referred to as a “public park.” (effective May 26, 2016) Nonconforming use and building: A use and/or a building, lawfully existing at the time of adoption of this Ordinance or any subsequent amendment hereto, which does not 2:26 �The City of DEXTER ~ conform to the use, height, bulk placement, or yard provisions of the zoning district in which it is situated (see Article IV Non-Conformities). Nursery, plant materials: A space, building or structure, or combination thereof, for the storage of live trees, shrubs or plants offered for retail sale on the premises, including products used for gardening or landscaping. The definition of nursery within the meaning of this Ordinance does not include any space, building or structure used for the sale of fruits, vegetables, or Christmas trees. Nuisance factors: An offensive, annoying, unpleasant, or obnoxious thing or practice, a cause or source of annoyance, especially a continuing or repeating invasion of any physical characteristics of activity or use across a property fine which can be perceived by or affects a human being, or the generation of an excessive or concentrated movement of people or things, such as, but not limited to: noise, dust, smoke, odor, glare, fumes, flashes, illumination, vibration, shock waves, heat, electronic or atomic radiation, objectionable effluent, noise of congregation of people, particularly at night, passenger traffic, or invasion of non-abutting road frontage by traffic. Occupancy, change of: The term “change of occupancy” or “change of use” shall mean a discontinuance of an existing use and the substitution of a use of a similar or different kind or class, or, the expansion of a use. Occupied: Used in any manner at the time in question. Offset: The distance between the centerlines of driveways or roads across the road from one another. Off-road loading space: A facility or space which permits the standing, loading, or unloading of trucks and other vehicles other than on or directly from a public right-of-way. On-road loading space: A location within the public road right-of-way which has been approved by the City for the standing, loading, or unloading of trucks, vans or other vehicles. Off-road parking lot: A facility providing vehicular parking spaces along with adequate drives and aisles, for maneuvering, so as to provide access for entrance and exit for the parking of more than three (3) vehicles. On-road parking spaces: Spaces designated and signed for public parking within the public road right-of-way. Open air business: A business that is conducted primarily outdoors. Unless otherwise specified herein, open air-businesses include, but are not limited retail sales of garden supplies and equipment, including but not limited to: trees, shrubbery, plants, flowers, seed, topsoil, hummus, fertilizer, trellises, lawn furniture, playground equipment and other home garden supplies and home improvement equipment, such as lawn mowers, fertilizer spreaders, lawn rollers, etc. 2:27 �Zoning Ordinance Office: A building or portion of a building wherein services are performed involving predominantly administrative, professional, or clerical operations. Open space: Required open space shall be on the same lot with the principal use and shall be unoccupied and unobstructed from the ground upward except for living plant material recreational facilities, permitted signs, sidewalks, bike paths, and necessary drives and utility lines, unless as otherwise provided in this Ordinance. Where open space is required, no more than fifty percent (50%) of the required area shall be comprised of lakes, ponds, regulated wetlands or floodplain. Exceptions: The following structures may be located anywhere on the lot: open and unroofed terraces, patios, stoops and steps, ramps for handicapped access, awnings, flag poles, trellises, retaining walls, fountains, outdoor cooking equipment, sidewalks, mailboxes, light poles, and fences in accordance with Article III. In residential districts, the following types of structures may be located anywhere on the lot except in required front open space; fire escapes, and mechanical equipment. Certain architectural features such as cornices, eaves, gutters, and chimneys may project two (2) feet into required open space. Outdoor cafes: See “Outdoor service areas.” Outdoor display areas: An area of five hundred and fifty (550) sq. ft. or more in size used for the display of goods, products or other materials, typically not in a fixed position and capable of rearrangement, designed for the purpose of sale, rent, lease or exhibit by the principal permitted business whose goods, product or other materials are displayed and which are not removed daily at the time of or prior to the close of business. Outdoor display area, temporary: An area of less than five hundred and fifty (550) sq. ft. used for display and sale of merchandise, located outdoors; typically on a sidewalk facing the road or parking lot, which is directly adjacent and accessory to, but not located within the interior building walls of the principal retail establishment, for the purpose of sale, rent, or lease during the hours of operation of the retail establishment, where retail goods and merchandise are removed daily, at the time of or prior to the close of business. Outdoor dining and beverage service: See “Outdoor service areas.” Outdoor eating areas: See “Outdoor service areas.” Outdoor seating: See “Outdoor service areas.” Outdoor service areas: A porch, patio, deck, sidewalk, parking lot, parking space, or other public or private land area used for seated dining and beverage service, which is adjacent and accessory to, but not located within the interior building walls of food and/ or beverage establishments. Outdoor storage: The keeping, in an unroofed area or not within a fully enclosed building, of any goods, junk, material, merchandise or vehicles for more than twenty-four (24) hours. 2:28 �The City of DEXTER ~ Outlot: A parcel of land which is designated as an “outlot” on the recorded plat, and which is usually not intended to be used for the same purposes as other lots in the plat. Parcel: A continuous area, tract, or acreage of land that has not been divided or subdivided according to the provisions of the Subdivision Control Act and has frontage on a public road. Parking space: An area of definite length and width, said area shall be exclusive of drives, aisles or entrances giving access thereto, and shall be fully accessible for the parking of permitted vehicles. Performance guarantee: A financial guarantee to ensure that all improvements, facilities, or work required by this ordinance will be completed in compliance with the ordinance, regulations and the approved plans and specifications of a development. Permanent resident: A person who occupies a dwelling unit for at least sixty (60) consecutive days with intent to establish the dwelling unit as his or her primary residence. A Permanent Resident may be an owner or a lessee. Person: An individual, trustee, executor, fiduciary, corporation, firm, partnership, association, organization, or other legal entity acting as a unit. Personal fitness center: A facility which provides indoor exercise facilities, such as exercise machines and weight-lifting equipment, usually in a structured physical activity program supervised by professional physical fitness instructors. As defined herein, “personal fitness center” shall not include court sports facilities or spectator seating for sports events. A personal fitness center may or may not be enclosed within a gym. Personal service: A business that provides personal services directly to customers at the site of the business or that receives goods from or returns goods to the customer which have been treated or processed at another location. Personal services include, but are not limited to, hair salons, barber shops, pet grooming, tailor shops, shoe or jewelry repair, laundry, or dry-cleaning services. Pervious surface: A surface that permits full or partial absorption of storm water. Pet: A domesticated dog, cat, bird, gerbil, hamster, guinea pig, turtle, fish, rabbit, or other similar animal that is commonly available and customarily kept for pleasure or companionship. Places of worship: A site used for or intended for the regular assembly of persons for the conducting of religious services and accessory uses therewith. Planning Commission: The City of Dexter Planning Commission. Plug-in electric vehicle stations: Definitions for plug-in electric vehicle stations include the following: 2:29 �Zoning Ordinance 2:30 A. Accessible electric vehicle charging station: An electric vehicle charging station where the battery charging station is located within accessible reach of a barrierfree access aisle and the electric vehicle. B. Alternating current (AC) level 1 electric vehicle supply equipment (EVSE): An AC charging station or device that uses 120V AC power. C. AC level 2 EVSE: An AC charging station that uses 240V AC power. D. Battery charging station: An electrical component assembly or cluster of component assemblies designed specifically to charge batteries within electric vehicles. E. Battery electric vehicle (BEV): A vehicle that relies on a battery for one hundred percent (100%) percent of the time and must be plugged in to recharge. F. Charging levels: The standardized indicators of electrical force, or voltage, at which an electric vehicle’s battery is recharged. The terms 1, 2, and 3 are the most common charging levels, and include the following specifications: 1. Level-1 is considered slow charging. Voltage including the range from zero (0) through one hundred twenty (120). 2. Level-2 is considered medium charging. Voltage is greater than one hundred and twenty (120) and includes two hundred and forty (240). 3. Level-3 is considered fast or rapid charging. Voltage is greater than two hundred and forty (240). G. Charge coupler: The connector and cord set which connects the vehicle to supply power from the charging station. H. Direct current (DC) fast charge: A Level-3 charging station capable of charging a PEV’s battery to eighty percent (80%) in less than thirty (30) minutes. DC fast chargers typically use a three (3) -phase service at 208V AC or higher, with output levels between 2550kW. I. Electric vehicle (EV): Any vehicle that is licensed and registered for operation on public and private highways, roads, and roads; either partially or exclusively, on electrical energy from the grid, or an off-board source, that is stored on-board via a battery for motive purpose. “Electric vehicle” includes (1) a battery electric vehicle; and (2) a plug-in hybrid electric vehicle. K. Electric vehicle charging station (EVCS): A public or private parking space that is served by battery charging equipment that has as its primary purpose the transfer of electric energy (by conductive or inductive means) to a battery or other energy storage device in an electric vehicle. An electric vehicle charging station equipped with Level-1 or Level-2 charging equipment is permitted outright as an accessory use to any principal use. �The City of DEXTER ~ L. Electric vehicle charging station – private restricted use (EVCS-PRU): An electric vehicle charging station that is (1) privately owned with restricted access (e.g., single-family and two-family dwellings, multiple-family dwellings, executive parking, designated employee parking) or (2) publicly owned and restricted (e.g., fleet parking with no access to the general public). M. Electric vehicle charging station – public use (EVCS-PU): An electric vehicle charging station that is (1) publicly owned and publicly available (e.g., Park & Ride parking, public library parking lot, on-road parking) or (2) privately owned and available to visitors of the use (e.g., shopping center parking). O. Electric vehicle infrastructure: Conduit/wiring, structures, machinery, and equipment necessary and integral to support an electric vehicle, including battery charging stations and rapid charging stations. P. Electric vehicle parking space: Any marked parking space that identifies the use to be exclusively for parking of an electric vehicle. Q. Electric vehicle supply equipment (EVSE): The equipment used to charge the battery onboard a vehicle, commonly referred to as a charging station. R. Non-electric vehicle: Any motor vehicle that does not meet the definition of electric vehicle. S. Plug-in electric vehicle (PEV): A vehicle that draws electricity from a battery with a capacity of at least four kilowatt hours and is capable of being charged from an external source. T. Plug-in hybrid electric vehicle (PHEV): An electric vehicle that (1) contains an internal combustion engine and also allows power to be delivered to drive wheels by an electric motor; (2) charges its battery primarily by connecting to the grid or other off-board electrical source; (3) may additionally be able to sustain battery charge using an on-board internal-combustion-driven generator; and (4) has the ability to travel powered by electricity. Pool or billiard hall: An establishment wherein the substantial or significant portion of all useable floor area is devoted to the use of pool or billiard tables. Porch, Enclosed: A covered entrance to a building or structure which is totally enclosed, and projects out from the main wall of said building or structure and has a separate roof or an integral roof with the principal building or structure to which it is attached. Porch, Unenclosed: A covered entrance to a building or structure which is unenclosed except for columns supporting the porch roof, and projects out from the main wall of said building or structure and has a separate roof or an integral roof with the principal building or structure to which it is attached. 2:31 �Zoning Ordinance Principal use: The main use to which the premises are devoted and the principal purpose for which the premises exist. In cases where there is more than one (1) use, the use comprising the greatest floor area shall generally be considered the principal use, except in cases where a use comprising a secondary amount of floor area is considered to have greater impact in terms of traffic generated, noise levels, disruption of views and similar impacts. Property lines: The lines bounding a lot; the lot lines. Public utility: A public corporation, franchise, municipal department, board, or commission duly authorized to furnish and furnishing under Federal, State or Municipal regulations to the public: gas, steam, electricity, sewage disposal, telephone service (excluding cellular phone facilities), cable television services, telegraph, transportation, or water. Reasonable access: An access management term defined as ensuring a motorist can enter or exit a parcel in an uncomplicated manner that will not significantly prevent their visiting an establishment. Reasonable access may not always be the most direct access, but may involve use of a shared driveway or service drive. Reception antenna: An exterior apparatus that is capable of receiving communication for radio or television purposes including satellite reception antennas but excluding facilities considered to be essential public service facilities or those preempted from City regulation by applicable state, FCC or other federal laws or regulations. Recreation, commercial indoor: An enterprise conducted indoors, which receives a fee in return for the provision of some recreational activity or facility. Such activities and facilities include, but are not limited to: bowling alleys; ice arenas or skating rinks; indoor soccer, baseball, football, or other athletic fields; indoor miniature golf courses and driving ranges; indoor tennis, basketball or other athletic courts; and other similar facilities or activities. Recreation, commercial outdoor: An enterprise conducted primarily outdoors, which receives a fee in return for the provision of some recreational activity or facility. Such activities and facilities include, but are not limited to: soccer, baseball, football, or other athletic fields; outdoor miniature golf courses and driving ranges; music concert pavilions and bandshells; tennis, basketball or other athletic courts; outdoor skating rinks; rentals of bicycles, canoe and/or kayak liveries with outdoor storage, pick up or drop off; and other similar facilities or activities. Recreation, private non-commercial: A recreation facility operated by an institution, condominium association or non-profit to provide some recreational activity or facility, indoor or outdoor. Such activities and facilities include, but are not limited to swimming pool clubs, athletic fields, and skating rinks. Recreation land: Any publicly or privately owned lot or parcel that is utilized for recreational activities, such as, but not limited to, camping, swimming, picnicking hiking, nature study, hunting, boating, and fishing. 2:32 �The City of DEXTER ~ Recreational vehicle: “Recreational Vehicles” shall include the following: A. Travel trailers: A portable vehicle on a chassis, which is designed to be used as a temporary dwelling during travel recreational and vacation uses, and which may be identified as a “travel trailer” by the manufacturer. Travel trailers generally include selfcontained sanitary, water, and electrical facilities. B. Pickup camper: A structure designed to be mounted on a pickup or truck chassis with sufficient equipment to render it suitable for use as a temporary dwelling during the process of travel recreational and vacation uses. C. Motor home: A recreational vehicle intended for temporary human habitation, sleeping, and/or eating, mounted upon a chassis with wheels and capable of being moved from place to place under its own power. Motor homes generally contain sanitary, water, and electrical facilities. D. Folding tent trailer: A folding structure, mounted on wheels and designed for travel and vacation use. E. Boats and boat trailers: “Boats” and “boat trailers” shall include boats, floats, rafts, canoes, plus the normal equipment to transport them on the highway. F. Other recreational equipment: Other recreational equipment includes snowmobiles, jet skis, all terrain or special terrain vehicles, utility trailers, plus the normal equipment used to transport them on the highway. Recognizable and substantial benefit: A clear benefit, both to the ultimate users of the property in question and to the community, which would reasonably be expected to accrue, taking into consideration the reasonably foreseeable detriments of the proposed development and uses. Such benefits may include: long-term protection or preservation of natural resources and natural features, historical features, or architectural features; or, elimination of or reduction in the degree of nonconformity in a nonconforming use or structure. Recycling center: A facility at which used material is separated and processed prior to shipment to others who will use the materials to manufacture new products. This use is distinct from a junkyard or a salvage yard. Residential cluster development: A grouping of single-family residences on lots where area and width requirements have been reduced below the minimums required in the district in which located, with the excess land area which results from the lot size reductions placed into common open space. (See Section 8.11, Special Land Use Specific Requirements) Restaurant: A restaurant is any establishment whose principal business is the sale of food and beverages to the customer in a ready-to-consume state, and whose method of operation is characteristic of a carry-out, drive-in, drive through, fast food, standard 2:33 �Zoning Ordinance restaurant, or bar/lounge, or combination thereof, as defined below: A. Restaurant, carry-out: A carry-out restaurant is a business establishment whose method of operation involves sale of food, beverages, and/or frozen desserts in disposable or edible containers or wrappers in a ready-to-consume state for consumption primarily off the premises. B. Restaurant, drive-in: A drive-in restaurant is a business establishment whose method of operation involves delivery of prepared food so as to allow its consumption in a motor vehicle or elsewhere on the premises, but outside of an enclosed building. C. Restaurant, drive-through: A drive-through restaurant is a business establishment whose method of operation involves the delivery of the prepared food to the customer in a motor vehicle, typically through a drive-through window, for consumption off of the premises. Any restaurant with a drive-through operation, whether the principal or accessory use, shall be defined as a drive-through restaurant. D. Restaurant, open-front: An establishment that sells food or beverages through a window to serve pedestrians not requiring the patron to enter the structure. E. Restaurant, sit-down: A standard restaurant is a business establishment whose method of operation involves either: F. 1. the delivery of prepared food by waiters and waitresses to customers seated at tables within a completely enclosed building; or 2. the prepared food is acquired by customers at a cafeteria line and is subsequently consumed by the customers at tables within a completely enclosed building. Restaurant, bar/lounge/tavern: A bar or lounge is a type of restaurant which is operated primarily for the dispensing of alcoholic beverages, although the sale of prepared food or snacks may also be permitted. If a bar or lounge is part of a larger dining facility, it shall be defined as that part of the structure so designated or operated. Retention basin: A pond, pool or basin used for the permanent storage of storm water runoff. Right-of-way: The strip of land which a dedicated easement exists to allow facilities such as roads, crosswalks, railroad, electric transmission lines, oil or gas pipeline, water main, sanitary or storm sewer main, shade trees or other similar uses. Room: For the purpose of determining lot area requirements and density in a multiplefamily district, a room is a living room, dining room or bedroom, equal to at least eighty (80) sq. ft. in area. A room shall not include the area in kitchen, sanitary facilities, utility 2:34 �The City of DEXTER ~ provisions, corridors, hallways, and storage. Plans presented showing one (1), two (2), or three (3) bedroom units and including a “den”, “library”, or other extra room shall count such extra room as a bedroom for the purpose of computing density. Salvage yard: An area where waste and used or secondhand materials are bought and sold, exchanged, stored, packed, disassembled or handled including but not limited to: scrap iron and other metals, paper, rags, rubber tires and bottles. A salvage yard includes junkyards and similar facilities including automobile wrecking yards and any open area of more than two hundred (200) sq. ft. for storage, keeping or abandonment of junk. Seasonal or special event: An occurrence or noteworthy happening of seasonal, civic, or religious importance, which is organized and sponsored by the City of Dexter or by a nonprofit Dexter community group, congregation, organization, club, or society, and which offers a distinctive service to the community, such as public entertainment, community education, civic celebration, or cultural or community enrichment. Special events typically run for a short period of time (less than two (2) weeks) and are unlike the customary or usual activities generally associated with the property where the special event is to be located. Service drive: Any private road that is generally parallel to an arterial road and that is designed to provide access to abutting properties so that these properties are somewhat sheltered from the effects of the through traffic on the arterial road and so that the flow of traffic on the arterial road is not impeded by direct driveway access from a large number of abutting properties. Semitrailer: A trailer, which may be enclosed or not enclosed, having wheels generally only at the rear, and supported in front by a truck tractor or towing vehicle. Senior housing: A building or group of buildings containing dwellings intended to be occupied by older persons as defined by the Fair Housing Act. Senior housing may include independent and/or assisted living arrangements but shall not include convalescent homes or homes for the aged regulated by the state. The following additional definitions shall apply: Senior assisted living: Housing that provides twenty-four (24) -hour supervision and is designed and operated for elderly people who require some level of support for daily living. Residents may receive support services for daily living based on individual needs. Such support shall include daily personal care, meals, transportation, security and housekeeping. Individual dwellings may contain kitchen facilities. Senior independent living: Housing that is designed and operated for elderly people in good health who desire and are capable of maintaining independent households, and do not require assistance to meet daily needs. Such housing may provide certain services such as meals, linkage to health care, transportation, security, housekeeping, and recreational and social activities. Project sites shall be designed to accommodate an active and mobile resident population. Individual dwellings are designed to promote independent living and shall contain kitchen facilities. 2:35 �Zoning Ordinance Service truck: A pickup truck or van that is used in conjunction with a repair or maintenance business, such as a plumbing, electrical, or carpentry business. Setback: Is the distance required to obtain the minimum required distance between the front, side or rear lot lines and the building lines or parking lot. Setbacks from a public road or private road shall be measured from the right-of-way line or easement. Setbacks shall remain as open space as defined herein, unless otherwise provided for in this ordinance. Shopping center: A grouping of retail businesses and service uses on a single site with common parking facilities. Shoreline: The line between upland and bottomland which persists through excessive changes in water levels, below which the presence and action of the water is so common or recurrent that the character of the land is marked distinctly from the upland and is apparent in the soil, the configuration of the soil surface and the vegetation. Sign: Any device, fixture, placard, or structure that uses any color, form, graphic, illumination, symbol, or writing to communicate information of any kind to the public. For the purpose of this Ordinance, sign shall also include the following terms: Animated sign: Any sign that uses movement or change of lighting to depict action or create a special effect or scene. Awning sign: See “canopy sign.” Banner: Any sign of lightweight fabric or similar material that is attached to a pole or a building at one (1) or more edges. Flags are not considered banners. Billboard: An off-premises sign with an area in excess of two hundred (200) sq. ft.. Beacon: Any light with one (1) or more beams directed into the atmosphere or directed at one (1) or more points not on the same zoning lot as the light source; also, any light with one (1) or more beams that rotate or move. Box sign: A sign that contains all the text or text and logo symbols within a single enclosed cabinet. Building sign: Any sign attached to any part of a building, as contrasted to a ground sign. Building signs shall include the following types of signs as defined in this Section: Canopy, Wall, permanent window, and channel letter signs. Canopy sign: Any sign that is a part of or attached to an awning, canopy, or other fabric, plastic, or structural protective cover over a door, entrance window, or outdoor service area. Changeable copy sign: A sign or portion thereof with characters, letters, or 2:36 �The City of DEXTER ~ illustrations that can be changed or rearranged without altering the face or the surface of the sign. A sign on which the message changes more than one (1) time per day shall be considered an animated sign and not a changeable copy sign for purposes of this Ordinance. Channel letter sign: Any sign installed as a cabinet or as individual letters, with self-contained illumination. Electronic message sign (EMS): A sign or portion of a sign that displays an electronic image or video, which may or may not include text, introducing any sign or portion of a sign that uses changing lights or similar forms of electronic display such as LED to form a sign message with text and or images wherein the sequence of messages and the rate of change is electronically programmed and can be modified by electronic processes. This definition includes without limitation television screens, plasma screens, digital screens, flat screens, LED displays, video boards, and holographic displays. Flag: Any sign printed or painted on fabric, plastic, canvas or other like material containing distinctive colors, patterns, or symbols, and attached to a pole or staff anchored along one (1) edge, or supported or anchored at two (2) corners of a single edge. Ground sign: Any sign supported by structures or supports that are placed on, or anchored in, the ground and that are independent from any building or other structure. Integral sign: Signs carved into stone, concrete or similar material or made of other permanent type construction and made an integral part of the structure. Non-conforming sign: Any sign that does not conform to the requirements of this Ordinance. Pennant: Any lightweight plastic, fabric, or other material, whether or not containing a message of any kind, suspended from a rope, wire, or string, usually in series, designed to move in the wind. Portable sign: Any sign not permanently attached to the ground or other permanent structure, or a sign designed to be transported, including, but not limited to, signs designed to be transported by means of wheels; signs converted to A or T-frames; menu and sandwich board signs; and balloons used as signs. Projecting sign: Any sign affixed perpendicular to a building or wall in such a manner that its leading edge extends more than six (6) inches beyond the surface of such building or wall, with the exception of channel letter signs. Residential wall plate: A wall sign mounted on the wall of a residential dwelling unit. 2:37 �Zoning Ordinance Roof sign: Any sign erected and constructed wholly on and over the roof of a building, supported by the roof structure, and extending vertically above the highest portion of the roof. Suspended sign: A sign that is suspended from the underside of a horizontal plane surface and is supported by such surface. Temporary sign: A sign that is intended to be displayed for a limited period of time. Vehicular sign: A sign attached to or painted on vehicles or trailers parked and visible from the public right-of- way, unless said vehicle is licensed operable and used in the normal day-to-day operations of the business. Wall sign: Any sign attached parallel to a wall, painted on the wall surface of, or erected and confined within the limits of an outside wall of any building or structure, which is supported by such wall or building, and which displays only one (1) sign surface. Window sign: Any sign, pictures, symbol, or combination thereof, designed to communicate information that is placed inside a window or upon the window panes or glass and is visible from the exterior of the window. Site development plan: The development plan for one (1) or more lots on which is shown the existing and proposed conditions of the lot, including topography, vegetation, drainage, flood plains, wetlands, and waterways; landscaping and open spaces; walkways; means of ingress and egress; pedestrian and vehicular circulation; utility services; structures and buildings; signs and lighting; berms, buffers, and screening devices; surrounding development; and any other information that reasonably may be required in order that an informed decision can be made by the approving authority. Solar energy collector: A panel or panels and/or other devices or equipment, or any combination thereof, that collect, store, distribute and/or transform solar, radiant energy into electrical, thermal or chemical energy for the purpose of generating electric power or other form of generated energy for use in or associated with a principal land use on the parcel of land on which the solar energy collector is located and, if permitted, for the sale and distribution of excess available electricity to an authorized public utility for distribution to other lands. Building-mounted solar energy collector: A solar energy collector attached to the roof or wall of a building, or which serves as the roof, wall, or window or other element, in whole or in part, of a building. Ground-mounted solar energy collector: A solar energy collector that is not attached to and is separate from any building on the parcel of land on which the solar energy collector is located. 2:38 �The City of DEXTER ~ Special land use: Any land use, which requires approval by the City Council according to the standards listed in this Ordinance, and as authorized in the City or City Zoning Act. Street: Any public or private thoroughfare or right-of-way, other than a public or private alley, dedicated to or designed for travel and access to any land, lot or parcel whether designated as a road, avenue, highway, boulevard, drive lane, place, court, or any similar designation. Various types of roads are defined as follows: A. Private road: Any road which is to be privately maintained and has not been accepted for maintenance by the City, Washtenaw County, the State of Michigan, or the federal government, but which meets the requirements of these Zoning Regulations or has been approved as a private road by the City under any prior ordinance. B. Public road: Any road or portion of a road which has been dedicated to and accepted for maintenance by the City, Washtenaw County, State of Michigan, or the federal government. C. Arterial road: A road, which carries high volumes of traffic and serves as an avenue for circulation of traffic onto, out of, or around the City. An arterial road may also be a major thoroughfare. D. Collector road: A road whose principal function is to carry traffic between minor and local roads and arterial roads but may also provide direct access to abutting properties. E. Cul-de-sac: A road with only one (1) end open to vehicular traffic and being permanently terminated at the other end by a vehicular turn-around.. F. Local or minor road: A road whose principal function is to provide access to abutting properties and is designed to be used or is used to connect minor and local roads with collector or arterial roads. Story: That part of a building, except a mezzanine as defined herein, included between the surface of one (1) floor and the surface of the next floor, or if there is no floor above, then the ceiling next above. A basement shall not be counted as a story. Story, half: An uppermost story lying under a sloping roof having an area of at least two hundred (200) sq. ft. with a clear height of seven feet six inches (7’6”). For the purposes of this Ordinance, the usable floor area is only that area having at least four (4) feet clear height between floor and ceiling. Street line (right-of-way line): The dividing line between the road and a lot. Structure: Anything constructed or erected, the use of which requires location on ground or attachment to something having location on the ground. Structures include, but are not limited to, principal and accessory buildings, towers, decks, fences, privacy screens, 2:39 �Zoning Ordinance walls, antennae, swimming pools, signs, gas or liquid storage facility, mobile homes, access drives, sidewalk, road directional or road name sign, and landscape improvements. Essential public utility poles, regulatory signs, necessary drives, sidewalks, bike paths, permitted parking, permitted signs and landscaping are not considered structures within required setback open spaces. Structural addition: Any alteration that changes the location of the exterior walls or area of a building. Subdivision plat: The division of a tract of land for the purpose of sale or building development, in accordance with the Subdivision Control Act, Michigan Public Act 288 of 1967, as amended. Substance abuse treatment facility: Any establishment used for the dispensing, on an inpatient or outpatient basis, of compounds or prescription medicines directly to persons having drug or alcohol abuse problems. A generally recognized pharmacy or licensed hospital dispensing prescription medicines shall not be considered a substance abuse treatment facility. Substantial improvement: Any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds fifty percent (50%) percent of the market value of the structure either, (1) before the improvement or repair is started, or (2) if the structure has been damaged and is being restored before the damage occurred. Substantial improvement occurs when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not the alteration affects the external dimensions of the structure. The term does not however include any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. Swimming pool: Shall mean any permanent, nonportable structure or container located either above or below grade designed to hold water to a depth of greater than twentyfour (24) inches and with a surface area greater than two hundred fifty (250) sq. ft., intended for swimming or bathing. A swimming pool shall be considered an accessory structure for purposes of computing lot coverage. Tasting room: An establishment that allows customers to taste samples of wine, beer or other alcoholic beverage manufactured on site or that has a State of Michigan issued liquor license as a tasting room. A tasting room may include wine, beer, or other alcoholic beverages and related item sales, marketing events, special events, entertainment, and/ or food service. Establishments that are classified by the State Liquor Control Board as bars, nightclubs, taverns, restaurants, or Class C liquor licenses are not included within this definition. 2:40 �The City of DEXTER ~ Temporary building: A building, which is not permanently affixed to the property, and is permitted to exist for a specific reason for a specific period of time. Construction of temporary buildings shall be subject to the requirements listed in the County Building Code, as amended. Temporary uses and seasonal events: Uses intended for a limited duration within any zoning district. A temporary use shall not be interpreted to be a continuance of a nonconforming use. Temporary uses and seasonal sales events may include carnivals, circuses, farmers markets, art fairs, craft shows, sidewalk sales, antique sales, Christmas tree sales, flower sales and similar events. Theater: An enclosed building used for presenting performances or motion pictures, which are observed by paying patrons from seats situated within the building. Time limits: Time limits stated in this Ordinance shall mean calendar days, weeks, months, or years, whichever are applicable, unless otherwise specified herein. Topographical map: A map showing existing physical characteristics, with contour lines at sufficient intervals to permit determination of proposed grades and drainage. Townhouse: A residential structure, or group of structures, each of which contains three (3) or more attached one-family dwelling units with individual rear yards and or front yards designed as an integral part of each one-family dwelling unit. Toxic or hazardous waste: Waste or a combination of waste and other discarded material (including but not limited to solid, liquid, semisolid, or contained gaseous material) which because of its quantity, concentration, or physical, chemical, or infectious characteristics may cause or significantly contribute to the following if improperly treated, stored, transported, disposed of, or otherwise managed: A. an increase in mortality, or B. an increase in serious irreversible illness, or C. serious incapacitating, but reversible illness, or D. substantial present or potential hazard to human health or the environment. Transient guest(s): A person who occupies a dwelling unit or portion thereof for not more than thirty (30) days. Transition zone: A transition zone generally refers to a zoning district, an arrangement of lots or land uses, a landscaped area, or similar means of providing a buffer between land uses or districts. 2:41 �Zoning Ordinance Urgent medical care center: A medical clinic, which offers emergency type care. Use: The principal purpose for which land or a building is arranged, designed, or intended or for which land or a building is or may be occupied. Utility trailer: A small trailer that is designed to be pulled by an automobile, van, or pickup truck. Variance: A modification of the literal provisions of the Zoning Ordinance granted when enforcement of the Zoning Ordinance would cause undue hardship owing to circumstances unique to the individual property on which the variance is granted. Wall: A structure of definite height and location to serve as an obscuring screen in carrying out the requirements of this Ordinance. A wall shall be a solid durable structure of masonry or concrete with a continuous foundation in contrast to a fence which may be constructed of wood. Waste receptacle (Dumpster): Any accessory exterior container used for the temporary storage of rubbish, pending collection, having capacity of at least one cubic yard. Recycling stations and exterior compactors shall be considered to be waste receptacles. Wetland: Shall mean land characterized by the presence of water at a frequency and duration sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and is commonly referred to as a bog, swamp, or marsh and which is any of the following: A. Contiguous to any lake, pond, river, or stream. B. Not contiguous to any lake, pond, river, or stream; and more than five (5) acres in size. C. Not contiguous to any lake, pond, river, or stream; and five (5) acres or less in size if the Michigan Department of Natural Resources (MDNR) determines that protection of the area is essential to the preservation of the natural resources of the state from pollution, impairment, or destruction and the MDNR has so notified the owner. Walk, Five (5)-Minute: A pedestrian route between locations, of approximately 1,320 feet, taking no more than five (5) minutes for an adult with average abilities to walk. Warehouse: A building used primarily for storage of goods and materials. Wholesale sales: The sales of goods generally in large quantities and primarily to customers engaged in the business of reselling the goods. 2:42 �The City of DEXTER ~ Yards: The open spaces on the same lot with a main building unoccupied and unobstructed from the ground upward except as otherwise provided in this Ordinance, and as defined herein: A. B. C. Front yard: An open space extending the full width of the lot, the depth of which is the minimum horizontal distance between the front lot line and the nearest point of the main building. Rear yard: An open space extending the full width of the lot, the depth of which is the minimum horizontal distance between the rear lot line and the nearest point of the main building. In the case of a corner lot, the rear yard may be opposite either road frontage. Minimum Front Yard t ee r St Minimum Rear Yard Side yard: An open space between a main building and the side lot line, extending from the front yard to the rear yard, the width of which is the horizontal distance from the nearest point on the side lot line to the nearest point of the main building. et re St Zoning Act: The Michigan Zoning Enabling Act (PA 110 of 2006, as amended). Zoning Administrator: The City Official(s) designated by the City Council to administer and enforce the City Zoning Ordinance of the City or his or her designee. Minimum Side Yard Minimum Side Yard 2:43 �Zoning Ordinance This page is intentionally left blank. 2:44 �The City of DEXTER ~ Article III GENERAL PROVISIONS Section 3.01 ADMINISTRATIVE REGULATIONS A. Scope of Regulations No structure or tract of land shall hereafter be used or occupied, and no structure, or part thereof, shall be erected, altered, or moved, except in conformity with the provisions of this Ordinance. However, where a building permit for a building or structure has been issued in accordance with law prior to the effective date of this Ordinance and construction is begun within six (6) months of the effective date, said building or structure may be completed in accordance with the approved plans. Furthermore, upon completion the building may be occupied under a Certificate of Zoning Compliance for the use for which the building was originally designated, subject thereafter to the provisions of Article IV concerning nonconformities. Any subsequent text or map amendments shall not affect previously issued valid permits. B. Minimum Requirements The provisions of this Ordinance shall be held to be the minimum requirements for the promotion of public health, safety, convenience, comfort, morals, prosperity, and general welfare. C. Relationship To Other Ordinances or Agreements This Ordinance is not intended to abrogate or annul any ordinance, rule, regulation, permit, easement, covenant, or other private agreement previously adopted, issued, or entered into and not in conflict with the provisions of this Ordinance. However, where the regulations of this Ordinance are more restrictive or impose higher standards or requirements than other such ordinances, rules, regulations, permits, easements, covenants, or other private agreements, the requirements of this Ordinance shall govern. D. Vested Right Nothing in this Ordinance should be interpreted or construed to give rise to any permanent vested rights in the continuation of any particular use, district, zoning classification, or permissible activities therein. Furthermore, such rights as may exist through enforcement of this Ordinance are hereby declared to be subject to subsequent amendment, change or modification as may be necessary for the preservation or protection of public health, safety, and welfare. 3:1 �Zoning Ordinance E. F. Continued Conformity With Yard and Bulk Regulations 1. No building or structure shall hereafter be erected or altered to exceed the height; to occupy a greater percentage of lot area; to have (a) narrower or smaller rear yards, front yards, side yards, or other open spaces than prescribed for the district in which the building or structure is located. 2. No yard or lot existing at the time of passage of this Ordinance shall be reduced in dimension or area below the minimum requirements set forth for the district in which the yard or lot is located. Yards or lots created after the effective date of this ordinance shall meet at least the minimum requirements established by this Ordinance. 3. No part of yard or other open space required for or in connection with, any structure for the purpose of complying with this Ordinance, shall be included as part of a yard or open space similarly required for any other structure. Division and Consolidation of Land The division and consolidation of land shall be in accordance with the Subdivision Control Act, Michigan Public Act 288 of 1967, as amended. No lot or parcel shall hereafter be divided into two (2) or more lots and no portion of any lot shall be sold, unless all lots resulting from each such division or sale conform with all regulations of the zoning district in which the property is located. G. Unlawful Buildings, Structures, Site Designs and Uses A building, structure, or use which was not lawfully existing at the time of adoption of this Ordinance shall not be made lawful solely by adoption of this Ordinance. In case any building, or part thereof, is used, erected, occupied, or altered contrary to the provisions of this Ordinance, such building or use shall be deemed an unlawful nuisance and may be required to be vacated, torn down, or abated by any legal means, and shall not be used or occupied until it has been made to conform to the provisions of this Ordinance. Public expenditures toward abating any such nuisance shall become a lien upon the land. Section 3.02 ACCESSORY STRUCTURES All accessory buildings and structures, except for Accessory Dwelling Units (see Section 14.03), permitted in this Zoning Ordinance shall be subject to the following: A. 3:2 Relation to principal building: Accessory buildings, structures, and uses are permitted only in connection with, incidental to and on the same lot with, a principal building, structure or use which is permitted in the particular zoning district. No accessory building, structure, or use shall be occupied or utilized unless the principal structure to which it is accessory is occupied or utilized. �The City of DEXTER ~ B. Permit required: Any accessory building or structure greater than one hundred (100) sq. ft. shall require a Zoning Compliance Permit. C. Maximum number of detached accessory buildings: The maximum number of detached accessory buildings shall be as follows: Zoning District R-1, VR-1, VR-2 Maximum Number One (1) detached building of over one hundred (100) sq. ft. VC, CBD Two (2) detached buildings, each ninety-nine (99) sq. ft. or less One (1) detached building per building with dwelling unit(s) One (1) detached building for House or Duplex Building Forms ARC, BRC, PF, I-1, R-D None for all other Building Forms One (1) detached building per lot MF, MHP D. Maximum Lot Coverage for accessory buildings: The lot coverage of all principal and accessory buildings, detached or attached, must not exceed the maximum lot coverage for the zoning district. E. Restrictions on placement for accessory buildings: Accessory buildings shall not be erected in any right-of-way, easement, or front yard. When an accessory building is located on a corner lot, the side lot line of which is substantially a continuation of the front lot line of the lot to its rear, said building shall not project beyond the front yard setback required on the lot to the rear of such corner lot. F. Required setbacks for attached accessory buildings or structures: Where the accessory building, structure or use is structurally attached to a principal building, structure or use (e.g., a deck, garage or breezeway), it shall be subject to all the regulations of this Section applicable to principal buildings, structures and uses. G. Required setbacks detached accessory buildings: The required setbacks for detached accessory buildings shall be as follows: 3:3 �Zoning Ordinance Zoning Principal Side Street Side & Rear District Building ROW Lot Line R-1 Ten (10) ft. Ten (10) ft. Three (3) ft. VR-1, VR-2, See Building Form Standards in Section 11.03.D VC, CBD MF, MHP Ten (10) ft. Ten (10) ft. Three (3) ft. Ten (10) ft. Parking lot setbacks for ARC, BRC Building Form of principal building PF Ten (10) ft. Ten (10) ft. Ten (10) ft. I-1, R-D Ten (10) ft. Principal Building Setback Shoreline Wetland* Fifty (50) ft. Ten (10) ft. * Boundary of a wetland regulated by the Michigan Department of Environment, Great Lakes and Energy (EGLE) or the federal government. H. Maximum height of detached accessory buildings or structures: The maximum building height of any detached accessory building or structure shall be as follows: Zoning District R-1, VR-1, VR-2, VC, CBD MF, MHP ARC, BRC PF, I-1, R-D Maximum Height Fourteen (14) ft. See Building Form Standards in Section 11.03.D Fourteen (14) ft. Ground floor height for building form of principal building Height of the principal building or equal to maximum building height for the zoning district, whichever is less. I. Drainage: The placement and design of any accessory building or structure shall not have a significant impact on stormwater runoff. The Zoning Administrator may require grading plans or a sketch plan to ensure compliance with this provision. 3:4 J. Restrictions on use: Accessory buildings shall not be occupied for dwelling purposes nor used for any business profession, trade, or occupation, unless otherwise specified by this Ordinance. K. Carports and Garages in Multiple Family: Carports and garages in multiple family dwelling developments shall have a maximum height of fourteen (14) feet, measured from the grade to the peak of the structure. Carports shall be partially screened by landscape screen walls, berms, retainer walls, or a combination thereof, along the sides and front end facing any public roads or internal road or drive. �The City of DEXTER ~ Section 3.03 LAWFUL USE OF A STRUCTURE AS A DWELLING UNIT A. Incompletely Constructed Structures Any incompletely constructed structure which does not meet the requirements of the Building Code or this Ordinance shall not be issued a Certificate of Final Zoning Compliance and shall not be used as a dwelling. For the purposes of this Section, a basement which does not have a residential structure constructed above it shall be considered an incompletely constructed structure. The restrictions shall not prevent temporary use of structure as a residence in accordance with Section 3.06. Section 3.04 TEMPORARY STRUCTURES AND USES A. General Requirements Temporary buildings and structures shall comply with the following requirements: 1. Temporary Structures Used for Residential Purposes A building or structure may be approved for temporary residential use only while damage to the principal dwelling due to fire, flood, ice, wind, or other natural disaster is being repaired. Any such temporary building shall not be used as a residence without prior review and approval by the Zoning Administrator. A mobile home or other approved living quarters may be occupied as a residence on a temporary basis on sites for which a building permit has been issued for construction, major repair, or remodeling of a new dwelling unit, subject to the following: a. Such permits may be issued by the Zoning Administrator for up to six (6) months in duration and may be renewed for a period of up to six (6) months, provided that work is proceeding in an expeditious manner. b. The total duration of a temporary permit shall not exceed twelve (12) months. c. Temporary structures shall comply with the setback standards for the district in which they are located. d. The Zoning Administrator shall verify electrical and utility connections to any temporary structure. Unless exempted by the Building Code, the temporary structure shall be connected to public water and sanitary 3:5 �Zoning Ordinance sewer lines. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and a septic or holding tank, in which case the applicant shall obtain a permit therefor from the Washtenaw County Health Department. e. 2. 3:6 An approved temporary structure may be moved onto a site fourteen (14) days prior to commencement of construction and shall be removed within fourteen (14) days following issuance of a Certificate of Occupancy for the permanent dwelling. Temporary Structures Used for Nonresidential Purposes a. Temporary buildings for nonresidential use, including semitrucks/ trailers and concrete batch plants, shall be permitted only when the intended use is by a contractor or builder in conjunction with a construction project, and only after review and approval by the Zoning Administrator. Unless exempted by the Building Code, the temporary structure shall be connected to public water and sanitary sewer lines. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and a septic or holding tank, in which case the applicant shall obtain a permit therefor from the Washtenaw County Health Department. Such temporary structures shall be removed immediately upon completion of the construction project and prior to a request for a Certificate of Occupancy for the project. b. A non-residential temporary structure, designed as a sales office, may be used in a residential development, including a PUD, exclusively for the purpose of selling new dwelling units within said residential development. The temporary structure may be used only during the construction of a model home/sales office and shall be removed no later than seven (7) days after the issuance of any occupancy certificate for the model home. In no case may a temporary sales office be used for more than a one (1) year period. The temporary office shall be the sole occupancy of, and located entirely within the buildable area of, a single lot, shall provide the off-road parking required by Section 5.04 and shall meet all requirements of the Building Code. Unless exempted by the Building Code, the temporary structure shall be connected to public water and sanitary sewer lines. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and a septic or holding tank, in which case the applicant shall obtain a permit therefor from the Washtenaw County Health Department. The temporary structure may not be occupied until a Certificate of Occupancy has been issued. �The City of DEXTER ~ 3. Permits Permits for the utilization of temporary structures shall be issued by the Zoning Administrator. The permit shall specify a date for the removal of the temporary structure, and the Zoning Administrator shall require posting of a bond to ensure removal. A Certificate of Occupancy shall be required for such structures. 4. a. The applicant shall furnish the City with a performance guarantee in the amount of five hundred dollars ($500.00) to assure removal of the temporary structure. b. No zoning permit shall be issued until the Zoning Administrator has verification or documented exemptions per the Building Code of electrical, utility, water, and sanitary connections. c. The Zoning Administrator may require a performance bond to assure proper cleanup. Use as an Accessory Structure A temporary building or structure shall not be used as an accessory building or structure, except as permitted herein. 5. Special Events and Other Temporary Uses The Zoning Administrator may grant temporary use of land and structures for special events and other temporary uses, as defined in Article II of this Ordinance, subject to the following general conditions: a. Adequate off-street parking shall be provided. b. The applicant shall specify the exact duration of the temporary use. c. Electrical and utility connections shall be approved by the Zoning Administrator. d. The Zoning Administrator shall require the applicant to obtain a Peddlars, and Transient Merchants license under Chapter 34 of the City of Dexter’s General Code of Ordinances when the proposed temporary use falls under the provisions of that Chapter. The following conditions apply to specific temporary uses: a. Carnival or Circus - Maximum duration: Ten (10) days. - Operator or sponsor: Nonprofit entity 3:7 �Zoning Ordinance b. c. Location: Shall not be located in or adjacent to any developed residential area except on church, school or park property. Sidewalk Display and Sale of Bedding Plants - Maximum duration: Ninety (90) days. - Location: In commercial districts only. - Sidewalk Coverage: Shall not cover more than fifty percent (50%) percent of the width of the sidewalk. Christmas Tree Sales - Maximum duration: Forty-five (45) days. - Location: Shall not be located in or adjacent to any developed residential area. - Cleanup: Stumps, branches, and other debris shall be completely removed from site. Section 3.05 USES NOT OTHERWISE INCLUDED WITHIN A DISTRICT A. General Requirements A land use which is not cited by name as a permitted use in a zoning district may be permitted upon determination by the Planning Commission that such use is clearly similar in nature and compatible with the listed or existing uses in that district. In making such a determination, the Planning Commission shall consider the following: 1. Determination of Compatibility In making the determination of compatibility, the Planning Commission shall consider specific characteristics of the use in question and compare such characteristics with those of the uses which are expressly permitted in the district. Such characteristics shall include, but are not limited to, traffic generation, types of service offered, types of goods produced, methods of operation, and building characteristics. 2. Conditions by which Use May Be Permitted If the Planning Commission determines that the proposed use is compatible with permitted and existing uses in the district, the Commission shall then decide whether the proposed use shall be permitted by right, as a special land use, or as a permitted accessory use. The proposed use shall be 3:8 �The City of DEXTER ~ subject to the review and approval requirements for the district in which it is located. The Planning Commission shall have the authority to establish additional standards and conditions under which a use may be permitted in a district. No use shall be permitted in a district under the terms of this Section if the use is specifically listed as a use permitted by right or as a special or conditional use in any other district. Section 3.06 YARD AND BULK REGULATIONS A. General Regulations All lots, buildings, and structures shall comply with the following general yard and bulk regulations unless specifically stated otherwise in this Ordinance: 1. Minimum Lot Size Every building hereafter erected on a lot or parcel of land created subsequent to the effective date of this Ordinance shall comply with the lot size, lot coverage, and setback requirements for the district in which it is located. No yards in existence on the effective date of this Ordinance shall subsequently be reduced below, or further reduced if already less than, the minimum yard requirements of this Ordinance. 2. Number of Principal Uses per Lot Only one principal building shall be placed on a lot of record or parcel in single-family residential districts. In a single-family site condominium project, only one (1) principal building shall be placed on each condominium lot, as defined in Article II. 3. Relocation of Existing Buildings Into the City No existing building or structure shall be relocated upon any parcel or lot in the City of Dexter unless the building or structure conforms to all requirements for the district in which the building or structure is to be located. Section 3.07 PROPERTY MAINTENANCE Every parcel of property including buildings, vacant or occupied, and every part thereof, including the yards, courts, passages, areas of alleys connected therewith or belonging to the same, shall be kept clean and shall be kept free from any accumulation of dirt, filth, rubbish, garbage, or other matter in or on the same. The owner of every dwelling shall be responsible for keeping the entire building free from vermin. The owner shall also be responsible for complying with the provision of this Section except that the tenants shall be responsible for the cleanliness of those parts of the premises which they occupy 3:9 �Zoning Ordinance and control. Any hazardous places that are necessary during the construction must be fenced or boarded up. Property owners and/or occupants shall be held responsible for the condition, cleanliness, and maintenance of the areas between their lot lines and adjoining roads and curbs, where existing. Section 3.08 DUMPSTER AND WASTE RECEPTACLES Dumpster, including waste receptacles, waste compactors, and recycling bins shall be designed, constructed, and maintained according to the standards of this Section. Waste receptacle location and details of construction shall be shown on site plans. A change in receptacle location or size shall require modification to the enclosure, as warranted by this Section. 3:10 A. Location: Waste receptacles shall be located in the rear yard or nonrequired side yard, unless otherwise approved by the Planning Commission and shall be as far as practical, and in no case be less than twenty (20) feet from any residential district and in such a way that they are not easily damaged by the refuse device. The location and orientation of waste receptacle and enclosure shall minimize the potential for the waste receptacle to be viewed from public road or adjacent residential districts. B. Access: Waste receptacles shall be easily accessed by refuse vehicles without potential to damage the building or automobiles parked in designated parking spaces. C. Base Design: The receptacle base shall be at least twelve (12) feet (twenty (20) feet for a dual dumpster corral) by eight (8) feet, constructed of six (6) inches of reinforced concrete pavement. A base apron shall extend ten (10) feet beyond the waste receptacle pad or gate to support the front axle of a refuse vehicle. D. Enclosure: Waste receptacles shall meet the following standards: 1. Each waste receptacle shall have an enclosing lid or cover. 2. Waste receptacles shall be enclosed on three (3) sides with a gate on the fourth side. A gate shall not be required if the opening of the enclosure is not visible from the public road or a residential district, as determined by the Planning Commission. A gate must be maintained in operable and sanitary condition. 3. The enclosure shall be constructed of brick, concrete or decorative precast panel with brick effect, or a wooden enclosure, provided that the lumber is treated to prevent decay or is determined by the Zoning Administrator to be durable and suitable for outdoor use with a maximum height of six (6) feet or at least one (1) foot higher than the receptacle, whichever is higher, and spaced at least three (3) feet from the receptacle. �The City of DEXTER ~ 4. Bollards or similar protective devices may be installed at the opening to prevent damage to the enclosure. 5. The enclosure shall be screened with five (5) foot high evergreens planted a minimum of six (6) feet apart wherever the enclosure wall is visible to a public road or residential district. See Section 6.12 waste receptacles and mechanical equipment screening. Section 3.09 FENCES Fences are permitted subject to the following regulations: A. Permits: The erection, construction, or alteration of any fence shall require a permit and shall be approved by the Zoning Administrator in compliance with the provisions of this Ordinance. All applications for fence permits shall be submitted to the Zoning Administrator and shall be accompanied by the following: 1. A completed fence permit application form. 2. Fence design information including dimensions of the fence as proposed, the height of the fence, design of the fence, the type of materials to be used for the fence, footing information, and a picture of the proposed fence. 3. A survey showing the location of the proposed fence. a. 4. B. When a fence is proposed directly on the property line, unless otherwise mentioned in this ordinance, the survey must be accompanied by the submission of written consent from all adjacent property owners or a certified survey verifying the location of the property lines. The fee for the fence permit, as set by resolution of the City Council. General Fence Requirements: 1. Fence height shall be measured from the surrounding grade at every point along the fence line. 2. Chicken wire fences are strictly prohibited. 3. Fences that have one (1) finished and one (1) decorative side shall be erected with the finished or decorative side facing to the exterior of the lot to which the fence is associated. Any reconstruction of a non-conforming fence shall require a permit and must meet current ordinance standards, unless otherwise specified in the ordinance. 4. A single fence is allowed per property line. 3:11 �Zoning Ordinance 5. C. Location in front yards: Fences may be located in a front yard of any lot of record when the following standards are met: 1. 2. 3. D. E. 3:12 Fence ownership shall be determined by the fence permit applicant. The fence is of an ornamental nature of approved materials, of a design as to be nonsight obscuring and of a fence type listed below: a. Post and rail b. Split rail c. Picket d. Wrought iron e. Other types of ornamental fences approved by the Planning Commission on a case-by-case basis. Maximum height of thirty-six (36) inches, with the following exceptions: a. The maximum height may be lower on a corner lot to meet the requirements for clear vision areas in Section 5.03.D. b. Both road frontages on a corner lot are considered the front yard. For the purpose of front yard fencing on corner lots, the maximum height for fences is four (4) feet from the rear building line to the rear lot line. No front yard fence shall be erected closer than six (6) inches to any public sidewalk or the property line, and shall not cross any public rights-of-way. Side Yard fence standards: Fences may be located in the side yard when the following standards are met: 1. Maximum height of six (6) feet. 2. Fences shall only extend along the side property line equal distance to the length of the principal building and not extend beyond the front building line. A six (6) foot fence may extend perpendicular from the property line to the front building line. Rear Yard Fence standards: All fence types, including privacy fences are permitted in rear yards when the following standards are met: 1. Maximum height of six (6) feet in height measured from the surrounding grade at every point along the fence line. 2. Privacy fences may be erected in a rear or side yard on any lot of record provided the privacy fence does not extend beyond the rear property line. �The City of DEXTER ~ F. Prohibition in right-of-way: Fences shall not be erected in public rights-of-way. G. Location/height in industrial districts: Fences are permitted in I-1 and R-D Zoning Districts when the following standards are met: H. 1. The fence is located in the side or rear yard. Fences are not permitted in the front yard. 2. Maximum height of six (6) feet. A maximum height of eight (8) feet may be allowed on property with a principal building containing an approved industrial use, and when the fence does not constitute an unreasonable hazard or nuisance. Public fences: Fences which enclose public parks, public institutions, playgrounds, or other public areas are permitted when the following standards are met: 1. The maximum height is eight (8) feet in height, measured from the surrounding grade at every point along the fence line. 2. The fence shall not obstruct vision to an extent greater than twenty-five percent (25%) of the total fence area. 3-Foot max fence height Fence must be ornamental, see 3.17 (B)(C). 6-Foot max fence height Privacy fences are permitted. Additional standards may apply. Fences placed on a property line will require written consent of neighboring property owner. 3:13 �Zoning Ordinance I. Restrictions: Fences shall not contain electric current or charge of electricity. Barbed wire, spikes, nails or any other sharp instruments of any kind are prohibited on top of or on the sides of any fence. Fences protecting public utilities and property may use barbed wire or other security fencing measures. J. Maintenance: All fences shall be maintained in a good condition, in an upright position and shall not constitute an unreasonable hazard. Any fence, which is not maintained, as determined by the Zoning Administrator, shall be removed, or replaced (any required fence shall be replaced) at the owner’s expense. Section 3.10 STORAGE RECREATIONAL VEHICLE PARKING AND The outdoor parking or storage of a mobile home, camper trailer, motor home, race cars, snowmobiles, boats, ATV’s, and similar recreational vehicles for periods exceeding fortyeight (48) hours in the front yard on lands not approved for such use is prohibited, except that the Zoning Administrator may issue a temporary permit which shall allow the parking of such a recreational vehicle on private property for a period not exceeding two (2) consecutive weeks. Any parked or stored recreational vehicle shall be legally operable and licensed and shall not be connected to any sanitary facilities. Recreational vehicles may be stored over forty-eight (48) hours provided the vehicles shall be stored only within the confines of the rear yard or side yard when behind the front building line of the principal building; and shall further comply with the side and rear yard setback applicable to accessory buildings. Section 3.11 EXTERIOR LIGHTING 3:14 A. Purpose and Intent. The purpose of this Section is to regulate the placement, orientation, distribution patterns, and fixture types of outdoor lighting. The intent of this Section is to encourage lighting that provides safety and security; also, to prevent glare on public roadways, protect the privacy of residents; and reduce atmospheric light pollution and light trespassing. Exterior site lighting shall be permitted in any zoning district subject to the restrictions provided in this Section. B. Definitions: 1. Fully shielded fixture. An outdoor lighting fixture that is shielded or constructed so that all light emitted is projected below a horizontal plane running through the lowest part of the fixture. 2. Lighting diagram. A plan showing all exterior proposed on-site lighting and the area to be illuminated by each lighting source. The lighting diagram will also show proposed site lighting - location, type, height, intensity, direction, and typical details. �The City of DEXTER ~ 3. Glare. Light that causes annoyance, discomfort, or loss in visual performance and ability because the luminance is sufficiently greater than the luminance to which the human eyes are adapted. C. D. 4. Outdoor lighting fixture. An electrically powered illuminating device or other outdoor lighting fixture including all parts used to distribute the light and/or protect the lamp, permanently installed or portable, used for illumination. Such devices shall include, but are not limited to, search, spot, flood, and area lighting. 5. Recessed canopy fixture. An outdoor lighting fixture recessed into a canopy ceiling so that the bottom of the fixture is flush with the ceiling. Outdoor Lighting Compliance Statement. The applicant for any permit work involving outdoor lighting fixtures governed by this Section shall submit, as a part of the site plan, evidence that the proposed work will comply with this Section. This information shall contain but not be limited to the following: 1. Location of all freestanding, building-mounted, and canopy light fixtures on the site plan and/or building elevations. 2. Photometric grid overlaid on the proposed site plan, indicating the overall light intensity throughout the site (in footcandles) and ten (10) feet beyond the parcel lines. The Zoning Administrator may waive the requirement for sites with parking lots of twenty (20) spaces or less or for sites that are not adjacent to residentially zoned property. 3. Specifications and details for the type of fixture being proposed, including the initial lumen rating, type of lamp, method of shielding, type of lens, and all applicable accessories. The details shall include a depiction of the lighting pattern and light levels applicable for the proposed pole height. Approved Materials and Methods of Construction. The provisions of this Section are not intended to prevent the use of any design, material, or method of installation or operation not specifically prescribed by this Section, provided any such alternate has been approved. The City may approve any such proposed alternative provided it: 1. Provides at least approximate equivalent to the applicable specific requirement of this Section; and 2. Is otherwise satisfactory and complies with the purpose and intent of this Section. No substitution of any existing light fixture or lamp type is permitted without approval of the Zoning Administrator, who may require sufficient information to ensure compliance with the standards of this chapter. 3:15 �Zoning Ordinance E. F. General Standards. All exterior lighting shall comply with the following standards: 1. Lighting systems shall limit light trespass, restrict light trespass to specific levels, provide generally even illumination for all intended vehicular and pedestrian areas, and use energy efficient light sources. 2. Site lighting shall be directed away from residential properties as much as possible. 3. Only non-glare, color-corrected lighting shall be permitted. For all nonresidential uses, full cutoff shades are required for light sources so as to direct the light onto the site and away from adjoining properties. The light source shall be recessed into the fixture so as not to be visible from off site. Building and pole mounted fixtures shall be parallel to the ground. Wall-pak type lighting shall be prohibited. 4. All outdoor lighting fixtures, including display lighting, shall be turned off after close-of-business, unless needed for safety or security, in which case the lighting shall be reduced to the minimum level necessary as determined by the City. 5. Outdoor lighting in residential districts shall be exempt from the provisions of this subsection, provided that any on-site lighting does not project onto adjacent properties or create glare on an adjacent roadway and motorists. 6. Street lighting in all subdivisions, site condominiums, or other development is required. All street lighting shall conform to the City’s Community Street Lighting Program. The City Council, after receiving a recommendation from the Planning Commission, may allow deviations to City street lighting standards when the Council determines that the applicant has adequately demonstrated that alternative lighting plans will meet the intent and purpose of this ordinance and will provide sufficient lighting necessary for safety and security purposes. Freestanding pole lighting. All freestanding pole lighting shall comply with the following standards: 1. Fixture and bulb design: a. 3:16 Exterior lighting shall be a full cut-off fixture as defined by the Illumination Engineering Society of North America (IESNA) or other suitably shielded fixture, downward directed with a flat lens to prevent light trespass. All lights shall be shielded in such a manner that light rays emitted by the fixture, either directly from the lamp or indirectly from the fixture, are projected below a horizontal plane running through the lowest point on the fixture where light is emitted. All light fixtures �The City of DEXTER ~ shall be installed in such a manner that the shielding satisfies the definition of a fully shielded fixture. All fixtures closest to the property line shall have house side shields. 2. b. Replacement of existing metal halide bulbs, mercury vapor bulbs, or other light sources is permitted, provided that such source does not exceed four thousand (4,000) Kelvin. c. All new fixtures shall be LED unless, upon showing a good cause and substantially equivalent energy efficiency, alternative fixtures are specifically approved by the Planning Commission as shown on a photometric and lighting plan. d. Decorative or historic light fixtures may be approved as an alternative to shielded fixtures when it can be shown that there will be limited off-site light trespass through the use of low-wattage lamps and the proposed fixtures will be more consistent with the character of the site. e. Light fixtures and poles shall be compatible with the character of the development and zoning district, as determined by the City. Lighting levels. a. Light levels shall comply with the International Dark-Sky Association’s goal to eliminate over lighting by using the minimum recommended values as maximum values as stated in Illuminating Engineering Society of North America’s (IESNA) RP-8 and RP-33, as amended. b. The intensity of light at the base of a light fixture pole shall not exceed ten (10) footcandles. Lighting levels shall not exceed three (3) foot-candles as measured directly between two (2) fixtures. The City Council, after receiving a recommendation from the Planning Commission, may allow for an increased level of lighting above maximum permissible levels when the Council determines that the applicant has demonstrated that such lighting is necessary for safety and security purposes. c. Light shall not exceed 0.1 footcandle along any boundary, or beyond, any property line of a residentially zoned or used property, and not exceed 0.3 footcandle along or beyond all nonresidential property boundaries. d. Light levels shall be measured on the horizontal plane at grade level within the site, and on the vertical plane of any property line boundary or road right-of-way line at a height of five (5) feet above grade level. 3:17 �Zoning Ordinance 3. 4. G. 3:18 e. Except as stated elsewhere in these regulations, light levels will be limited to those published as recommendations by the Illuminating Engineering Society of North America f. The maximum uniformity (max-to-min) ratio shall be 10:1. Height. a. For parking lots of less than one hundred (100) parking spaces, lighting fixtures shall not exceed a height of eighteen (18) feet measured from the ground level to the centerline of the light source. b. For parking lots of more than one hundred (100) spaces, lighting fixtures shall not exceed a height of twenty (20) feet measured from the ground level to the centerline of the light source. c. No fixture shall be a height that allows the fixture light source to be directly seen at the property line. d. The City Council, after receiving a recommendation from the Planning Commission, may allow a pole height up to twenty-two (22) feet when the Council determines that the applicant has demonstrated that greater height is necessary. Light pole location. Light poles shall be located not less than five (5) feet from the edge of a drive or parking space, where feasible, and not interfere with traffic flow, access to fire hydrants, or other utilities. Nonresidential building-mounted lighting: Building-mounted lighting fixtures for the purpose of lighting entrances, adjacent sidewalks, parking areas, and loading areas is permitted subject to the following restrictions: 1. Building-mounted lighting shall be a full cutoff fixture or fully shielded and directed downward to prevent light trespass. The intensity of light shall not exceed ten (10) footcandles at grade for any building-mounted fixture. Maximum fixture height shall be twenty (20) feet. 2. Light shall not exceed 0.1 footcandle along or beyond zoned or existing residential property lines and 0.5 footcandle along or beyond nonresidential property lines. 3. Decorative or historic light fixtures may be approved as an alternative to shielded fixtures when it can be proven that there will be limited off-site light trespass through the use of low-wattage lamps and the proposed fixtures will be more consistent with the character of the site. �The City of H. I. J. K. DEXTER ~ Nonresidential architectural lighting of building facades. The lighting of a building facade for architectural, aesthetic, or decorative purposes is permitted subject to the following restrictions: 1. All building facade lighting shall be low-intensity. All building facade lighting shall be fully shielded and fully confined from projecting into the sky by eaves, roofs, or overhangs, and mounted as flush to the wall as possible, as determined by the City. 2. Luminaires shall be downward directed. 3. The maximum illumination of any vertical surface or angular roof surface shall not exceed five (5) footcandles. 4. Internally illuminated architectural bands or external lighting directed on buildings may be approved where it can be shown that the treatment will serve a legitimate function and will not adversely impact neighboring properties. Canopy lighting. 1. Flat lenses are required. 2. Downlight fixtures must be recessed into the ceiling/grid system. 3. Illumination levels shall comply with IESNA standards. 4. Illumination shall not exceed fifty (50) footcandles (432LM/M2) under a canopy. Flagpole lighting. A flagpole may be illuminated by one (1) of the following methods: 1. With one (1) upward-aimed spotlight fixture, fully shielded and directed away from roads, shining only on the flag and minimizing light spill into the dark night sky. The fixture shall be placed as close to the base of the flagpole as reasonably possible. 2. With one (1) downward-aimed light fixture, fully shielded and directed away from roads, shining only on the flag and minimizing light spill into the dark night sky. Prohibited lighting types. The following lighting types are prohibited: 1. The use of search lights, lasers, or any similar high-intensity light for outdoor advertisement or entertainment. 2. Floodlights. 3:19 �Zoning Ordinance L. 3. Flashing, moving, strobe, or intermittent-type lighting. 4. Exterior exposed luminous tube lighting (neon, cold cathode, or similar source), or exposed bulb fluorescent lighting. Exemptions. The following uses shall be exempt from the provisions of this ordinance, except that the Zoning Administrator may require a lighting and photometric plan when deemed necessary to protect the public health, safety, and welfare: 1. Roadway and airport lighting; 2. Temporary circus, fair, carnival, or civic uses; 3. Construction or emergency lighting, provided such lighting is temporary and is discontinued immediately upon completion of the construction work or abatement of the emergency necessitating said lighting; 4. Temporary lighting and lighting associated with agricultural activities. Section 3.12 SANITARY SEWER AND WATER FACILITIES All uses put in place on or after the effective date of adoption or amendment of this Ordinance in any district, shall be connected to the public sanitary sewer and water supply systems. Onsite facilities and privately owned and operated sewer and water systems are prohibited. Any onsite system which is legal at the time of adoption of this Ordinance may be kept in operation until such system fails. Upon failure of such onsite system, the use must be connected to the public system. Section 3.13 COMPLETION OF CONSTRUCTION Nothing in this ordinance shall require a change in plans, construction, or designated use of any building for which actual construction was lawfully beginning prior to the effective date of operation of this Ordinance or later amendment which may apply. Actual construction is hereby defined to include the placing of construction materials in a permanent position and fastening them in a permanent manner. Where excavation, demolition, or removal of an existing building has been substantially begun preparatory to rebuilding, such excavation, demolition, or removal shall be deemed to be actual construction provided that the work shall be carried on diligently. In the case of such excavation, demolition, or removal, however, this provision shall expire and not be in effect three hundred sixty-five (365) days following the effective date of adoption or amendment of this ordinance, unless a permit for the actual construction of a new building has been issued by the Zoning Administrator. 3:20 �The City of DEXTER ~ Where a building permit has been issued in accordance with the law within three hundred sixty-five (365) days of such effective date and diligently pursued to completion, said building or structure shall be completed in accordance with the approved plans on the basis of which the building permit was issued, and further, upon completion shall be occupied by the use for which it was originally designed, subject thereafter to provisions of Article IV, Nonconformities, herein, If applicable. Any basement, cellar, garage, or any incomplete structure without an occupancy permit in use as a dwelling on the effective date of adoption or amendment of this Ordinance shall not be used as a dwelling for more that twelve (12) months following said date, unless said structure has been completed in conformance with the regulations of the district in which located. Section 3.14 ENGINEERING DESIGN SPECIFICATIONS The Dexter City Council shall, by ordinance, establish comprehensive, minimum engineering design specifications for site improvements applicable to all zoning districts in the City of Dexter. These standards shall constitute the minimum requirements adopted for promotion and preservation of the public health, safety, and general welfare of the City of Dexter. The standards shall not repeat abrogate, annul or in any manner interfere with existing regulations, ordinances, or laws of the City of Dexter, nor conflict with any statutes or regulations of the State of Michigan or Washtenaw County; provided, that these standards shall control where they impose higher standards than provided by said existing regulations, ordinances, statutes, or laws. Proprietors are encouraged to design facilities which take into consideration actual site conditions. Where such conditions warrant, the proprietor is encouraged to design and construct improvements which are compatible and appropriate and not merely in compliance with the standards. The minimum engineering design specifications may, by ordinance of the Dexter City Council, be amended from time to time to reflect updates in the accepted state of construction standards, materials, and design. Section 3.15 SOLAR ENERGY SYSTEMS A. Intent: The City of Dexter promotes the effective and efficient use of solar energy collection systems. It is the intent of the City to permit these systems by regulating the siting, design, and installation of such systems to protect the public health, safety, and welfare, and to ensure compatibility of land uses in the vicinity of solar energy collectors. Building-mounted and ground-mounted solar energy collectors, as defined in this Ordinance, shall comply with the provisions of this Section. B. Criteria for the use of all solar energy equipment: 1. Solar energy equipment shall be located in the least visibly obtrusive location where panels would be functional. 3:21 �Zoning Ordinance C. 2. Solar energy equipment shall be repaired or replaced within three (3) months of becoming nonfunctional. 3. Each system shall conform to applicable industry standards including those of the American National Standards Institute (ANSI). Administrative review for building-mounted solar energy equipment: Buildingmounted solar energy equipment may be approved by the Zoning Administrator. The application shall include the following: 1. Photographs of the property’s existing conditions. 2. Renderings or catalogue cuts of the proposed solar energy equipment. 3. Certificate of compliance demonstrating that the system has been tested and approved by Underwriters Laboratories (UL) or other approved independent testing agency. 4. Plot plan to indicate where the solar energy equipment is to be installed on the property. 5. Description of the screening to be provided for ground or wall mounted solar energy equipment. The following instances are exempt from review by the Zoning Administrator: D. 3:22 1. The installation of one (1) solar panel with a total area of less than eight (8) sq. ft.. 2. Repair and replacement of existing approved solar energy equipment, provided that there is no expansion of the size or coverage area of the solar energy equipment. Building-mounted solar energy collector requirements: A building-mounted solar energy collector shall be a permitted accessory use in all zoning districts, subject to the following requirements: 1. An administrative review and approval by the Zoning Administrator is required of all building-mounted solar energy collectors permitted as an accessory use, except for exemptions listed in subsection C above. 2. Solar energy collectors that are mounted on the roof of a building shall not project more than five (5) feet above the highest point of the roof but, in any event, shall not exceed the maximum building height limitation for the zoning district in which it is located, and shall not project beyond the eaves of the roof. �The City of E. DEXTER ~ 3. Solar energy collectors that are roof-mounted, wall-mounted, or are otherwise attached to a building or structure shall be permanently and safely attached to the building or structure. Proof of the safety and reliability of the means of such attachment shall be submitted to the Building Official prior to installation; such proof shall be subject to the Building Official’s approval. 4. Solar energy collectors that are wall-mounted shall not exceed the height of the building wall to which they are attached. 5. Solar energy collectors shall not be mounted on a building wall that is parallel to an adjacent public right-of-way. 6. The exterior surfaces of solar energy collectors that are mounted on the roof or on a wall of a building, or are otherwise attached to a building or structure, shall be generally neutral in color and substantially non-reflective of light. 7. Solar energy collectors shall be installed, maintained, and used only in accordance with the manufacturer’s directions. Upon request, a copy of such directions shall be submitted to the City Building Official prior to installation. The Building Official may inspect the completed installation to verify compliance with the manufacturer’s directions. 8. Solar energy collectors, and the installation and use thereof, shall comply with the City construction code, the electrical code, and other applicable City construction codes. Ground-mounted solar energy collector requirements: A ground-mounted solar energy collector system shall subject to the approval of the Planning Commission under Article XXI, and subject to the following requirements: 1. Ground-Mounted Solar Energy Systems and Fields are a permitted accessory use in the I-1 and R-D Zoning Districts. 2. Ground-mounted solar energy collectors shall be located only as follows: 3. a. They may be located in the rear yard and the side yard, but not in the required rear yard setback or in the required side yard setback unless permitted by the Planning Commission in its approval of the site plan. b. They may be located in the front yard only if permitted by the Planning Commission in its approval of the site plan but, in any event, they shall not be located in the required front yard setback. Ground-mounted solar energy collectors shall not exceed sixteen (16) feet in height, measured from the ground at the base of such equipment. 3:23 �Zoning Ordinance F. G. 4. The total area of ground-mounted solar energy collectors shall be included in the calculation of the maximum permitted lot coverage requirement for the parcel of land. 5. Solar energy collectors shall be permanently and safely attached to the ground. Proof of the safety and reliability of the means of such attachment shall be submitted with the conditional use application and shall be subject to the Planning Commission’s approval. 6. Solar energy collectors shall be installed, maintained, and used only in accordance with the manufacturer’s directions. A copy of such directions shall be submitted with the special use application. The site plan, if granted, may be subject to the Building Official’s inspection to determine compliance with the manufacturer’s directions. 7. The exterior surfaces of solar energy collectors shall be generally neutral in color and substantially non-reflective of light. 8. Ground-mounted solar energy collectors, and the installation and use thereof, shall comply with the City construction code, the electrical code and other applicable City construction codes. Solar access requirements: When a solar energy collection system is installed on a lot, accessory structures or vegetation on an abutting lot shall not be located so as to block the solar collector’s access to solar energy. The portion of a solar collector that is protected is the portion which: 1. Is located so as not to be shaded between the hours of 10:00 a.m. and 3:00 p.m. by a hypothetical twelve (12) foot obstruction located on the lot line; and 2. Has an area not greater than one-half (0.5) of the heated floor area of the structure, or the largest of the structures, to be served. Solar access exemptions: Structures or vegetation existing on an abutting lot at the time of installation of the solar energy collection system, or the effective date of this Ordinance, whichever is later, are exempt from subsection F above. Said solar access requirements described in subsection F above, controls any structure erected on, or vegetation planted in, abutting lots after the installation of the solar energy collection system. Section 3.16 PLUG-IN ELECTRIC VEHICLE STATIONS A. 3:24 Purpose and Intent: The intent of these regulations is to remove barriers to the use of electric vehicles and establish a safe, convenient, cost-effective electric vehicle infrastructure to support the use of electric vehicles. �The City of B. C. DEXTER ~ Permitted Locations: 1. Level-1 and Level-2 electric vehicle charging stations shall be permitted in every zoning district when accessory to the principal permitted use. Such stations located at one-family, two-family, multiple-family, and mobile home park dwellings shall be designed as private restricted use only. Installation shall be subject to a zoning compliance permit, reviewed and approved by the Zoning Administrator, in accordance with Section 22.04(B). 2. Level-3 electric vehicle charging stations are permitted in the CBD, VC, VR, C-1, I-1 and R&D zoning districts, when accessory to the principal permitted use. Installation shall be subject to a zoning compliance permit, reviewed and approved by the Zoning Administrator, in accordance with Section 22.04(B). Readiness Requirement: 1. Residential: In order to proactively plan for and accommodate the anticipated future growth in market demand for electric vehicles, all new one- and two-family dwellings, and multiple family dwellings and mobile home developments that have garages or carports are required to be constructed with a 220-240-volt/40amp outlet on a dedicated circuit, in close proximity to designated vehicle parking to accommodate the potential future hardwire installation of a Level-2 electric vehicle charging station. 2. Non-Residential: a. In order to proactively plan for and accommodate the anticipated future growth in market demand for electric vehicles, it is strongly encouraged, but not required, that all new and expanded nonresidential development parking areas provide the electrical capacity necessary to accommodate the future hardwire installation of Level-2 electric vehicle charging stations. It is recommended that a typical parking lot (e.g., One thousand (1,000) or less parking spaces) have a minimum ration of two percent (2%) of the total parking spaces be prepared for such stations. b. If a property owner decides not to install the battery charging stations at the time of initial construction, this approach allows for the stations to be installed in the future without costly or cost-prohibitive retrofits. The intent of this subsection is to encourage sites to be “roughedin” with the installation of electrical stubs at planned electric vehicle charging station locations and conduit run from the power source to the station location to support future installation. 3:25 �Zoning Ordinance ,,,_v......,_ OVERHAN G PROPOSED_ PROPOSED_ 3" ELECTRICAL CONDUIT FOR FU1URE VEHICLE RECHARGE. . : -- - \~.D.A. SIGN (TYP ) : ' \_ . : ;.. •: :: r-:: ;., ,: : : r•:: ~-. A, • · ' .... ::. .. ::,;: :::::1 :•' _;, Example Site Plan: “Rough-In” of Electric Vehicle Charging Stations 3. General Requirements Development: a. b. Multi-family and Non-residential Parking i. For Multiple-Family Development, an electric vehicle charging station space shall be included in the calculation for minimum required parking spaces required in accordance with Article V. ii. For Non-Residential Development, an electric vehicle charging station space may be included in the calculation for minimum required parking spaces required in accordance with Article V. iii. Public electric vehicle charging stations are reserved for parking and charging electric vehicles only. Electric vehicles may be parked in any space designated for public parking, subject to the restrictions that would apply to any other vehicle that would park in that space. Accessible Spaces i. 3:26 for Multiple-Family Development: It is required that a minimum of one (1) accessible electric vehicle charging station be provided. Accessible electric vehicle charging stations should be located in close proximity to the building or facility entrance and connected to a barrier-free accessible route of travel. It is not necessary to designate the accessible electric vehicle �The City of DEXTER ~ charging station exclusively for the use of disabled persons. ii. c. Lighting i. d. e. Site lighting shall be provided where an electric vehicle charging stations is installed, unless charging is for daytime purposes only. Equipment Standards and Protection i. Battery charging station outlets and connector devices shall be no less than thirty-six (36) inches and no higher than fortyeight (48) inches from the surface where mounted. Equipment mounted on pedestals, lighting posts, bollards, or other devices shall be designed and located as to not impeded pedestrian travel or create trip hazards on sidewalks. ii. Adequate battery charging station protection, such as concrete-filled steel bollards, shall be used. Curbing may be used in lieu of bollards, if the battery charging station is setback a minimum of twenty-four (24) inches from the face of the curb. Usage Fees i. f. Non-residential Development: It is strongly encouraged, but not required that a minimum of one (1) accessible electric vehicle charging station be provided. Accessible electric vehicle charging stations should be located in close proximity to the building or facility entrance and connected to a barrierfree accessible route of travel. It is not necessary to designate the accessible electric vehicle charging station exclusively for the use of disabled persons. The property owner of a non-residential development is not restricted from collecting a service fee for the use of an electric vehicle charging station made available to visitors of the property. Signage i. Information shall be posted identifying voltage and amperage levels and any time of use, fee, or safety information related to the electric vehicle charging station. ii. Each electric vehicle charging station in non-residential developments shall be posed with signage indicating the 3:27 �Zoning Ordinance space is only for electric vehicle charging purposes. For purposes of this subsection, “charging” means that an electric vehicle is parked at an electric vehicle charging station and is connected to the battery charging station equipment. Restrictions shall be included on the signage, if removal provisions are to be enforced by the property owner pursuant to Chapter 54, Article IV of the General Code of Ordinances for the City of Dexter. g. Maintenance i. 3:28 Electric vehicle charging stations shall be maintained in all respects, including the functioning of the equipment. A phone number or other contact information shall be provided on the equipment for reporting when it is not functioning or other problems are encountered. �The City of DEXTER ~ Article IV NON-CONFORMITIES Section 4.01 INTENT Certain existing lots, structures, and uses of lots and structures were lawful before this Ordinance was adopted, but have become non-conformities under the terms of this Ordinance and its amendments. It is the intent of this Ordinance to permit such legal nonconforming lots, structures, or uses to continue until they are removed, but not to encourage their survival or where discontinuance or removal is not feasible, to gradually upgrade such non-conformities to conforming status. Non-conformities shall not be enlarged, expanded, or extended, except as provided herein, and shall not be used as grounds for adding other structures and uses of lots and structures which are prohibited. Non-conformities are declared by this Ordinance to be incompatible with the structures and uses permitted in the various districts. To avoid undue hardship, nothing in this Ordinance shall be deemed to require a change in the plans, construction or designated use of any building on which actual construction was lawfully begun prior to the effective date of adoption or amendment of this Ordinance and upon which actual building construction has been diligently carried on. Actual construction is hereby defined to include the placing of construction materials in permanent position and fastened in a permanent manner; except that where demolition or removal of an existing building has been substantially begun preparatory to rebuilding such demolition or removal shall be deemed to be actual construction, provided work shall be diligently carried on until completion of the building involved. Section 4.02 DEFINITIONS For the purposes of this Section, the following words and phrases shall have the meaning assigned to them: A. Effective Date: Whenever this Article refers to the “effective date,” the reference shall be deemed to include the effective date of any amendments to this Ordinance if the amendments created a non-conforming situation. B. Non-Conforming Building: A building or portion thereof which was lawfully in existence at the effective date of this Ordinance, that does not meet the limitations on building size, location on a lot, or other regulations for the district in which such building is located. 4:1 �Zoning Ordinance C. Non-Conforming Lot: A lot which was lawfully in existence at the effective date of this Ordinance, that does not meet the minimum area or dimensional requirements of the district in which the lot is located. D. Non-Conforming Use: A use which was lawfully in existence at the effective date of this Ordinance and which does not now conform to the use regulations of this Ordinance for the zoning district in which it is now located. E. Structural Non-Conformity: A non-conformity that exists when the height, size, or minimum floor space of a structure, or the relationship between an existing building and existing buildings or lot lines does not conform to the standards of the in which the property is located, also sometimes referred to as a dimensional non-conformity. Figure 4.02 Permissible and Non-Permissible Additions to an Existing Non-Conforming Structure · - · - -- · -· - -- · - · - · - · - ·. SETBACK LINE -s-1 • PERMISSIBLE ADDITION I -1 I'"' ~ I ~ PROPERTY LINE ~ I I I i1 EXISTING NONCONFORMING STRUCTURE : I ! I I I I I I _I i I .·I- ·-·-· ----·- · - · - · - ·- · -·-·-·- NONPERMISSIBLE ADDITION SETBACK LINE ~---------. ---, PROPERTY LINE -- I I I I ! I I EXISTING I I NONCONFORMING I I STRUCTURE _I -.·- ·-·-·--·- ·-·I - · - · - · - · - ·-· 4:2 FRONT SETBACK LINE PERMISSIBLE �The City of DEXTER ~ Section 4.03 NON-CONFORMING LOTS OF RECORD Any non-conforming lot shall be used only for a use permitted in the district in which it is located. In any district in which singlefamily dwellings are permitted, notwithstanding limitations imposed by other provisions of this Ordinance, a single-family dwelling and customary accessory buildings may be erected on any single lot of record at the effective date of adoption or amendment of this Ordinance. This provision shall apply even though such lot fails to meet the requirements for area or width, or both, that are generally applicable in the district; provided that yard dimensions and other requirements not involving area or width, or both, of the lot shall conform to the regulations for the district in which such lot is located. Variance requests from district yard requirements may be applied for through the City of Dexter Zoning Board of Appeals. If two or more lots or combination of lots with contiguous frontage in single ownership are of record at the effective date of this Ordinance, and if all or part of the individual lots do not meet the requirements established for lot width and area, the lots involved shall be considered to be an individual parcel for the purposes of this Ordinance. No portion of said parcel shall be used, occupied, or sold in a manner which diminishes compliance with lot width and area requirements established by this Ordinance, nor shall any division of a parcel be made which creates a lot with width or area less than the requirements stated in this Ordinance. These provisions shall not apply to contiguous lots in single ownership where each of the lots is occupied by a dwelling unit. Upon application, the Zoning Administrator may permit the combination, in whole or in part, of non-conforming lots of record into building sites less than the size requirements established by this Ordinance, provided that the combination of lots reduces the degree of non-conformity and results in a parcel which is capable of accommodating a structure that is in conformance with the building area, setback, and side yard requirements of this Ordinance. Section 4.04 NON-CONFORMING USES OF LAND The lawful use of any land existing on the effective date of this Ordinance may be continued even though such use does not conform to the provisions of this Ordinance or amendments subject to the following provisions: A. No such non-conforming use shall be enlarged or increased, nor extended to occupy a greater area of land than was occupied at the effective date of this Ordinance. B. No such non-conforming use shall be moved in whole or in part to any other portion of the lot or parcel occupied by such use at the effective date. C. If such non-conforming use of land ceases for any reason for a period of more than six (6) months, any subsequent use of such land shall conform to the regulations specified by this Ordinance for the district in which such land is located. 4:3 �Zoning Ordinance D. Where nonconforming off-street parking, landscaping, signage, fences, and other similar land uses exist, those uses shall be made to conform to the terms of this Ordinance when any legal use, principal or accessory, located on the land in question is established or expanded in such a manner that would necessitate site plan review and approval in accordance with Article XXI. Section 4.05 NON-CONFORMING BUILDINGS AND STRUCTURES Where a lawful building or structure exists at the effective date of this Ordinance that could not be built under the terms of this Ordinance by reason of restrictions on area, lot coverage, height, yards, or other characteristics of the structure or its location on the lot, such structure may be continued so long as it remains otherwise lawful subject to the following provisions: A. Restriction on Creating Non-conformities: No such building or structure may be enlarged or altered in a way which increases its non-conformity. B. Restriction on Movement: Should such structure be moved for any reason or for any distance whatsoever, it shall thereafter conform to the regulations for the district in which it is located after it is relocated or moved. C. Restrictions on Alteration or Modification: If a non-conforming structure or building is altered or modified so as to eliminate, remove, or lessen any or all of its non-conforming characteristics, then such non-conforming characteristics shall not be later re-established or increased. The Zoning Board of Appeals shall determine if a proposed alteration should decrease the degree of non-conformity. D. Restrictions on Replacements: Nothing in this Ordinance shall prevent the reconstruction, repair, or restoration and the continued use of any non-conforming structure damaged by fire, collapse, explosion, or acts of God, subsequent to the effective date of this Ordinance. Any non-conforming building which has been damaged substantially or destroyed may be repaired, rebuilt, or replaced within eighteen (18) months of such damage or destruction, provided that such repairs or rebuilding or replacement does not extend or expand the previously existing non-conforming structure. Where pending insurance claims require an extension of time, the Zoning Administrator may grant a time extension provided that the property owner submits a certification from the insurance company attesting to the delay. Until such time as the debris from the fire or act of God is fully removed, the premises shall be fenced and secured from pedestrian or unauthorized access. 4:4 �The City of E. DEXTER ~ A non-conforming structure, except a single-family dwelling and its accessory structures, which are damaged by any means to an extent of more than fifty percent (50%) of its assessed value as determined by the City Assessor, shall not be reconstructed except in conformity with the regulations of the district in which it is located. Any non-conforming structure, except single-family dwellings and their accessory structures, that are damaged to an extent of fifty percent (50%) or less of its replacement cost may be replaced in their location existing prior to such damage, provided replacement is commenced within eighteen (18) months of the date of when the damage occurred and is diligently pursued to completion. Failure to commence replacement within eighteen (18) months shall result in the loss of legal non-conforming status. Non-conforming structures may be replaced or expanded in accordance with the following requirements: 1. 2. A single-family dwelling unit and permitted accessory structures may be replaced or expanded, subject to the following standards: a. The dwelling is a permitted use in the district in which it is located; and b. Any expansion shall meet yard, lot coverage, floor area ratio, and impervious surface regulations of the zoning district in which it is located. All other non-conforming structures, in any zoning district, may be expanded only after approval by the Zoning Board of Appeals, as provided in Section 24.05 F. Section 4.06 NON-CONFORMING USES OF STRUCTURES AND LAND If a lawful use of a structure, or of structure and land in combination, exists at the effective date of adoption or amendment of this Ordinance, that would not be permitted in the district under the terms of this Ordinance, the lawful use may be continued so long as it remains otherwise lawful subject to the following provisions: A. Prohibition or Enlargement of a Building Housing Non-conforming Use: No existing structure devoted to a use not permitted by this Ordinance in the district in which it is located shall be enlarged, extended, constructed, reconstructed, moved, or structurally altered except in changing the use of the structure to a use permitted in the district in which it is located. B. Extension Throughout Building: Any non-conforming use may be extended throughout any parts of a building which were manifestly arranged or designed for such use, and which existed at the time of adoption or amendment of this Ordinance, but no such use shall be extended to occupy any land outside such building. 4:5 �Zoning Ordinance C. Changing Use: If no structural alterations are made, any non-conforming use of a structure, or structure and land in combination, may be changed to another nonconforming use of the same or a more restricted classification provided that the Zoning Administrator either by general rule or by making findings in the specific case, shall find that the proposed use is equally appropriate or more appropriate to the district than the existing non-conforming use. In permitting such change, the Zoning Administrator may require conditions and safeguards in accord with the purpose and intent of this Ordinance and/or may request review and determination by the Planning Commission. Where a non-conforming use of a structure, land, or structure and land in combination is hereafter changed to a more conforming use, it shall not thereafter be changed to a less conforming use. D. Prohibition of Re-establishment if Replaced by Conforming Use: A nonconforming use of any structure which is replaced by a permitted use shall thereafter conform to the regulations for the district in which such structure is located, and the non-conforming use may not thereafter be resumed. E. Discontinuance or Termination of Non-conforming Use of Structure: When a non-conforming use is discontinued or ceases to exist for six (6) consecutive months the non-conforming structure or use of land shall not thereafter be used except in conformance with the regulations of the district in which it is located. Structures occupied by seasonal uses shall be exempt from this provision. F. Repairs to Non-Conforming Use: On any building devoted in whole, or in part, to any non-conforming use, work may be done in any period of eighteen (18) consecutive months on ordinary repairs, improvements, modernization, or on repair or replacement of nonload-bearing walls, fixtures, wiring, or plumbing to correct deterioration, obsolescence, depreciation, and wear. Such repairs, improvements, replacement, or modernization activities shall be permitted providing the total area (in sq. ft.) of the building as it existed at the effective date of this Ordinance shall not be increased. Repairs begun within the required eighteen (18) consecutive months but not completed upon the expiration of the permitted time period may be completed provided the permits for the repairs have been issued, approved, and maintained, and the work has continued without interruption to eventual completion. Safety Repair. Nothing in the Ordinance shall be deemed to prevent the strengthening or restoring to a safe condition of any building, or part, thereof declared unsafe by an official charged with protecting public safety, upon order of such official. G. H. 4:6 Destruction of Non-Conforming Structure. If a structure devoted in whole or in part to a non-conforming use is destroyed by any means to an extent of more than 50% of its assessed value as determined by the City Assessor at the time of destruction, it shall not be reconstructed and shall not be devoted to any use except in conformity with the regulations of the district in which it is located. �The City of DEXTER ~ Section 4.07 NON-CONFORMING SITES A. Intent: The purpose of this Section is to encourage improvements to existing sites in the City that were developed before the site design standards of this Ordinance were established or amended. This section is intended to: 1. Allow for reasonable re-use, maintenance, and improvements to these sites that will gradually improve compliance with these requirements. 2. Permit a proportionate amount of improvements to non-conforming sites relative to the amount of expansion or improvement proposed to the use or building. 3. Allow the needed flexibility in the regulations to encourage gradual site improvements and increased compliance with the intent of the Zoning Ordinance Requirements. B. Required Reviews. This Section provides for the conditions under which reoccupancy, improvement, and modification to non-conforming sites may occur. It does not replace other reviews and requirements contained elsewhere in this Ordinance. Where improvements and modifications are proposed to non-conforming sites, they shall be subject to Site Plan Review in accordance with Article XXI. C. Standards for Review. Applications to improve or modify non-conforming sites shall be reviewed in accordance with Article XXI for new development, redevelopment, or change of use as listed in Section 21.02. Such activity may only be permitted if the following standards are met: 1. General Standards. a. Expansions to non-conforming structures or buildings comply with Section 4.05. b. Changes to non-conforming uses comply with Section 4.06. c. The applicant is proposing reasonable site improvement to the overall site in relation to the scale and construction cost of any proposed building improvements or expansion. d. The applicant has addressed safety related site issues on the overall site. e. The improvements or minor expansion will not increase non-compliance with other site requirements. 4:7 �Zoning Ordinance 2. Driveways. Driveways that do not conform to the City of Dexter design standards shall be removed or redesigned to the greatest extent possible. 3. Sidewalks. Whenever modifications are proposed, or any expansion of the building, parking lot, or site, the sidewalks shall be installed along the site frontage, as required by the City of Dexter design standards. 4. Parking. Existing parking areas must be in good condition, as determined by the Zoning Administrator, and any improvements necessary to provide a safe durable surface have been proposed. For projects involving new development, redevelopment, or change of use, parking areas that are non-conforming in terms of required number of spaces, landscaping, setbacks, lighting, or other requirement of this Ordinance, shall be brought into full compliance with this Ordinance if any of the following occur: 5. 6. 4:8 a. The non-conforming parking area is expanded or altered by an area that is fifty percent (50%) or more of the original area. b. Twenty-five percent (25%) or more of the surface area of the parking lot is reconstructed (existing pavement removed and replaced). c. Where full compliance is not possible due to existing site conditions, a variance may be requested. d. Whenever re-occupancy is proposed, or the parking area is not proposed to be expanded or reconstructed beyond the percentages noted in a. and b. above, then any necessary repairs shall be made to the existing parking lot pavement as determined by the Zoning Administrator. Screening. Whenever modifications or an expansion to the building or site are proposed, then required screening walls for waste receptacles, fencing of outdoor storage, or screening from adjacent residential uses shall be provided. a. Where existing screening walls are in disrepair, they shall be improved to a sturdy and attractive condition. b. All outdoor storage areas shall be screened from adjacent residential uses as required in Section 6.05 and all waste receptacles shall be screened as required in Section 6.10. Landscaping. For projects involving new development, redevelopment, or a change of use on sites that are non-conforming by reason of landscaping required by this Ordinance, either by required area, materials, or other requirement of this Ordinance, the site shall be brought into compliance under the following conditions: �The City of DEXTER ~ a. Whenever the size of the non-conforming site (building, parking, and outdoor storage) is redeveloped or expanded by an area that is fifty percent (50%) or more of the original non-conforming area, all landscaping on the site shall be brought into compliance. b. Whenever twenty-five percent (25%) or more the surface area of the landscaped area is redeveloped or reconstructed (existing materials and ground cover removed and replaced) the reconstructed portion of the landscape area shall be brought into compliance with this Ordinance. Section 4.08 GENERAL REQUIREMENTS A. Structure and Land in Combination. Where non-conforming use status applies to a structure and land in combination, removal or destruction of the structure shall eliminate the non-conforming status of the land. B. Illegal Non-conforming Uses: Those alleged non-conforming uses which cannot be proven conclusively to have been in existence prior to the date of the enactment or amendment of this Ordinance shall be declared illegal uses and shall be discontinued following the enactment of this subsection. Section 4.09 USES UNDER EXCEPTION PROVISIONS NOT NON-CONFORMING USES Any use for which a special exception is permitted as provided in this Ordinance shall not be deemed a non-conforming use, but shall, without further action, be deemed a conforming use in such district. Section 4.10 CHANGE OF TENANCY OR OWNERSHIP There may be a change of tenancy, ownership, or management of any existing nonconforming uses of land, structures and land in combination provided there is no change in the nature or character of such non-conforming uses except in conformity with the provisions of this Ordinance. Section 4.11 ACQUISITION OF NON-CONFORMING USES The City Council may acquire private property, or an interest in private property, to remove a non-conformity, as provided in Act 207, PA of 1921, as amended. 4:9 �Zoning Ordinance This page is intentionally left blank. 4:10 �The City of DEXTER ~ Article V ACCESS, PARKING, LOADING AND SIDEWALKS Section 5.01 STREETS, ROADS AND OTHER MEANS OF ACCESS A. Access to public road required: In all districts, every use, building, or structure established after the date of this Ordinance shall be on a lot or parcel which adjoins a public road, such road right-of-way being at least sixty (60) feet in width unless a lesser width has been established and recorded prior to the effective date of this Ordinance. This provision does not include alleys. B. Fire protection access, off-road parking and loading required: Every building and structure constructed or relocated after the effective date of adoption or amendment of this Ordinance shall be so located on lots as to provide safe and convenient access for fire protection vehicles and required off-street parking and loading areas. C. Access required Zoning Administrator approval: Curb cuts and driveways may be located only upon approval by the Zoning Administrator and such other county and state authorities as required by law; provided however, such approval shall not be given where such curb cuts and driveways shall unnecessarily increase traffic hazards. D. Clear vision areas: All corners at an intersection of two (2) public roads shall maintain a clear vision zone free of buildings, fences, walls, signs, structures, and landscaping. The clear vision zone shall be provided vertically between a height of thirty (30) inches and six (6) feet above the centerline elevation of the intersecting roads. The clear visions area shall be provided within a triangular area twenty-five (25) feet in length measured along abutting public road right-of-way lines with the third (3rd) side being a line connecting these two (2) sides. A non-obscuring fence may have a maximum height of thirty-six (36) inches in a clear vision zone. SIDEWALK STREET CLEAR VISION AREA CLEAR VISION AREA 25’ 25’ SIDEWALK STREET 5:1 �Zoning Ordinance Section 5.02 OFF-STREET PARKING REQUIREMENTS Off-road parking areas with adequate access to all parking spaces shall be provided in all districts, except in the Central Business District (CBD), at the time of erection or enlargement of any building or structure, or a change to a more intensive use. Parking spaces, in conjunction with all land or building uses, shall be provided, prior to the issuance of a certificate of occupancy, as hereinafter prescribed or as further provided in Section 22.06. The following requirements apply to all off-road parking areas: A. Location. Off-street parking spaces may be located within a non-required side or rear yard. Off-road parking may be, within the required rear yard setback if allowed by specific regulation elsewhere in this Zoning Ordinance. Off-street parking shall not be permitted within a front yard unless permitted by the Planning Commission. B. Accessibility. Off-street parking shall be convenient and pedestrian accessible, either on the same lot or within three hundred (300) feet of the building it is intended to serve, measured from the nearest point of the building to the nearest point of the off-street parking space. C. 5:2 Residential Parking. Parking for all dwelling units shall meet any parking provisions for the specific use in Article XIV and the following requirements: 1. Required residential off-street parking spaces shall consist of a parking strip, parking bay, driveway, garage, or combination thereof and shall be located on the premises they are intended to serve. 2. Garages, carports, or other structures used for parking shall be calculated as parking spaces on a one (1) to one (1) basis. 3. Garages, carports or other structures used for parking are subject to the provisions of Section 3.02 Accessory Structures. D. Parking Designation. Any area once designated as required off-street parking shall not be changed to any other use unless and until equal facilities are provided elsewhere. In circumstances where the need for parking has been reduced, the Planning Commission may allow a reduction, but not elimination, of off-road parking spaces. E. Reduction Limitations for Existing Parking. Off-street parking existing at the effective date of this Ordinance, in connection with the operation of an existing building or use, shall not be reduced to an amount less than hereinafter required for a similar new building or new use. F. Parking Lot Landscaping. Parking lot landscaping shall comply with the provisions in Article VI. �The City of Section 5.03 APPLICATION OFF-STREET PARKING: DEXTER ~ FLEXIBILITY IN The City recognizes that, due to the specific requirements of any given development, inflexible application of the parking standards set forth in Section 5.05 may result in development with inadequate parking or parking far in excess of which is needed. The former situation may lead to traffic congestion or unauthorized parking on adjacent roads or neighboring sites. The latter situation may result in excessive paving and stormwater runoff and a waste of space, which could be left as open space. A. B. Deviations by the Planning Commission. The Planning Commission may permit deviations from the requirements of Section 5.05 and may require more or allow less parking whenever its finds that such deviations are more likely to provide a sufficient number of parking spaces to accommodate the specific characteristics of the use in question. Requests for parking deviations from the Planning Commission shall be subject to the following requirements: 1. An applicant may request a parking deviation at any time, as part of a current site plan, special land use, or rezoning application, or may request a parking deviation as a separate and distinct action with no other concurrent request. 2. The applicant shall provide a parking study with adequate detail and information to assist the Planning Commission of the appropriateness of the request. 3. A parking deviation may be included in an action on a concurrent request or be made separately by resolution. 4. The Planning Commission may attach conditions to the approval of a deviation from the requirement of Section 5.05 that bind such approval to the specific use in question. 5. Where a deviation results in a reduction of parking, the Planning Commission may require the applicant to set aside area for reserve parking (land banking) to be constructed as needed, although this is not a prerequisite for the approval of a deviation. Where an area is set aside for reserve parking, it shall be easily developed, not devoted to a use other than open space, and shall be designed to accommodate attendant facilities, such as maneuvering lanes and drainage. Deviations by the Zoning Administrator. For developments qualifying for administrative review by the Zoning Administrator under Section 21.03, the Zoning Administrator may permit deviations up to ten percent (10%) from the requirements of Section 5.05 for more or allow less parking whenever they find that such deviation is more likely to provide a sufficient number of parking spaces to accommodate the specific characteristics of the use in question. Requests for parking deviations from the Zoning Administrator shall be subject to the following requirements: 5:3 �Zoning Ordinance C. 1. An applicant may request a parking deviation as part of the administrative review. 2. The applicant shall provide a parking study with adequate detail and information to assist the Zoning Administrator of the appropriateness of the request. 3. The Zoning Administrator may attach conditions to the approval of a deviation from the requirement of Section 5.05 that bind such approval to the specific use in question. Any conditions that require applicant to set aside area for reserve parking (land banking) to be constructed as needed, shall be referred to the Planning Commission for their approval. 4. The Zoning Administrator may refer the matter to the Planning Commission, if desired. Shared Parking. Two (2) or more buildings or uses may collectively provide the required off-street parking, in which case the required number of parking spaces for the uses calculated individually may be reduced if a signed agreement is provided by the property owners, and the Planning Commission or Zoning Administrator determines that the peak usage will occur at significantly different periods of the day and/or there is potential for a customer to visit two (2) or more uses. Section 5.04 PARKING UNITS OF MEASUREMENT A. Floor Area/Gross Floor Area: 1. In calculating bench seating for places of assembly, each twenty-four (24) inches of benches, pews, or other such seating, shall be counted as one seat. 2. Where the number of spaces required is based on the number of employees, calculations shall be based upon the maximum number of employees likely to be on the premises during the peak shift. 3. When units of measurements determining the number of required parking or loading spaces results in a fractional space, any fraction shall be counted as one (1) additional space. 4. See Section 2.02 for Gross Floor Area Definitions. Outdoor seating or sales areas are excluded from gross floor area by definition. Section 5.05 PARKING SPACE NUMERICAL REQUIREMENTS A. 5:4 Applicability of Regulations. The requirements of this Section shall apply except in the following circumstances: �The City of DEXTER ~ 1. CBD Zoning District. No minimum parking is required for developments in the CBD zoning district. 2. On-Street Parking, Public Parking and Municipal Parking Lots. The Planning Commission may waive part of the off-street parking required in this section when public parking, on-street parking and municipally owned parking lots for public use, are located within 1,320 feet of a site. The applicant shall submit a parking analysis with a map showing a 1,320foot buffer from the property lines of the site, and the public parking, onstreet parking, municipally owned parking lots for public use, street and pedestrian facilites within the buffer. On the parking analysis, the number of parking spaces publicly available must be listed by type: public parking, on-street parking or within a municipally owned parking lot for public use. The Planning Commission may request a Parking Demand Study completed by a qualified person or firm that analyzes parking demand based on the recommendations of the Institute of Traffic Engineers (ITE), and includes relevant data collected from uses or mix of uses that are the same or comparable to the proposed use in terms of density, scale, bulk, area, type of activity, and location. A waiver may be granted when the following are standards met: a. On-street parking spaces may be used for required guest or customer parking only. Employee parking and resident parking is restricted to off-street parking, whether private or public. b. On-street parking spaces that are completely contained within the street frontage of the site for guest or customer parking may be counted towards the parking required in Section 5.05.B. on a one to one (1:1) basis. c. On-street parking spaces not within the street frontage of the site, public parking spaces, and spaces in municipally owned parking lots for public use may be counted towards up to fifty percent (50%)of the parking required in Section 5.05.B. in the VC zoning district, up to twenty-five percent (25%) in the ARC, BRC, I-1, R-D, PF zoning districts, and for uses other than single-family dwellings in the VR-1 and VR-2 zoning districts. d. The use of public parking, on-street parking, and/or municipally owned parking lots for public use shall not adversely affect parking for surrounding uses. e. The use of public parking, on-street parking, and/or municipally 5:5 �Zoning Ordinance owned parking lots for public use shall not adversely affect pedestrian or vehicle circulation patterns. f. 5:6 The pedestrian network between the site and the parking spaces considered in the waiver would support a safe, year-round walk on a public route of no more than five (5) minutes. 3. Deviations. Deviations approved by the Planning Commission under Section 5.03. 4. In-lieu Fees in the Village Commercial Zoning District. After using onstreet, public parking or municipal lot parking spaces towards the required parking, the Planning Commission may waive some or all of the remaining required parking, subject to the applicant’s election to contribute a one-time fee to the City’s Public Parking Fund in an amount established by resolution of City Council, in lieu of the number of spaces waived. B. Minimum Number of Parking Spaces. The minimum number of off-street parking spaces required for each use shall be determined in accordance with the Schedule of Minimun Number of Required Parking Spaces by Use, except as noted in the above item A. Where two (2) or more uses are present on the premises, parking requirement shall be calculated for each use, unless specifically provided otherwise herein. For uses not specifically listed in the schedule below, the requirements for off-street parking facilities shall be in accordance with a similar use or based on documentation regarding the specific parking needs for the particular use, as determined by the Planning Commission. C. Maximum Number of Parking Spaces. The maximum number of parking spaces are as follows: 1. Single-Family Residential. There is not a maximum parking number for a single-family use. However, a private garage facing the street shall not accomodate more than three (3) vehicles. 2. All Other Uses. For all uses other than single-family residenital, the permitted for each use shall be the number of spaces listed in the Schedule of Minimun Number of Required Parking Spaces by Use, multiplied by 1.25. 3. Waiver. The Planning Commission may allow parking spaces above the maximum number, if an applicant can demonstrate a need for additional parking. �The City of DEXTER ~ Schedule of Minimum Number of Required Parking Spaces by Use USE NUMBER OF REQUIRED PARKING SPACES PER UNIT OF MEASURE 1. Residential Single and two-family dwellings One (1.0) spaces per dwelling unit Multiple-family dwellings One (1.0) space per dwelling where on-street parking is available Senior independent living Senior assisted living 1.2 spaces per dwelling unit when on-street parking is not available One (1.0) space per every two (2) units; plus one (1.0) space per employee during the peak shift One (1.0) space per each room or two (2) beds, whichever is less, plus one (1.0) space per each employee expected during the peak shift Convalescent homes, nursing home One (1.0) space per each three (3) beds or two units, sanitariums, rest homes, etc. (2) rooms, whichever is less, up to one hundred twenty (120) beds; plus three (3.0) spaces per each additional eight (8) beds over one hundred twenty (120) beds Manufactured homes in a mobile Two (2.0) spaces per each manufactured/mobile home park home unit or site 2. Institutional Churches, places of worship One (1.0) space per each three (3) seats or six (6) feet of pews Primary schools (elementary and junior high schools) One (1.0) space per each instructor, employee, and administrator, plus spaces required for any assembly hall, auditorium and/or outdoor arena Secondary (high) schools, commercial schools, colleges required for any assembly hall, auditorium, or outdoor arena One (1.0) per each instructor, plus one (1.0) per each employee and administrator, plus five (5.0) spaces per each classroom, plus parking Dance and union halls, fraternal One (1.0) space per every three (3) persons of orders, civic clubs, banquet rooms, capacity authorized by the County Building Code and similar uses or facilities 5:7 �Zoning Ordinance USE NUMBER OF REQUIRED PARKING SPACES PER UNIT OF MEASURE Auditoriums, assembly halls and outdoor arenas One (1.0) space per each three (3) seats or six (6) feet of bleachers Theaters and Auditoriums One (1) space for each three (3) seats plus one (1) for each two (2) employees Child care centers Two (2.0) spaces plus one (1.0) additional space per each eight (8) children of licensed authorized capacity Three (3) spaces per one thousand (1,000) sq. ft. of gross floor area Public Libraries Public Recreation Centers Five (5.0) spaces per one thousand (1,000) sq. ft. of gross floor area 3. Business and Commercial Planned Commercial or Shopping Center or enclosed malls Three (3) spaces per one thousand (1,000) sq. ft. of gross floor area Automobile Wash (Automatic) Two (2) spaces, plus one (1.0) space per each employee on peak shift. Auto Wash (Self-Service or Coin Operated) Ice/Roller Skating Rink Stacking spaces must be provided per Section 14.57 – Drive Through Facilities and Section 14.61 – Automobile Washes, Automatic or SelfService Two (2) spaces per each barber or beautician’s chair/station and one (1) space for each employee at peak shift Five (5.0) spaces per lane plus twenty-five percent (25%) of the required parking for any lounge Six (6.0) spaces per one thousand (1,000) sq. ft. Restaurant - sit down type with liquor license. Ten (10) spaces for every one thousand (1,000) sq. ft. of gross floor area Barber Shop/Beauty Salon Bowling Centers 5:8 Stacking spaces must be provided per Section 14.57 – Drive Through Facilities and Section 14.61 – Automobile Washes, Automatic or SelfService Two (2) spaces for each washing stall in addition to the stall itself �The City of USE Bar/lounges/night club with liquor license and dancing DEXTER ~ NUMBER OF REQUIRED PARKING SPACES PER UNIT OF MEASURE Ten (10) spaces for every one thousand (1,000) sq. ft. of gross floor area Restaurant - take out or fast-food One (1) space for every one hundred (100) sq. only without a drive-through window ft. of gross floor area Restaurant - standard (a familytype restaurant without a bar or lounge area) Seven (7) spaces for every one thousand (1,000) sq. ft. of gross floor area Restaurant – take out or fast food only with drive-through window One (1) space for every one hundred (100) sq. ft. of gross floor area Showroom of a plumber, decorator, or similar trade Stacking spaces must be provided per Section 14.57 – Drive Through Facilities One (1.0) space per one thousand (1,000) sq. ft. of gross floor area Appliance Store Convenience Store, with or without gasoline service Equipment Repair Laundromat Funeral Homes Three (3.0) spaces per one thousand (1,000) sq. ft. of gross floor area Four (4.0) spaces per one thousand (1,000) sq. ft. of gross floor area, plus spaces required for an auto service station activities or gasoline sales. One (1.0) space per one thousand (1,000) sq. ft. of gross floor area One (1.0) space per each two (2) washing machines One (1.0) space per fifty (50) sq. ft. of gross floor area for service parlors, chapels and reception area, plus one (1.0) space per each funeral vehicle stored on the premises Assembly areas for vehicles must be provided per Section 14.24 – Funeral Homes Motel/Hotel with Lounge, One (1.0) space per guest room plus seven (7.0) Restaurant, Conference or Banquet spaces per one thousand (1,000) sq. ft. of gross Rooms or Exhibit floor area lounge, restaurant, conference or banquet rooms or exhibit space Motel with Restaurant/Lounge One (1.0) space per guest room, plus ten (10.0) spaces per one thousand (1,000) sq. ft. of gross floor area for restaurant/lounge space 5:9 �Zoning Ordinance USE NUMBER OF REQUIRED PARKING SPACES PER UNIT OF MEASURE Motel without Restaurant/Lounge; Bed and Breakfast Inn One (1.0) spaces per guest room, plus two (2.0) spaces for employees Automobile Sales Five (5.0) spaces per one thousand (1,000) sq. ft. of gross floor area, plus two (2.0) spaces per each auto service bay. The areas devoted to customer service and employee parking shall be clearly delineated on the parking plan and reserved for that purpose. Auto Service Station and Auto Care Centers without Convenience Goods Two (2.0) spaces per each service bay, plus one (1.0) space per employee, plus one (1.0) space per each tow truck, plus two (2.0) spaces for each one thousand (1,000) sq. ft. of gross floor area devoted to sales of automotive goods Three (3.0) spaces per one thousand (1,000) sq. ft. of gross floor area. See Section 5.04 for required stacking spaces. 1 for each employee on the largest typical shift plus 0.5 spaces for highest guest occupancy, i.e. two (2) for each tennis court accommodating four (4) players Four (4.0) spaces per one thousand (1,000) sq. ft. of gross floor area Other general retail uses not specified Commercial Outdoor Recreation Health Fitness Centers without Swimming Pool Swimming Pool One (1.0) space per each three (3) persons of capacity authorized by the County Building Code Racquetball/Tennis Centers One (1.0) space per one thousand (1,000) sq. ft. of gross floor area or six (6.0) spaces per court, whichever is greater 4. Offices Branch Bank, Credit Union or Savings and Loans Five (5.0) spaces per one thousand (1,000) sq. ft. of gross floor area. Stacking spaces must be provided per Section 14.57 – Drive Through Facilities General, Business and Professional Three (3.0) spaces per one thousand (1,000) sq. Office ft. of gross floor area Medical/Dental Clinic/Office Four (4.0) spaces per one thousand (1,000) sq. ft. of gross floor area 5:10 �The City of USE DEXTER ~ NUMBER OF REQUIRED PARKING SPACES PER UNIT OF MEASURE 5. Industrial Light Industrial, Manufacturing, test- One and a half (1.5) spaces per one thousand ing Labs, Research and Develop(1,000) sq. ft. of gross floor area, or ment Centers 1.2 spaces per employee at peak shift, whichever is less; plus one (1.0) space for each corporate vehicle. Warehousing One and a half (1.5) space per each one thousand (1,000) sq. ft. of gross floor area, or one (1.0) space per employee at peak shift, whichever is greater; plus one (1.0) space for each corporate vehicle (separate standard provided for mini-storage) Section 5.06 BICYCLE PARKING A. Bicycle Parking Requirements. Bicycle parking is required for all multiple-family, commercial, retail, office and industrial buildings. One (1) bicycle hoop shall be provided for every twenty (20) parking spaces. B. Form-Based District Requirements. In the form-based districts, bicycle parking shall be in the locations prescribed in the general design standards and guidelines and also those for each form-based district. Section 5.07 BARRIER FREE PARKING REQUIREMENTS Barrier free parking space(s) shall be located for convenient access to elevators, ramps, walkways, and entrances so that the physically handicapped are not compelled to wheel or walk behind parked cars to reach them. Access from the parking lot to the principal use and all accessory uses shall be by means of ramping consisting of asphalt and/or concrete material constructed to the engineering specifications and standards of the City. On each site proposed for use, additions, and/or redevelopment, for which the Zoning Ordinance requires submission of a site plan, designated barrier free parking spaces shall be provided in accordance with the following table. The number of barrier free spaces may be increased if needed to comply with the Michigan Department of Labor, Construction Code Commission, Barrier Free Design Division, or the Americans with Disabilities Act or for which the Planning Commission determines may have a higher demand for such spaces. 5:11 �Zoning Ordinance Total Spaces 1-25 26-50 51-75 76-100 101-150 # Required 1 2 3 4 5 Total Spaces 151-200 201-300 301-400 Over 400 # Required 6 12 12 12, plus 2 for every 250 or fraction thereof over 400 Barrier free space(s) shall be a minimum of twelve (12) feet wide and twenty (20) feet in depth, clearly depicted upon the site plan, and clearly indicated by a sign and/or pavement markings. One (1) in every eight (8) barrier free spaces shall have an access aisle fifteen (15) foot wide space for vans and shall be signed “van accessible.” All parking lot surfaces, connecting ramps, and sidewalks shall be constructed in compliance with the Americans with Disabilities Act. Section 5.08 OFF-STREET PARKING SPACE LAYOUT, STANDARDS,CONSTRUCTION AND MAINTENANCE All off-street parking lots, structures, and spaces shall be laid out, constructed, and maintained in accordance with the following standards and regulations: A. Permit Required. No parking lot shall be constructed until a permit is issued by the Zoning Administrator. Applications for a permit shall be submitted in a form specified by the Zoning Administrator. Applications shall be accompanied with two (2) sets of site plans for the development and construction of the parking lot showing that the provisions of this Section will be fully complied with. B. Concrete Curb And Gutter Required. Concrete curb and gutter shall be required for all parking lot construction in the City of Dexter, subject to the following requirements: 1. Concrete curb and gutter shall be constructed to a configuration, dimension, and material which complies with the Michigan Department of Transportation Standard Plan Curb and Gutter and the City of Dexter Engineering Standards, as amended. 2. Proper storm management shall be installed with all roadway and parking lot construction which requires concrete curb and gutter. The storm water runoff from all proposed site development shall be collected and conveyed by means of storm sewers to approved points of discharge. Where an approved point of discharge is not available to a development site as determined by City engineers, such necessary improvements shall be constructed or installed so as to properly and safely dissipate or retain storm water runoff on-site. 5:12 �The City of DEXTER ~ Parking Layout Diagrams 30° to 53° l alle Par 24 Feet Length 24 Feet Length et e r St 9 Feet Width 9 Feet Width 15 Feet Maneuvering Lane 12 Feet Maneuvering Lane t ee r St 54° to 74° 75° to 90° 20 Feet Length 20 Feet 18 Feet Length Maneuvering 9 Feet Lane Width 24 Feet Maneuvering Lane 9.5 Feet Width t ee r St t ee r St 3. In RD district, private roadway and parking lots may be constructed without concrete curb except for the approach and the first fifty (50) feet beyond the radii of any approach connecting a private drive to a public road. In the absence of concrete curb and gutter, site improvements must be designed, engineered, and constructed in such a manner as to properly and completely collect and convey all on-site storm-water runoff to approved points of discharge. C. Plans for the layout of off-street parking facilities shall be in accord with the following minimum requirements: Parking Pattern 0° (Parallel parking) 30° to 53° 54° to 74° 75° to 90° Maneuvering Lane Width 11 ft. 12 ft. 15 ft. 22 ft. Parking Space Width 8 ft. 8 ft. 6 in. 8 ft. 6 in. 9 ft. Parking Space Length 23 ft. 20 ft. 20 ft. 18 ft. 5:13 �Zoning Ordinance 1. Where a parking space is curbed, the following requirements apply: a. The vehicle overhang of the curb may be credited as two feet if abutting landscaping or abutting a sidewalk at least seven (7) feet wide. b. The parking spaces must be clearly signed to indicate that backingin is prohibited. D. All spaces shall be provided with adequate access by means of maneuvering lanes. Parking lots shall be designed to prevent vehicles from backing into the road or requiring use of the road for maneuvering between parking rows. E. Adequate vehicle ingress and egress to all parking lots shall be provided by clearly defined driveways. Each entrance and exit to and from any off-street parking lot located in an area zoned for other than singlefamily residential use shall be at least twentyfive (25) feet distant from adjacent property located in any One-Family Residential District. F. All driveways and parking lots shall have a concrete or asphalt surface in accordance with specifications of the City of Dexter. The parking area shall be surfaced within one (1) year of the date the occupancy permit is issued. G. See Article VI for required parking lot screening and internal landscaping. H. Off-street parking areas shall be drained to prevent surface flow into adjacent property or toward buildings. I. All lighting used to illuminate any off-street parking area shall be installed to be shielded within and directed onto the parking area only. All parking lot or display lighting shall be designed, located, and/or shielded to prevent spill over onto adjacent properties, and shall be arranged to prohibit adverse effect on motorist visibility on adjacent public roadways. All lighting shall be shoebox fixtures with no recessed lighting. (See Section 3.11, Exterior Lighting.) J. Curbing or bumper blocks shall be provided where parking spaces abut landscaping, property lines, sidewalks or required setback areas. Section 5.09 OFF-STREET LOADING AND UNLOADING On premise space for standing, loading, and unloading vehicles shall be provided for each use involving the receipt or distribution of goods. A. 5:14 The size of the loading area shall be sufficient to prevent undue interference with adjacent required parking spaces, maneuvering aisles or traffic flow or public roads. �The City of DEXTER ~ B. Loading docks and loading areas facing a residential district shall be adequately screened by a wall and/or landscaping as described in Article VI, Landscape Standards. C. Loading/unloading areas or docks shall not be provided in the front yard or on any building side directly visible to a public road. D. Office, professional services, retail, or other non-industrial uses may provide a loading space in a “pull-off” loading area located adjacent to an interior access drive not directly visible to a public road. E. All required loading and unloading spaces shall be laid out in the dimension of at least ten by fifty (10 x 50) feet, or five hundred (500) sq. ft. in area. F. Loading dock approaches shall be provided with a pavement having an asphalt or Portland cement binder so as to provide a permanent, durable, and dustless surface. G. All loading and unloading in the I-1 and RD Districts shall be provided off-street in the rear yard or interior side yard. In those instances where exterior side yards have a common relationship with an industrial district across a public thoroughfare, loading and unloading may take place in said exterior side yard when the setback is equal to at least fifty (50) feet. H. Required loading areas shall not be included in calculations for off-street parking space requirements. I. The minimum number of loading spaces provided shall be in accordance with the following table: Use and Gross Floor Area Number of Required Loading Spaces Institutional, Commercial and Office Use Up to 5,000 sq. ft. 1 1 plus 1 per each additional 20,000 sq. ft. of gross floor 5,001 to 60,000 sq. ft. area 3 plus 1 per each additional 50,000 sq. ft. of gross floor 60,001 sq. ft. and over area Industrial & Research Uses Up to 1,400 sq. ft. 0 1,401 to 20,000 sq. ft. 1 20,001 to 100,000 sq. ft. 1 plus 1 per each additional 20,000 sq. ft. of gross floor area in excess of 20,000 sq. ft. 100,001 sq. ft. and over 5 5:15 �Zoning Ordinance J. Planning Commission Deviations. The Planning Commission may permit deviations from the requirements of Section 5.09 and may require more, allow for less, or waive off-road loading and unloading requirements whenever it finds that such changes are more likely to provide a sufficient number of off-road loading and unloading spaces, or that no loading space is required to accommodate the specific characteristics of the use in question. The Planning Commission may attach conditions to the approval of a deviation to the requirements of Section 5.09 that bind such approval of the specific use in question. Where a deviation results in a reduction or complete waiver of offroad loading and unloading spaces, the Planning Commission may further impose conditions, which ensure that adequate reserve area (land banking), is set aside for future off-road loading and unloading spaces, if needed in the future. K. Deviations by the Zoning Administrator. For developments qualifying for administrative review by the Zoning Administrator under Section 21.03, the Zoning Administrator from the requirements of Section 5.09 and may require more, allow for less, or allow less parking whenever they find that such deviation a sufficient number of off-road loading and unloading spaces, or that no loading space is required to accommodate the specific characteristics of the use in question. The Zoning Administrator may refer the matter to the Planning Commission, if desired. The Zoning Administrator may attach conditions to the approval of a deviation to the requirements of Section 5.09 that bind such approval of the specific use in question. Any conditions that require applicant to set aside area for future off-road loading and unloading spaces (land banking) to be constructed as needed, shall be referred to the Planning Commission for their approval. Section 5.10 RESTRICTIONS OF THE USE OF PARKING LOTS 5:16 A. Parking and/or storage of recreational vehicles or recreational equipment shall meet the standards listed in the Section 3.10. B. Parking or outdoor storage of commercial vehicles greater than one (1) ton, semitrucks and trailers, mobile homes, tractors, earthmoving equipment, and similar vehicles shall be prohibited from residential districts unless associated with approved construction on the site. C. Parking of commercial vehicles over one (1) ton for a period exceeding 24 hours shall be prohibited in the Village Commercial and Central Business District and prohibited in the front yard in the General Business, Village Residential and One Family Residential Districts. D. The parking of vehicles advertised for sale on land not leased or owned by the owner of the vehicle for over twenty-four (24) hours shall be restricted to permitted automobile sales establishments. �The City of E. DEXTER ~ The storage of merchandise, motor vehicles for sale, trucks, or the repair of vehicles is prohibited. Section 5.11 ACCESS MANAGEMENT A. Statement of Purpose The purpose of this Section is to provide access standards which will facilitate through traffic operations, ensure public safety along roadways, and protect the public investment in the road system; while providing property owners with reasonable, though not always direct, access. B. C. Applicability 1. The standards in this Section shall apply to commercial driveways on roads in the Central Business District (CBD), Village Commercial (VC), DexterAnn Arbor Road (ARC), Baker Road Corridor (BRC), Limited Industrial (I1), Research and Development (R-C), and Public Facilities (PF) Zoning Districts. 2. For the purposes of this Section, a commercial driveway is defined as any vehicular access except those serving one (1) or two (2) dwelling units or serving an essential public service structure solely. 3. Village Streets in the form-based districts and all roads in the One-Family and Multiple-Family Zoning Districts are exempt from this Section. Entrances to any developments in the Mobile Home Park Residential District are commercial driveway and subject to this Section. 4. The access standards contained herein shall be required in addition to, and where permissible shall supersede the requirements of the Washtenaw Road Commissioner. Number of Commercial Driveways in the CBD Zoning District Commercial driveways in the Central Business District Zoning District shall be subject to the following requirements: 1. Downtown A Streets. No new curb cuts established after the date of this Ordinance shall be allowed on Downtown A roads. All access shall be from existing curb cuts, alleys, and easements. 2. Downtown B Streets. New mid-block curb cuts may be established after the date of this Ordinance on Downtown B streets. Access changes are permitted where drives can be consolidated, or repositioned for sharing or improved safety, or when more on-road parking can be provided, subject to the provisions in this Section. 5:17 �Zoning Ordinance 3. D. E. Corridor Streets. No new curb cuts for commercial driveways shall be allowed, except to allow access to Type A property where alley access is not available or feasible. Number of Commercial Driveways in the VC Zoning District 1. Corridor Streets. No new mid-block curb cuts established after the date of this Ordinance are permitted on Corridor roads. Curb cuts may be permitted in cases where drives can be consolidated or repositioned for sharing or improved safety, or when more on-road parking can be provided, subject to the provisions in this Section. 2. Village Streets. No new curb cuts for commercial driveways shall be allowed, except to allow access to Type A property where alley access is not available or feasible. Standards for the Number of Commercial Driveways for ARC, BRC, I-1, R-D, and PF Zoning Districts The number of commercial driveways shall be the minimum necessary to provide reasonable access for regular traffic and emergency vehicles, while preserving traffic operations and safety along the public roadway. A single means of direct or indirect access shall be provided for each separately owned parcel. Where possible, this access shall be via a shared driveway or a service drive. Where it is not possible to provide shared access, this access may be by a single commercial driveway. Additional commercial driveways may be permitted at the discretion of the Planning Commission only under one of the following circumstances: F. 1. One (1) additional commercial driveway may be allowed for properties with a continuous frontage of over three hundred (300) feet, and one (1) additional driveway for each additional three hundred (300) feet of frontage. 2. Two (2) one-way commercial driveways may be permitted along a frontage of at least one hundred twenty-five (125) feet, provided the driveways do not interfere with operations at other driveways or along the road. 3. Additional commercial driveways may be permitted if justified due to the amount of traffic generated by the use without compromising traffic operations along the public road, based upon a traffic impact study submitted by the applicant. General Standards for Driveway Location 1. 5:18 Driveways shall be located so as to minimize interference with the free movement of traffic, to provide adequate sight distance, and to provide the most favorable driveway grade to be determined at engineering review. �The City of DEXTER ~ Driveway Spacing Diagram 75’ Full movement driveways Other Road Minimum offset 150’ # driveways 1 per 300’ of frontage Spacing between commercial driveways based on table 200’ 2. G. 50’ Minimum driveway offset 250’ Other Road Dexter Ann Arbor Road 125’ Channelized driveways Driveways, including the radii or tapered approach but not including right turn lanes, passing lanes and tapers, shall be located entirely within the right-of-way frontage, unless otherwise approved by the City Engineer and upon written certification (such as an easement) from the adjacent property owner agreeing to such encroachment. Driveway Spacing Standards 1. Between driveways: The minimum spacing between two (2) commercial driveways on the same side of the road shall be based upon posted speed limits along the parcel frontage. The minimum spacing’s indicated below are measured from centerline to centerline of the driveway. Posted Speed Limit (MPH) 25 30 35 2. Minimum Driveway Spacing (In Feet) 125 155 185 For sites with insufficient road frontage to meet the above criterion, the Planning Commission may require construction of the driveway along a side road, a shared driveway with an adjacent property, or construction of a driveway along the property line farthest from the intersection. 5:19 �Zoning Ordinance 3. Offsets: To reduce left-turn conflicts, new commercial driveways should be aligned with driveways or roads on the opposite side of the roadway where possible. If alignment is not possible, driveways should be offset a minimum of two hundred fifty (250) feet along Dexter-Ann Arbor Road and one hundred fifty (150) feet along other roadways. Longer offsets may be required depending on the expected inbound left-turn volumes of the driveways, or sight distance limitations. 4. Spacing from intersections: Minimum spacing requirements between a proposed full movement or channelized commercial driveway and an intersection either adjacent or on the opposite side of the road may be set on a case-by-case basis by the Planning Commission during site plan review. In no instance shall the spacing distance be less than the distances listed in the following table. The following measurements are from the near edge of the proposed driveway, measured at the throat perpendicular to the road, to the near lane edge of the intersecting road or pavement edge for uncurbed Sections. For sites with insufficient road frontage to meet the above criterion, the Planning Commission may require construction of the driveway along a side road, a shared driveway with an adjacent property, or construction of a driveway along the property line farthest from the intersection. MINIMUM COMMERCIAL DRIVEWAY SPACING FROM STREET INTERSECTIONS Minimum Spacing Minimum Spacing for a for a Full Movement Channelized Driveway Location of Driveway Driveway Restricting Left Turns Along Dexter-Ann Arbor Road 200 feet 125 feet Along other Roads 75 feet 50 feet H. 5:20 Commercial Driveway Design 1. All commercial driveways shall be designed according to the City of Dexter Engineering Standards or Washtenaw County Road Commission, as appropriate. 2. For high traffic generators, or for commercial driveways along roadways experiencing or expected to experience congestion, the Planning Commission may require two (2) clearly marked egress lanes. 3. Where a boulevard entrance is desired by the applicant or Planning Commission, a fully curbed island shall separate the ingress and egress lanes. The radii forming the edges on this island shall be designed to �The City of DEXTER ~ accommodate the largest vehicle that will normally use the driveway. The minimum area of the island shall be one-hundred-eighty (180) sq. ft.. The Planning Commission may require landscaping on the section outside the public right-of-way. Such landscaping shall be tolerant of roadway conditions. I. 4. All commercial driveways shall provide an unobstructed clear vision of ten (10) feet in a triangular area measured ten (10) feet back from the point of intersection of the driveway edge and the road right-of-way. 5. The edge of commercial driveways shall be setback at least four (4) feet from the side or rear property line. This setback is intended to help control storm water runoff, and permit snow storage on site, and provide adequate area for any necessary on-site landscaping. Shared Driveways and Service Drives The use of shared driveways and service roads, in conjunction with driveway spacing, is intended to preserve traffic flow along major thoroughfares and minimize traffic conflicts, while retaining reasonable access to the property. Where noted above, or where the Planning Commission determines that reducing the number of access points may have a beneficial impact on traffic operations and safety while preserving the property owner’s right to reasonable access, access from a side road, a shared driveway or service road connecting two (2) or more properties or uses may be required in the following cases: 1. Where the driveway spacing standards of this Section cannot be met. 2. When the driveway could potentially interfere with traffic operations at an existing or potential traffic signal location. 3. Where there is congestion or a relatively high number of accidents. 4. Where the property frontage has limited sight distance. 5. Where the fire department recommends a second means of emergency access. 6. Where the access is serving properties within the same zoning district, or the uses are determined by the Planning Commission to be compatible such as commercial to professional business uses or single-family to multiple-family development. 7. Where an access agreement between all property owners involved is provided to the City for review. 5:21 �Zoning Ordinance J. Service Road Design Standards 1. Location: Service roads shall generally be parallel or perpendicular to the rear property line and may be located either, adjacent to, or behind, principal buildings and shall not be permitted in front of the principal building. In considering the most appropriate alignment for a service road, the Planning Commission shall consider the setbacks of existing buildings and anticipated traffic flow for the site. 2. Access Easement: The service road shall be within an access easement permitting traffic circulation between properties. This easement shall be sixty (60) feet wide. The required width shall remain free and clear of obstructions, unless otherwise approved by the Planning Commission. 3. Construction and Materials: Service roads shall have a base, pavement, and curb with gutter in accordance with the City Engineering Standards for public roads, except the width of the service road shall have a minimum pavement width of eighteen (18) feet face-to-face of curb. 4. Parking: The service road is intended to be used exclusively for circulation, not as a parking maneuvering aisle. The Planning Commission may require the posting of “no parking” signs along the service road. In reviewing the site plan, the Planning Commission may permit temporary parking in the easement area where a continuous service road is not yet available, provided that the layout allows removal of the parking in the future to allow extension of the service road. 5:22 5. Access to Service Road: The Planning Commission shall approve the location of all accesses to the service road, based on the driveway spacing standards of this Section. 6. Temporary Access: The Planning Commission may approve temporary accesses where a continuous service road is not yet available and a performance bond or escrow is created to assure elimination of temporary access when the service road is continued. Occupancy permits shall not be issued until monies have been deposited with the City of Dexter. 7. Elevation: The site plan shall indicate the proposed elevation of the service road at the right-of-way line and the City shall maintain a record of all service road elevations so that their grades can be coordinated. 8. Maintenance: Each property owner shall be responsible for maintenance of the easement and service drive. The required easement agreement shall state the responsibilities of the property owner(s). �The City of K. DEXTER ~ Modification of Standards for Expansion or Redevelopment of Existing Sites For expansion and/or redevelopment of existing sites where the Planning Commission determines that compliance with all standards of this Section is unreasonable, the standards shall be applied to the maximum extent possible. For developments qualifying for administrative review by the Zoning Administrator under Section 21.03, the Zoning Administrator may make the same findings and have the power to make modifications. In these situations, suitable alternatives which substantially achieve the purpose of this Section may be accepted by the Planning Commission or the Zoning Administrator, provided that the applicant demonstrates all of the following apply: L. 1. Size of the parcel is insufficient to meet the dimensional standards. 2. The spacing of existing, adjacent driveways or environmental constraints prohibit adherence to the access standards at a reasonable cost. 3. The use will generate less than five-hundred (500) total vehicle trips per day or less than seventy-five (75) total vehicle trips in the peak hour of travel on the adjacent road, based on rates developed by the Trip Generation Institute of Transportation Engineers. 4. There is no other reasonable means of access. Modification of Standards for New Development The Planning Commission shall have the authority to modify the standards of this Section for new development upon consideration of the following: 1. The standards of this Section would prevent reasonable access to the site. 2. Access via a shared driveway or service road is not possible due to the presence of existing buildings or topographic conditions. 3. Roadway improvements (such as the addition of a traffic signal, a center turn lane or bypass lane) will be made to improve overall traffic operations prior to project completion, or occupancy of the building. 4. The use involves the redesign of an existing development or a new use which will generate less traffic than the previous use. 5. The proposed location and design are supported by the City Engineer as an acceptable design under the existing site conditions. The Planning Commission may also request the applicant provide a traffic impact study to support the requested access design. 6. The modification shall be of the minimum amount necessary, but in no case shall spacing to another full-access driveway be less than sixty (60) feet, measured centerline to centerline. 5:23 �Zoning Ordinance 7. Where there is a change in use or expansion at a site that does not comply with standards herein, the Planning Commission shall determine the amount of upgrade needed in consideration of the existing and expected traffic pattern and the capability to meet the standards herein to the extent practical. 8. Where installation of additional impervious surface and subsequent additional stormwater cannot be properly managed or justified based on the overall plan and purpose of the additional drive. Section 5.12 DRIVEWAYS IN RESIDENTIAL ZONING DISTRICTS A. Statement of Purpose The purpose of this Section is to provide standards for driveways on parcels in the which will ensure public safety along roadways, and protect the public investment in the road system; while providing property owners with reasonable, though not always direct, access. B. Applicability The standards in this Section shall apply to commercial driveways on roads in the One-Family Residential District (R-1), Multiple-Family Residential District (MF), Village Residential 1 District (VR-1), and Village Residential 2 District (VR-) Zoning Districts. 1. Driveway Definitions For the purposes of this Section, driveways are defined as follows: C. a. Commercial Driveway: A commercial driveway is defined as any vehicular access except those serving one (1) or two (2) dwelling units or serving an essential public service structure solely. b. Residential Driveway: A residential driveway is defined as any vehicular access serving one (1) or two (2) dwelling units. Commercial Driveways in Residential Districts All commercial driveways in the Residential Districts are subject to the provisions in Section 5.11, sub-sections F and H and may be eligible for modifications based on the circumstances and standards in Section 5.11, sub-sections K and L. Commercial Driveways are subject to the following regulations based on zoning district and street types: 5:24 �The City of D. DEXTER ~ 1. All commercial driveways in the R-1 and MF Zoning Districts are subject to the requirements of Section 5.11, sub-sections E and G. 2. All commercial driveways in the VR-1 and VR-2 Zoning Districts are subject to the requirements of Section 5.11, sub-section D. Residential Driveways All residential driveways in the R-1, MF, VR-1 and VR-2 Zoning Districts are subject to the following regulations: 1. Minimum Setback from Side Lot Lines: All residential driveways must have a minimum setback of two (2) feet from the side lot line. 2. Number of Residential Driveways: driveway per dwelling unit. A maximum of one (1) residential Section 5.13 PEDESTRIAN ACCESS A. Intent: This Section is intended to provide safe, direct, and convenient pedestrian facilities between all buildings or structures, public roads and sidewalks, and parking. Pedestrian access is important for the overall function, activity level, and comfort of all users. B. Where required: This Section applies to all developments requiring site plan approval, except for developments located in the RD District where sidewalks are not required. C. General standards: The parking and circulation system within each development shall accommodate the movement of vehicles, bicycles, pedestrians, and transit throughout the proposed development and to and from surrounding areas, safely and conveniently, and shall contribute to the attractiveness of the development. The on-site pedestrian system must provide continuity, road crossings, visual interest, and security as defined by the standards in this Section. D. On-site design standards: To the maximum extent feasible, pedestrian access shall be accommodated in the following manner: 1. Minimizing pedestrian/vehicular conflicts. Physical separation of pedestrian and vehicular access shall be considered the most effective means of avoiding conflicts and unsafe conditions. Where complete separation of pedestrians and vehicles is not possible, potential hazards shall be minimized by the use of techniques such as special paving, grade separations, pavement marking, signs or striping, bollards, pedestrian safety islands, landscaping, lighting, or other traffic calming measures to clearly delineate pedestrian areas for both day and night use. 5:25 �Zoning Ordinance 2. 3. Multi-use paths. Where bicycle paths are required or are specifically part of a site plan and pedestrians and bicyclists share walkways, the following design standards shall apply: a. A minimum width of ten (10) feet shall be required. b. Additional width of up to four (4) feet may be required to accommodate higher volumes of bicycle and pedestrian traffic. c. The pathway shall meet American Association of State Highway and Transportation Officials (AASHTO) guidelines and applicable City of Dexter Engineering Standards. d. New, reconstructed, or replacement paths shall be aligned with existing or proposed paths. e. If existing infrastructure, natural impediments, topography, or mature trees would make construction of a multi-use path impractical and the City Engineer concurs in such a determination, the Owner shall be required to provide the path in an alternative on-site route which adequately provides a proper connection to the City’s existing nonmotorized transportation system. Curb cuts and ramps. Curb cuts and ramps shall be located at convenient, safe locations for the physically disabled, for bicyclists, and for people pushing strollers or carts. The location and design of curb cuts and ramps shall meet the requirements of the Michigan Barrier-Free Code and the Americans With Disabilities Act and, to the extent possible, shall avoid crossing or funneling pedestrian traffic through loading areas, drive-through lanes, and outdoor trash storage/collection areas. 4. Sidewalks. All sidewalks shall meet the following design standards: 5:26 a. Width. Sidewalks shall have a minimum clear width of six (6) feet and shall be constructed in accordance with the City of Dexter Engineering Standards. b. Within the site. Sidewalks within the site shall: i. Be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination. Such sidewalks shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access. ii. Connecting sidewalks shall either be grade separated from the parking lot or clearly delineated so as to avoid pedestrian/ vehicular conflicts, with a paved surface not less than six (6) feet in width. �The City of iii. c. DEXTER ~ Where it is necessary for the pedestrian access to cross maneuvering aisles or internal roadways, the crossings shall emphasize and place priority on pedestrian access and safety. The pedestrian crossings must be well-marked, using such measures as pavement treatments, signs, striping, signals, lighting, pedestrian safety islands, landscaping, and other traffic calming techniques. Off-site design standards: Sidewalks located along or within road rights-of-way shall meet the following design standards. i. Sidewalks shall be installed along all road frontages per the City of Dexter Engineering Standards. ii. New, reconstructed, or replacement sidewalks shall be aligned with existing or proposed paths. iii. If existing infrastructure, natural impediments, topography or mature trees would make construction of a sidewalk impractical and the City Engineer concurs in such a determination, the Owner shall be required to provide the sidewalk in an alternative on-site route which adequately provides a proper connection to the City’s existing non-motorized transportation system. 5. Waivers: The Planning Commission may make waive the requirements of this Section for areas not already served by sidewalks or if the installation of sidewalks would serve no public benefit. 5:27 �Zoning Ordinance This page is intentionally left blank. 5:28 �The City of DEXTER ~ Article VI LANDSCAPING STANDARDS Section 6.01 INTENT The intent of this Article is to establish minimum standards for the design, installation, and maintenance of landscaping along public roads, as buffer areas between uses, on the interior of a site, within parking lots, and adjacent to buildings. Landscaping is viewed as a critical element contributing to the aesthetics, development quality, stability of property values, and the overall character of the City. The standards of this Article are also intended to provide incentives to preserve quality mature trees, screen headlights to reduce glare, integrate various elements of a site, help ensure compatibility between land uses, assist in directing safe and efficient traffic flow at driveways and within parking lots, and minimize negative impacts of stormwater runoff and salt spray. The landscape standards of this Article are considered the minimum necessary to achieve the intent. In several instances, the standards are intentionally flexible to encourage creative design based on the specific conditions of the site or environment. Applicants are encouraged to provide additional landscaping to improve the function, appearance, and value of the project site. Section 6.02 APPLICABILITY OF REGULATIONS All buildings, structures and uses requiring site plan review under Section 21.02 shall be brought into full compliance with the landscape standards in this Article, except for the situations on existing sites listed below: A. The area of the building is proposed to be increased less than ten percent (10%) of the originally approved site plan; B. The area of parking is proposed to be increased less than ten percent (10%) of the originally approved site plan; and C. The use is being changed to a less intensive use as determined by the Zoning Administrator. Section 6.03 LANDSCAPE PLAN REQUIRED Landscaping shall be illustrated on any site plan reviewed by the City. The landscape plan shall include the information required for landscape plans in Table 21.08 A-1, Preliminary Site Plan and Final Site Plan Submittal Requirements and meet the following requirements: A. Tree Inventory. A Tree Inventory is required as a component of the preliminary site plan submission as set forth in Article XXI. 1. Tree Inventory shall contain the following: a. Location of all deciduous trees over eight (8) inches in DBH and evergreen trees six (6) feet or greater in height. 6:1 �Zoning Ordinance b. Common and botanical names of all identified trees, their size in inches at their DBH, tag number, and a description of each tree’s health. c. Indication of all trees to be removed. d. Indication of all trees to be preserved. 2. A Tree Inventory must be prepared by either a certified forester, ISA certified arborist, or Licenced Landscape Architect. 3. All trees must be tagged on-site with numbered identification that corresponds to the Tree Inventory submitted. B. Tree Protection Plan. If trees are proposed to be preserved on-site, a tree protection plan, meeting all requirements of Section 6.16 Tree Protection During Construction, must be a component of the landscape plan. C. Landscape Architect Seal. All landscape plans required for mixed-use, commercial, industrial, office, mobile home park developments, multiple family developments and single-family developments of over three (3) single-family units, submitted to the City of Dexter for review and approval, must be prepared and signed by a State of Michigan licensed landscape architect. Section 6.04 GENERAL LAYOUT AND DESIGN STANDARDS All landscaping must meet the general layout and design standards in this Section: A. B. 6:2 Minimum Plant Material Standards: All proposed landscaping shall meet the minimum following plant standards at the time of installation. TYPE Deciduous Canopy Tree MINIMUM SIZE 3.0” caliper Deciduous Ornamental Tree 2.0” caliper Evergreen Tree 8’ height Deciduous Shrub 2’ height Upright Evergreen Shrub 4’ height Spreading Evergreen Shrub 18” – 24” spread Percentage of Genus and Species: To ensure diversity in species throughout the City, the following maximums apply for proposed landscaping on a site: 1. No more than twenty-five percent (25%) of any one (1) genus. 2. No more than ten percent (10%) of any one (1) species per site plan. �The City of C. ~ Trees Not Permitted: Trees with the following characteristics are undesirable: weak wooded, invasive species, or species with a known vulnerability to a specific pest or pathogen. The tree species listed in the table below are not permitted, except where they are considered appropriate for the ecosystem, such as in a wetland environment not in proximity to any existing or proposed buildings or structures: SCIENTIFIC NAME Acer negundo Acer platanoides, saccharinum Aesculus hippocastanum Ailanthus altissima Alnus glutinosa Broussonetia papyrifera Catalpa (all) Eleagnus angustifolia, umbellata Ginkgo biloba, female only Fraxinus (all) Juglans nigra Lonicera japonica, maackii, tatarica Morus abla Populus alba, deltoides, nigra Pyrus calleryana Rhamnus cathartica, frangula Robinina pseudoacacia Rosa multiflora Salix (all) Syringa reticulata Ulmus americana Ulmus pumila D. DEXTER COMMON NAME/CULTIVARS Box Elders Maples (Norway, Silver) Horse Chestnut (nut bearing) Tree of Heaven Black alder Paper mulberry Catalpa Wayfaring Tree Russian olive, Autumn olive Female Ginkgo (male specimens acceptable) Ash (all varieties) Black Walnut Honeysuckle (Amur, Japanese, Tatarian) White mulberry Poplars/Cottonwood (White, Silver, Black poplar, Quaking aspen) Bradford/Callery Pear Common/Glossy Buckthorn Black Locust Multiflora rose Willows Japanese tree lilac American elm (note: disease resistant cultivars are acceptable) Elms (Siberian) Water Supply or Irrigation. All landscaped areas shall be provided with irrigation, or a readily available and acceptable water supply or with at least one (1) outlet located within one hundred (100) feet of all plant material to be maintained. 6:3 �Zoning Ordinance E. Sight Visibility. Landscaping shall be installed so that at maturity it does not obscure traffic signs or lights, obstruct vision for safety of ingress or egress, or interfere with adequate motorist sight distance. Landscaping materials and arrangement shall ensure adequate sight visibility for motorists, and adequate clearance for pedestrians and vehicles. F. Fire Hydrant Access. Landscaping materials and arrangement shall be installed so that at maturity it does not obstruct accessibility to fire hydrants. Plantings within fifteen (15) feet of a fire hydrant shall be no taller than six (6) inches at maturity. G. Drainage. Landscape plantings shall not obscure drainage patterns on site or on adjacent properties. H. Distance for Trees from Underground Utilities. Required trees shall be located a minimum of six (6) feet from underground utilities. I. Distance for Trees from Curb or Pavement. Required trees shall be located a minimum of three (3) feet from any curb or pavement surface. J. Berm Standards. Berms shall be constructed with slopes no greater than one (1) foot vertical for each four (4) feet horizontal and with at least a three (3) foot wide generally flat top, round top, or contoured top. Adequate protection against wind erosion shall be provided. Berms shall be designed and constructed to appear as a natural feature in the landscape and the vicinity. Uniform heights and shapes should be avoided. If a slope greater than one (1) (vertical) on four (4) (horizontal) is necessary, the surface shall be planted with ground covers that are suitable for stabilizing surfaces. Hydroseed or seed are not acceptable. K. Grasses, Sod, Seed, and Hydroseed. The following common perennial turf grasses may be planted on any site. Species listed below were selected for their ability to withstand the Michigan climate: 1. Kentucky bluegrass 2. Fine-leafed fescue 3. Perennial ryegrass Section 6.05 TREE PRESERVATION A. Purpose. The standards below are intended to encourage the preservation of existing mature, healthy trees which contribute to the character, welfare, and quality of life in Dexter. These standards are intended to prevent the unnecessary removal of trees prior to, during, and following construction of a site. The standards of this Section in conjunction with the standards for site plan review promote the goals of the City of Dexter Master Plan. 6:4 �The City of B. DEXTER ~ Landmark Tree Preservation. Landmark Trees should not be removed for development. Site design should consider any Landmark Tree on a site as an important design element. A landmark tree is defined as a woody plant, in a healthy, live condition (has a health and condition standard factor of over fifty percent (50%) based on standards established by the International Society of Arboriculture). The following species that meet the minimum size (DBH) requirement are considered landmark trees. All other species, except invasive species and species listed as trees not permitted in Section 6.04.C, with a DBH twenty-four (24”) inches or greater, are considered landmark trees. Common Name Botanical Name Size Basswood Tilia 18” Beech, American Fagus grandifolia 18” Black Cherry Prunus serotina 18” Black Walnut Juglans nigra 18” Buckeye, Ohio Aesculus glabra 18” Douglas Fir Pseudotsuga menziesii 18” Fir Abies 18” Kentucky Coffeetree Gymnocladus dioicus 18” London Planetree/American Sycamore Platanus 18” Pine (All species) Pinus 18” Spruce Picea 18” Tulip Poplar Liriodendron tulipifera 18” Hickory Carya 16” Honey Locust Gleditsia tricanthos 16” Maple (Red) Acer rubrum 16” Maple (Sugar) Acer saccharum 16” Oak (All species) Quercus 16” Arborvitae Thuja 12” Bald Cypress Taxodium distichum 12” 6:5 �Zoning Ordinance 6:6 Common Name Botanical Name Size Birch Betula spp. 12” Black Tupelo Nyssa sylvatica 12” Cherry, Flowering Prunus spp. 12” Crabapple Malus spp. 12” Dawn Redwood Metasequoia glyptostroiboides 12” Ginkgo Ginkgo 12” Hackberry Celtis occidentalis 18” Hawthorn Crataegus spp. 12” Hemlock Tsuga 12” Larch/Tamarack Larix 12” Magnolia Magnolia 12” Persimmon Diospyros virginiana 12” Sassafras Sassafras albidum 12” Sweetgum Liquidamber styraciflua 12” Yellow Wood Cladrastis lutea 12” Blue-Beech/Hornbeam Carpinus caroliniana 8” Butternut Juglans cinera 8” Cedar of Lebanon Cedrus spp. 8” Chestnut Castanea 8” Dogwood, Flowering Cornus florida 8” Hop-Hornbeam/Ironwood Ostrya virginiana 8” Maple, Mountain/Striped Acer spicatum/pensylvanicum 8” Paw Asimina triloba 8” Redbud Cercis canadensis 8” Serviceberry Amelanchier 8” �The City of C. D. DEXTER ~ Tree Preservation Techniques. Trees shall be preserved to the greatest extent practicable through the use of site development techniques including but not limited to the following: 1. Locate development in areas of the site that are already disturbed or cleared of trees and woody vegetation. 2. Minimize clearing and grading of the site by working with the site’s existing topography. Grading, roads, walkways, utility lines, and all other aspects of soil disturbance shall be minimized to the extent possible considering standards of sound design and public safety. Clearing for buildings should be limited to the smallest area needed for safe and effective building work. 3. Use retaining walls and other techniques to minimize grade changes near trees. 4. Maintain trees along the perimeter of sites to provide buffer. 5. Maintain grades and moisture conditions within the Critical Root Zone (CRZ) of trees. Many of the native hardwood trees, such as oaks, hickories, maples, beeches, and most old trees, do not adapt to environmental changes brought about by construction. Grading changes should not occur within the CRZ of a tree. In addition, grading on a site should neither increase nor decrease moisture conditions within a tree’s CRZ. The area of concern around an important tree may be significantly larger than the CRZ. The drip line of the tree shall be used for comparison, and if larger than the CRZ, the dripline should be used to determine how best to protect an important tree. 6. Locate utility lines away from trees to be retained. If this is not possible, install utility lines through bored tunnels instead of trenches. 7. Conduct any necessary excavation around trees by hand. 8. Upon reasonable notice to the property owner and/or Applicant, the City shall have the right to periodically inspect the site during site plan review, land clearing, and/or construction to ensure compliance. Preserved Trees May Satisfy Landscaping Requirements. Existing trees proposed for preservation may be used to satisfy the requirements of this Article if all the following circumstances are met: 1. The tree preservation plan meets all requirements of Section 6.16 Tree Protection During Construction. 2. If existing plant material is labeled “To Remain” on site plans by the applicant or retention is required by the City, protective techniques in Section 6.16 Tree Protection During Construction are followed. 6:7 �Zoning Ordinance 3. E. In the event that healthy trees which are used to meet the minimum requirements of this chapter or those labeled “To Remain” are cut down, destroyed, damaged, or excavated within the CRZ, as determined by the City, the applicant shall replace them or provide an equivalent amount plus a ten percent (10%) administrative fee for later replacement. Replacement trees will either be equivalent in size to the tree(s) removed, if possible, or the applicant will replace the total DBH of the tree(s) which have been removed. The performance guarantee may be used by the City to replace such materials. Site Plan Approval and Enforcement. Tree protection and mitigation as approved by the Planning Commission is a condition of Site Plan approval and enforced as such. Section 6.06 TREE REPLACEMENT STANDARDS The standards below are intended to encourage the preservation of existing mature, healthy trees on private property which contribute to the character, welfare, and quality of life in Dexter. These standards are intended to prevent the unnecessary removal of trees prior to, during, and following construction on a site. The standards of this Section in conjunction with the standards for site plan review promote the goals of the Dexter Master Plan. A. Tree Replacement. All existing trees identified on the site plan with an eight (8) inch or larger caliper to be removed must be replaced according to the following table, except for the exemptions in item B of this Section. The Planning Commission may allow replacement trees to satisfy up to fifty percent (50%) of landscaping requirements in this Article. D.B.H.* of Removed Tree Landmark Trees 23.9” or larger (non-native) 12” - 23.9” 8” - 11.9” * Number of Trees Required to Be Planted 1:1 replacement of the D.B.H. of the Landmark Tree with trees of at least 2.5” caliper Four (4) trees of at least 2.5” caliper Three (3) trees of at least 2.5” caliper Two (2) trees of at least 2.5” caliper D.B.H. is the diameter measured at a height of four and one-half (4.5) feet above the natural grade. (Diameter at Breast Height, D.B.H.) The Planning Commission may not require tree preservation when trees are in proposed building envelopes, essential services, siewalks, paths driveways or streets, but may require tree replacement. B. 6:8 Exemptions from Replacement. The following shall be exempt from the requirements of these Tree Replacement as set forth in Section 6.06.A: �The City of C. DEXTER ~ 1. Parcels of land that are not subject to site plan review. 2. Tree trimming and removal necessary to the operation of essential service facilities of a municipal or other governmental department or agency or public utility franchised to operate in the City. 3. Tree clearing within an existing public road right-of-way or an existing private road easement. 4. The removal of any tree which is demonstrated by the property owner to the Zoning Administrator or designee’s satisfaction to have a health and condition standard factor of less than fifty percent (50%) percent based upon the standards established by the International Society of Arboriculture. 5. Trees that are considered invasive by the International Society of Arboriculture. 6. Removal of trees that have become a potential danger to human life or property. Clearance of Twenty-five percent (25%) or more of Existing Trees. Any property owner or his representative proposing to clear more than twenty-five percent (25%) of the trees of eight (8) inch diameter at breast height (D.B.H.) or greater on a site, as determined by the Planning Commission, shall first notify the City of the intent of such clearing and/or earth change and submit a proposed plan describing the site’s features for review and approval by the Planning Commission. This sub-section shall not prevent tree clearing for approved building envelopes, swimming pools, decks, essential services, utility lines or construction drives; nor shall this ordinance prohibit site alterations for farming purposes. The Planning Commission may waive the (D.B.H.) standard for select clearing of lower quality and non-native species including, but not limited to box elders, elms, poplars, willows, and cottonwoods. D. Tree Replacement Off-Site as Last Option. Every effort should be made to relocate or mitigate trees on site. Off-site mitigation or contribution to the City’s Tree Replacement Program shall only be allowed after the applicant has demonstrated that on site mitigation is not practical or feasible. The requirement for on-site mitigation may be altered or waived by the Planning Commission is the proposal meets the following criteria: 1. The proposal meets all other ordinance requirements. 2. The applicant can clearly demonstrate that there is inadequate planting area for the healthy installation of the required trees on site and that maximum effort has been put into locating as many of the required trees as possible. 6:9 �Zoning Ordinance 3. The applicant has made every reasonable effort to preserve as many of the existing on-site trees as possible. 4. The proposal demonstrates environmental sensitive design in terms of topography, stormwater management, soil erosion management, etc. Should the proposal meet the above criteria, the Planning Commission may reduce the requirement for on-site mitigation of replacement trees and permit mitigation off site at an approved location or by contribution to the City’s Tree Replacement Program. Off-site mitigation or financial contribution shall only apply if the Planning Commission should determine that no practical or feasible alternative exists for onsite mitigation. Payment to the program per tree removed shall be in accordance with replacement fee schedule as established by City Council resolution. Contributions placed in the Tree Replacement Program shall be used in accordance with the Tree Replacement Program Policy Statement. Section 6.07 REQUIRED STREET TREE GREENBELT PLANTING Street trees are required between the sidewalk and the curb in a residential subdivision or other development with frontage on a public road meeting the following regulations: 1. Street Trees. One (1) road tree is required at a minimum of every twentyfive (25) lineal feet or a maximum of every forty (40) lineal feet on center, depending on the shape (i.e. columnar, oval, etc.). In form-based districts, the minimum distance and spacing of road trees is determined by building form. Placement of road trees on cul-de-sacs shall be reviewed as part of site plan approval. All road trees shall be uniformly spaced to create a tree lined road. 2. Placement and Utilities. Street trees shall not be planted within six (6) feet of water or sewer lines and shall not interfere with overhead utility lines or underground utilities. Consideration should be given to the mature size and height of the tree when evaluating placement and species selection near utilities, both underground and overhead. 3. Required Species. Street trees must be deciduous trees. Non-deciduous conifers/evergreens are not permitted to be used as road trees since they interfere with visibility, pedestrian safety, and vehicular circulation. 4. Recommended Species. Native species are generally preferred. Canopy trees are preferred for road trees, but ornamental trees may be allowed under overhead utility lines. Section 6.08 REQUIRED PARKING LOT SCREENING A. 6:10 Required Parking Lot Screening From Public Streets. Parking lots which abut a public road in all form-based districts shall be in compliance with the parking �The City of DEXTER ~ screening of adjacent road right-of way for the applicable building form. For all parking lots in use-based districts, the following landscape screen shall be provided: Minimum Buffer Width (in feet) Ten (10) Minimum Landscaping Requirements – per Sections 6.02, 6.09 and 6.11 One (1) evergreen tree per Section 6.11 for every twenty (20’) foot of lineal frontage AND Four (4) two (2) foot shrubs every twenty (20) lineal feet of frontage* *Shrubs shall not be required if an opaque wall or fence having a minimum height of three (3) feet is erected. The Planning Commission or Zoning Administrator, when administrative review is allowed under Section 21.03, for may allow one (1) evergreen tree to be substituted for every (4) shrubs. Section 6.09 PARKING LOT LANDSCAPING Within every parking area containing at least three thousand (3,000) sq. ft. of pavement or twenty-five (25) parking spaces (whichever is less), at least three percent (3%) of the total parking lot area shall be landscaped in addition to any other landscaping requirements. This landscaping shall meet the following standards: A. Layout. Landscaping shall be dispersed throughout the parking lot in order to break up large expanses of pavement and help direct safe and efficient traffic flow within the lot. A minimum of one (1) tree shall be planted and included in each landscaping island or required landscaping area pursuant to the calculations of this Section. Landscaping areas shall be covered by grass, other living groundcover or wood mulch. B. Parking Lot Island Standards. All parking lot islands shall comply with the following standards: 1. All parking lot islands shall be curbed. 2. Dimensions of islands shall be shown on the site plan and comply with the minimum dimensions in the table below: DIMENSION Width Radii at ends facing main aisles Radii not adjacent to main aisles Length D. MINIMUM Ten (10) feet Ten (10) feet One (1) foot Two (2) feet shorter than adjacent parking space Interior Parking Lot Landscaping. Interior parking lot landscaping shall be provided in accordance with the following table: 6:11 �Zoning Ordinance NUMBER OF SPACES 25-100 101-200 201+ MINIMUM LANDSCAPING One (1) canopy/deciduous tree and one hundred (100) sq. ft. of landscaped area per ten (10) spaces, rounded upward One (1) canopy/deciduous tree and one hundred (100) sq. ft. of landscaped area per twelve (12) spaces, rounded upward One (1) canopy/deciduous tree and one hundred (100) sq. ft. of landscaped area per fifteen (15) spaces, rounded upward Canopy/deciduous trees shall be planted in parking lot islands per the options shown in Figure 6.2. Section 6.10 ON-SITE LANDSCAPING For every new development, except in the One Family Residential, Mobile Home Park Residential, Village Commercial and Central Business Districts there shall be on-site landscaping areas exclusive of any other required landscaping. All on-site landscaping shall conform to the following: A. Minimum Area. On-site landscaping shall be at least five percent (5%) of the total lot area. B. Location. On-site landscaping shall be grouped near building entrances, along building foundations, along pedestrian walkways, and along service areas. Internal landscaping shall be located and designed to direct traffic flow, particularly near site entrances. Additional landscaping shall be dispersed throughout the site to define vehicular circulation, improve site aesthetics, and provide shade. C. Ground Cover. On-site landscaping areas shall contain grass, ground cover, three (3) inch-deep shredded-bark mulch, or three (3) inch-deep stone mulch. It shall be curbed or edged as necessary. D. Minimum Landscaping. For multiple Family Residential projects, a minimum of one (1) deciduous tree (minimum two and a half (2.5”) -inch caliper) or evergreen tree (minimum six (6’) foot high) for every one thousand (1,000) sq. ft. of open space on the development site is required. Trees in any required screen may be counted. For all other development where on-site landscaping is required, the minimum landscaping in the following table is required: 6:12 �The City of LANDSCAPING Canopy tree, ornamental tree, or evergreen tree Deciduous shrub, upright evergreen shrub, or spreading evergreen shrub DEXTER ~ MINIMUM One (1) per every four hundred (400) sq. ft. of required interior landscaping area One (1) per every two hundred-fifty (250) sq. ft of required interior landscaping area Section 6.11 LANDSCAPE SCREENING BETWEEN LAND USES A buffer zone with landscaping is required per the following requirements: A. When Required: A buffer zone is required in along the side and rear yard lot lines per the table below. In the CBD and VC Zoning Districts, buffer requirements may be waived or reduced by the Planning Commission or Zoning Administrator if the site design provides for additional landscaping, better site design, or shared parking and/or ingress and egress drives. When Contiguous with These Land Uses Single Family Residential Subject Property SingleFamily Residential Multiple Family Residential Office/ Retail / Institutional / Service Automotive Industrial Screen 1 2 3 Multiple Family Residential Office / Retail Industrial Automotive / Institutional Screen 1 Screen 2 Screen 2 Screen 3 Screen 3 Screen 3 Screen 3 Screen 3 Screen 3 Minimum Plant Materials 1 ornamental AND 1 evergreen tree every forty (40) lineal feet along the property line 1 ornamental OR 1 evergreen tree AND 7 upright shrubs per each thirty (30) lineal feet along the property line 1 ornamental tree, 1 evergreen tree AND 4 upright shrubs per each thirty (30) lineal feet along the property line, rounded upward 6:13 �Zoning Ordinance Section 6.12 WASTE RECEPTACLE AND MECHANICAL EQUIPMENT SCREENING Waste Receptacles shall be located and screened in accordance with the standards of Section 3.08, Waste Receptacles. Ground mounted mechanical equipment shall be screened with plant materials, fences, or a wall when deemed necessary by the Planning Commission. Section 6.13 WAIVER OR MODIFICATION OF STANDARDS FOR SPECIAL SITUATIONS The Planning Commission or Zoning Administrator, when administrative review is allowed under Section 21.03, may determine if existing landscaping or screening intended to be preserved, or a different landscape design, would provide all or part of the required landscaping and screening. In making a determination to waive or reduce the landscape and screening requirements of this Article, the following may be considered. A. Extent to which existing natural vegetation provides desired screening. B. The existence of a steep change in topography which would limit the benefits of required landscaping. C. The presence of existing wetlands. D. Existing and proposed building placement. E. The abutting or adjacent land is developed or planned by the City for a use other than residential. F. Building heights and views. G. The adjacent residential district is over two hundred (200) feet away from the subject site. H. Conditions similar to the above exist such that no good purpose would be served by providing the landscaping or screening required. Section 6.14 INSTALLATION A. 6:14 Timing of installation: Wherever the Zoning Ordinance requires landscaping or plant materials, it shall be planted within six (6) months from the date of issuance of a certificate of occupancy and shall thereafter be reasonably maintained, with the following exceptions: �The City of DEXTER ~ 1. Landscaping proposed within the right-of-way at entrances and along the perimeter of the site shall be installed following the installation of the roads and utilities. 2. If installation of landscaping cannot be completed due to weather conditions, as verified by the Zoning Administrator, the landscaping shall be installed as soon as weather permits. If weather is not permitting, the applicant shall post a performance escrow to ensure compliance when weather permits B. Performance Guarantee: A performance guarantee may be required in accordance with Article XXI, Site Plan Review and Approval, Section 21.16, Performance Guarantees. C. Documentation: Upon submittal of final zoning compliance, the applicant shall include information on the species of trees planted and date of planting. Section 6.15 PERFORMANCE REQUIREMENTS All landscaped areas and plant material required by this Article and Zoning Ordinance is subject to the following performance requirements: A. Landscaped areas and plant material, including the lawn, shall be kept free from refuse and debris, and shall be maintained in a healthy growing condition. B. If any plant material required by this Zoning Ordinance dies or becomes diseased, it shall be replaced within thirty (30) days of written notice from the City or within an extended time period as specified in said notice. C. Tree stakes, guy wires, and tree wrap are to be removed after one (1) year. D. Sidewalks must remain clear and unimpeded. E. The clear vision areas required in Section 5.01.D must be maintained. Section 6.16 TREE PROTECTION DURING CONSTRUCTION Protected trees shall be preserved to the greatest extent practicable through the use of site development techniques including, but not limited to the following: A. Placement of Materials Near Trees. No person shall conduct any activity within the drip line of any tree designated to remain including, but not limited to, placing solvents, building materials, construction equipment, or soil deposits within the drip line. Nor shall vehicles or construction equipment be operated in such close proximity of an existing tree so as to cause compaction of the soil within the drip line or the critical root zone of the tree which is to remain. 6:15 �Zoning Ordinance B. Attachments to Trees. During construction no person or entity shall attach any device or wire to any tree which is to remain after construction. C. Protective Barriers. Before development, land clearing, filling, or any other land alteration for which a permit is required, the developer and/or property owner shall erect and maintain suitable barriers to protect existing trees which are to remain after construction. Protective barriers shall remain in place until the City authorizes their removal or issues a final Certificate of Occupancy, whichever occurs first. Wood, metal, or other substantial material shall be utilized in the construction of barriers. Barriers are required for all trees designated to remain except in the following cases: D. 1. Rights-of-Way and Easements. Street rights-of-way and utility easements may be cordoned by placing stakes a minimum of fifty (50) feet apart and tying ribbon, plastic tape, rope, or similar material from stake to stake along the outside perimeters of areas to be cleared. 2. Large, Separate Areas. Large areas of property separate from the construction or land clearing area on to which no equipment will venture may also be cordoned off as described in Paragraph A, above. Critical Root Zone (CRZ): The CRZ of protected trees shall be maintained and protected during construction as described in Section 6.05.C.5. Section 6.17 LANDSCAPE MATERIAL GUARANTEE All landscaping materials planted per the approved site plan shall have a two (2) -year warranty due to soil conditions within the City of Dexter. In that time all plant materials that are unsightly, dead, dying, or that become unhealthy because of damage, neglect, drainage problems, disease, insect infestation, or other causes shall be replaced. Replacement materials shall meet all standards of the original installation. Two (2) -year landscaping material warranties/performance bonds will not begin until the entire project is complete OR the open space landscaping is completed per the site plan OR for individual residential lots immediately prior to the request for final zoning compliance. All warranties shall be submitted as a cash bond or warranty bond. Amounts shall be established per City Council resolution. All landscaping materials must be healthy and in good condition at the time of inspection. Landscaping materials will be warrantied from the date of approval as documented on the field inspection sheet. Verification of planting date and species information shall be submitted with the Final Zoning Compliance application. Final Zoning Compliance Applications will not be released, and Certificate of Occupancy permits not issued until the planting date and species information has been submitted or a performance guarantee has been submitted. 6:16 �The City of DEXTER ~ Article VII SIGN REGULATIONS Section 7.01 INTENT The intent of this Article is to regulate the location, size, construction, design and architectural compatibility with the surrounding areas and manner of display of signs and outdoor advertising in order to minimize their harmful effects on the public health, safety, and welfare. While this Article recognizes that signs and outdoor advertising are necessary to satisfy the needs of sign uses for adequate identification and communication, failure to regulate them may lead to poor identification of individual businesses, deterioration and blight of business and residential areas of the City, conflicts between different types of land use, and reduction in traffic safety to pedestrians and motorists and other impacts that are contrary to the purpose and intent in the Article. The following municipal interests are considered by the City to be compelling government interests. Each interest is intended to be achieved under this Article that represents the least restrictive means of accomplishing the stated interest, and in all events is intended to promote an important government interest that would not be effectively achieved absent the regulations in this Article. Regulating the location, size, construction, and manner of display of signage in the most narrowly tailored manner represents the least restrictive means of addressing the targeted government interests of avoiding unsafe and nuisance-like conditions while maintaining and improving pedestrian and vehicular safety and efficiency; character and quality of life; economic development and property values; property identification for emergency response and wayfinding purposes; and unique character of areas of the City. A. Public Safety. Maintaining pedestrian and vehicular safety are predominant and compelling government interests throughout the City, with particular emphasis on the safety of pedestrians. The sidewalk network provides facilities for pedestrians situated between vehicular roads and private properties throughout the City. The City encourages signage that will inform motorists and pedestrians of their desired destinations without conflicting with other structures and improvements. These interests are legitimately supported by limiting the maximum size of signage, providing setbacks, and specifying minimum-sized characters for efficient perception by motorists and pedestrians, while minimizing distractions that could put pedestrians at risk. Since most signage on the private properties is intended and designed to attract the attention of operators of motor vehicles, thereby creating distractions that can jeopardize traffic and pedestrian safety, this Article is intended to regulate signs so as to reduce such distractions and, in turn, reduce the risk of crashes, property damage, injuries, and fatalities. 7:1 �Zoning Ordinance This Article is also intended to protect public safety by requiring signs that are poorly maintained and/or structurally unsafe to be repaired or removed to protect against fallen signs or deteriorating sign debris from entering improved roadways, sidewalks and safety paths and causing dangerous conditions for vehicular traffic and pedestrians. B. Character and Quality of Life. Achieving and maintaining attractive, orderly, and desirable places to conduct business, celebrate civic events, entertain people, and provide for housing opportunities is directly related to the stability of property values needed to provide and finance quality public services and facilities within the City. This Article intends to allow signs that are of sufficient, but not excessive, size to perform their intended function as necessary to provide and maintain the City’s character and support neighborhood stability. Signs that contribute to the visual clutter, contribute to the potential conflict between vehicular and pedestrian traffic, and distract from scenic resources and views, will be prohibited in efforts to preserve the character, aesthetic qualities, and unique experience within the City. It is also the intent of this Article that signs will reflect the character of unique districts as may be established by the City’s Master Plan, other adopted plans, or this Article and other parts of this Zoning Ordinance. C. Economic Development and Property Values. The establishment of the restrictions in this Article has a direct relationship to creating stability and predictability, allowing each private interest to secure reasonable exposure of signage, and thus promoting business success. The application of the restrictions in this Article allows businesses to reasonably command attention to the content and substance of their messages while concurrently allowing the promotion of other visual assets, including (without limitation) landscaping and architecture, all of which contribute to economic development and property value enhancement. D. Avoidance of Nuisance-Like Conditions. Due to the concentration of people and activities, there is a potential for, blight, physical clutter, and visual clutter in the City. The result of these conditions leads to diminished property values, reduced attractiveness of the community, and reduced quality of life within the districts. Minimum regulations that substantially relate to signage are important and necessary for the maintenance and well-being of positive conditions, good character, and quality of life in the City. Ultimately, These regulations are compelling and important for the protection of all public health, safety, and welfare, as described below: 1. 7:2 An excessive number of signs in one (1) location creates visual blight and clutter, as well as confusion of the public. Thus, limiting the number of signs on properties, establishing setbacks from property lines, and requiring reasonable spacing between signs are compelling interests that can be directed with minimum regulation. �The City of DEXTER ~ 2. Signs that are too large can lead to confusion, undermine the purposes of the signs, and ultimately lead to physical and visual clutter. Establishing maximum sizes can be the subject of clear and effective regulations that address this compelling and important interest. 3. Requiring maintenance specifications for signs can minimize the creation of blight and clutter due to the deterioration of signs that are not durable or otherwise well-constructed, and such regulations would be consistent with construction codes for other structures. 4. There is a compelling governmental interest that signs avoid glare, light trespass, safety, and skyglow. The selection of proper fixture type(s) and location, use of supportive lighting technology, and control of light levels in a reasonable fashion is consistent with regulations that are narrowly tailored to achieve the City’s interests. E. Property Identification for Emergency Response and Wayfinding Purposes. Locating a business or residence by police, fire, and other emergency responders can be a matter of life and death, and thus it is a compelling interest to ensure that proper, understandable, unambiguous, and coordinated signage be permitted and required, and specifications for such purposes can be accomplished in a simple and narrow manner. Wayfinding for vehicular and pedestrian purposes is also a compelling interest to avoid confusion in public rights-of-way, and unnecessary intrusions on private property. Sign specifications for such wayfinding can be coordinated with property identification for such emergency and other purposes. F. Maintaining Unique Character of Areas of the City. This Article acknowledges the unique character of certain areas and districts, and establishes special time, place and manner of regulations that reflect the unique aesthetic, historical, and/or cultural characteristics of these areas/districts. G. Protection of the Right to Receive and Convey Messages. The important governmental interests and regulations contained in this Article are not intended to target the content of messages to be displayed on signs, but instead seek to achieve non-speech objectives. In no respect do the regulations of signage prohibit a property owner or occupant from an effective means of conveying the desired message. Nothing in this Article is intended to prohibit the right to convey and receive messages, specifically noncommercial messages such as religious, political, economic, social, philosophical, or other types of speech protected by the First Amendment of the United States Constitution. 7:3 �Zoning Ordinance Section 7.02 GENERAL CONDITIONS A. Location: All signs shall be located on the premises to which the sign is accessory, unless specified elsewhere in these regulations. B. Safety: 1. All signs shall be erected and maintained in compliance with all applicable building codes, and other applicable ordinances governing construction within the City. In the event of conflict between this Section and other laws, the most restrictive shall govern. 2. All signs shall be placed so as to not interfere with the visibility or effectiveness of any official traffic sign or signal, motorist or pedestrian, or the clear vision are required in Section 5.01.D. 3. No sign shall be erected, relocated, or maintained so as to obstruct firefighting or prevent free access to any door, window, or fire escape. C. Illumination: 7:4 1. No sign shall be illuminated by other than electrical means. 2. The light from illuminated signs shall be directed in a manner that will not interfere with vehicular traffic or with the enjoyment or use of adjacent properties, nor directly shine onto adjacent or abutting properties. Illuminated signs adjacent to residentially zoned or used property shall be designed and maintained such that illumination levels do not exceed 0.1 foot-candle along the adjacent property line. All externally illuminated signs shall have a shielded light fixture. 3. No sign shall have blinking, flashing, or fluttering lights or other illuminating devices which have a changing light intensity, brightness or color, or which are so constructed and operated as to create an appearance or illusion of writing or printing. 4. No exposed reflective type bulbs and no strobe lights or incandescent lamps shall be used on the exterior surface of any sign so as to expose the face of the bulb, light, or lamp to any public road or adjacent property. 5. The illumination provisions above shall not apply to sign lighting systems owned or controlled by any public agency for the purpose of directing traffic. 6. Neon lighting is prohibited outside of the sign structure and shall not be permitted as accent lighting along a building wall or window. 7. Awning signs shall not be “back-lit.” �The City of D. DEXTER ~ Prohibited Signs: All signs not expressly permitted under this Ordinance are prohibited in the City. Such prohibited signs include, but are not limited to, the following: 1. Beacons. 2. Pennants. 3. Portable Signs, including those mounted on vehicles, except as otherwise permitted by this Zoning Ordinance. 4. Roof Signs. 5. Inflatable signs and tethered balloons. 6. Animated signs including signs containing flashing, intermittent or moving lights or with moving or revolving parts. 7. Signs affixed to trees, rocks, shrubs, or natural features. 8. Signs which imitate traffic signals, traffic direction signs, or similar traffic control devices or signs which make use of words such as “Stop,” “Look”, “Danger”, or any other words, phrases, symbols, or characters, in such a manner as to interfere with, mislead or confuse traffic. 9. Permanent signs (other than those erected by a public agency with a permit from the City of Dexter) which are located within or overhang the public right-of-way or on public property unless specified elsewhere in these regulations. 10. Any strobe, flashing, or oscillating lights either from the interior or exterior of a building. 11. Moving signs. Except as otherwise provided in this Article, no sign or any portion thereof shall be permitted which moves or assumes any motion constituting a non-stationary or fixed condition except for the rotation of barber poles, and except currently licensed vehicles and trailers which have painted upon them in a permanent manner the name of the product which they deliver and/or the name and address of the owner. 12. Abandoned signs. A sign which, for six (6) months or more, that is located on a vacant property or serves a building that is vacant shall be presumed to be abandoned and shall be deemed a nuisance per se. 13. Signs which emit audible sound, odor, or visible matter. 14. Exterior string lights used to advertise a commercial premises, except for outdoor services areas with a permit from the City per Section 14.74 – Outdoor Service Areas. 7:5 �Zoning Ordinance E. 7:6 15. Any sign erected on a tree or utility pole. 16. Awning signs with rear illumination. 17. Vehicular signs. 18. Suspended signs. 19. Any sign or sign structure which is structurally unsafe; constitutes a hazard to safety or health by reason of inadequate maintenance, dilapidation, or abandonment; is not kept in good repair; or is capable of causing electrical shocks to persons likely to come in contact with the sign or sign structure. Exempt From Zoning compliance sign permits 1. Incidental signs or directional signs that direct the flow of pedestrian and vehicular traffic on private property. Incidental signs shall not exceed two (2) sq. ft. in area per side and four (4) feet in height, shall contain no advertising other than the name of the business and may be illuminated. 2. Signs erected for traffic safety purposes by public road agencies. 3. Painting, repainting, cleaning, and other normal maintenance and repair of a sign or any sign structure unless a structural change is made. 4. Integral signs, not to exceed a maximum area of six (6) sq. ft.. 5. Paper notices placed on kiosks as approved by the City. 6. Flags, when the following regulations are met: a. The maximum number on a zoning lot is four (4) flags. b. One (1) flag is allowed per flag pole. c. The minimum setback is fifteen (15) feet. When site plan review is required, the location of flag poles shall be indicated on the site plan. d. Each individual flags shall be limited to forty (40) sq. ft. in area. 7. Permanent signs on vending machines or ice containers, provided that such devices must be located within ten (10) feet of the building. 8. Permanent window signs on the premises of retail establishments up to four (4) sq. ft.. Temporary window signs shall meet the requirements in Section 7.07. 9. Banner signs installed by the City. Such signs shall be attached top and bottom or on two (2) sides to permanent structural members on a post or �The City of DEXTER ~ building erected for another purpose. Such signs require the permission of the City Manager. 10. Residential wall plates, not to exceed a maximum area of two (2) sq. ft.. Section 7.03 GROUND SIGNS A. General Requirements: 1. Within all non-residential zoning districts, only one (1) ground sign shall be permitted per zoning lot, with the following exceptions: a. If the frontage of a zoning lot exceeds four hundred (400) linear feet along a single road frontage two (2) such ground signs may be permitted. b. One (1) additional ground sign may be permitted at a secondary entrance if it is not located on the same road as the primary entrance. c. Lot requirements for ground signs in form-based Zoning Districts in Section 7.05.A.1.a. 2. One (1) ground sign may be permitted at the primary entrance of a one-family subdivision, site condominium development, multiple-family development, or mobile home park. 3. Within the R-1, MF and MHP Zoning Districts, one (1) ground sign may be permitted per zoning lot where a non-residential special land use has been approved. One (1) additional ground sign may be permitted at a secondary entrance if it is not located on the same road as the primary entrance. Size and location shall be determined during site plan review. 4. One (1) freestanding identification may be on the premises of a shopping center, office park, industrial park or other integrated group of stores, commercial buildings, office buildings or industrial buildings, that meet the following standards: 5. a. The sign area shall not exceed one (1) square foot per front foot of building or buildings for which it is erected; up to sixty (60) sq. ft. in area. b. The maximum height is ten (10) feet in height. c. If the lot fronts on two (2) or more collector or arterial roads one (1) such sign may be permitted for each frontage. Within all PUD Districts, the number and size and location of ground signs shall be determined by the intended use of the premises, subject to the review and approval of the City during PUD plan review. 7:7 �Zoning Ordinance B. 6. Ground signs shall be set back a minimum of ten (10) feet from all road rights-of-way and shall be located no closer than fifteen (15) feet from the edge of the principal entrance driveway and all property lines. 7. All internally illuminated ground signs shall have a background darker than the lettering. If a ground sign has an opaque background and only the letters are illuminated a ground sign may have a non-illuminated light background. 8. The support structure for a ground sign shall not exceed twenty-five percent (25%) of the maximum permissible area of the sign measured by viewing the elevation of the sign perpendicular to the sign face, unless otherwise approved during the site plan review process. 9. Up to two (2) additional signs may be permitted for businesses with a drivethrough component. Such signs shall not exceed fifteen (15) sq. ft. in area per sign, per face or six (6) feet in height and shall be located only on internal drives to serve the drive-thru portion of the development. Maximum Height And Area Requirements For Ground Signs. Ground signs shall meet the maximum height and area applied within each use-based zoning district according to the following schedule. The maximum height and area for ground signs within business centers are pursuant to paragraph 4 above: Table A - Ground Signs District R-1 MF RD I-1 PF Max. Height (ft.) 4 ft 4 ft 4.5 ft 4.5 ft 4 ft Maximum Area (sq. ft.) Per Side Total 20 sq. ft. 40 sq. ft. 20 sq. ft. 40 sq. ft. 48 sq. ft. 96 sq. ft. 48 sq. ft. 96 sq. ft. 32 sq. ft. 64 sq. ft. Section 7.04 BUILDING SIGNS A. General Requirements: 1. Within all non-residential, use-based zoning districts, a combination of building signs may be established not to exceed the maximum sign area per “Table B” for each zoning lot (for a single business), with the following exception: a. 7:8 Signs for multiple tenant shopping centers or multi-tenant buildings shall not exceed one (1) square foot of sign area per one (1) lineal foot of building frontage per tenant. �The City of B. DEXTER ~ 2. Within all PUD Districts, the number and size of wall signs shall be determined by the intended use of the premises, subject to the review and approval of the City, during PUD plan review. 3. Building signs are not permitted above the first floor. 4. Awnings must be over doorways or windows. Awning signs and awning shall be limited to three (3) colors. Black and white are defined as colors. Awnings with graphics will be considered an awning sign and may not exceed the allowable square footage of signage. Maximum Area Requirements For Building Signs. Building signs shall meet the requirements within each zoning district according to the following schedule: Table B – Building Signs District R-1 MF RD I-1 PF Area (sq. ft.) per One (1) Foot of Building Frontage N/A N/A 1 1 N/A Maximum Area in sq. ft. Three (3) sq. ft. Three (3) sq. ft. Twenty (20) sq. ft. Twenty (20) sq. ft. N/A Section 7.05 PERMITTED SIGNS IN FORM-BASED DISTRICTS A. General Requirements. All signs in the VR-1, VR-2, VC, CBD, ARC and BRC Zoning Districts shall meet the following standards: 1. Ground signs. a. Lot Requirements. Ground sign(s) are only permitted on lots that are at least fifty (50) feet in width and for lots where the building is a minimum of ten (10) feet from the public right-of-way. Ground signs are not allowed on lots with frontage on Downtown A roads. b. Number. One (1) ground sign shall be permitted for each lot meeting the lot requirements in item a. above. c. Maximum Area and Height. The maximum area and height shall comply with the standards in the table below: 7:9 �Zoning Ordinance District VR-1 VR-1 VC CBD BRC ARC d. 7:10 Max. Height (ft.) 4 ft 4 ft 6 ft 6 ft 6 ft 6 ft Maximum Area (sq. ft.) Per Side Total 20 sq. ft. 40 sq. ft. 20 sq. ft. 40 sq. ft. 25 sq. ft. 50 sq. ft. 25 sq. ft. 50 sq. ft. 42 sq. ft. 84 sq. ft. 42 sq. ft. 84 sq. ft. Minimum Setbacks. Ground signs shall meet the following minimum setbacks: i. Ten (10) feet from all road rights-of-way. In the VC and CBD Zoning Districts, the setback from the road right-of-way is five (5) feet. ii. Fifteen (15) feet from the edge of the principal entrance driveway and all property lines in the ARC and BRC Zoning Districts. e. Illumination. All internally illuminated ground signs shall have a background darker than the lettering. If a ground sign has an opaque background and only the letters are illuminated a ground sign may have a non-illuminated light background. f. Landscaping. One (1) square foot of landscaping adjacent to the sign per one (1) square foot of sign area. Landscaping shall include a decorative combination of ground cover and shrubs to provide seasonal interest. The Zoning Administrator may waive this requirement in the CBD and VC Zoning Districts. g. Electronic Message Signs (EMS). An EMS may be allowed as a component of a ground sign on a parcel with a gasoline service station when the following conditions are met: i. The electronic message is no more than fifty percent (50%) of the allowable ground sign area. ii. Such signs shall contain static messages only and shall not have movement, scrolling words or images, or flashing on any part of the sign structure, design, or pictorial segments of the sign, nor shall such sign have varying light intensity during display of any single message. iii. The display on an EMS shall remain fixed. �The City of 2. DEXTER ~ iv. No EMS message display shall resemble or simulate any warning or danger signal, or any official traffic control device, sign, signal, or light or have the brilliance or intensity that will interfere with any official traffic sign, device, or signal. v. No auditory message or mechanical sounds may be emitted from the sign. vi. All EMS shall meet the illumination standards in Section 7.02.C. Building Signs. a. Number. Each developed lot shall be permitted one(1) building sign per frontage on right-of-way and parking lot. All occupants’ businesses without ground floor frontage shall be permitted one (1) combined exterior building sign, in addition to the number of signs allocated to the developed lot, with the following exceptions: i. In the CBD Zoning District, buildings which contain more than one (1) business where all businesses share a common building entrance or entrances (for example, an office building or other type of building where access to individual tenant space is off an interior common hallway or atrium) the total permitted wall signage area shall be divided between all the tenants, but each business shall be permitted one wall sign. Maximum area shall not exceed that provided in table below. Multiple-tenant buildings shall be permitted an additional nonilluminated wall sign, mounted on the entrance door or on the wall next to the entrance. The total area of this sign shall not exceed twelve (12) sq. ft., or one (1) square foot per tenant, whichever is less. b. District VR-1 VR-2 VC CBD ARC BRC Area. The area of building signs permitted for each lot shall be determined by the table below: Area (sq. ft.) per One (1) Foot of Building Frontage 0.5 N/A 1 1 1 1 Maximum Area in sq. ft. 12 sq. ft. 3 sq. ft. 30 sq. ft. 42 sq. ft. 42 sq. ft. 42 sq. ft. 7:11 �Zoning Ordinance c. Design in the CBC and VC Zoning Districts. No sign shall be erected in the CBD or VC in any manner that will obstruct any architectural details of a building. i. Illumination: Box signs and channel letter signs or box signs may be internally illuminated when the signs have a background darker than the light-colored message. ii. Channel Letter Signs: Channel letters may be mounted on a raceway (wire way) or be mounted flat against the building wall. Channel letter signs shall not exceed more than twelve (12) inches from the building wall d. Window Signs. Permanent window signs must be located inside the window on the first floor, except in the CBD Zoning District where signs are permitted on second story windows. There is no limit on number, but window signs cannot occupy more than twenty-five percent (25%) of the total window area. In the CBD Zoning District, temporary and permanent window signs shall not exceed thirty-three percent (33%) of the total window area. e. Canopy and Awning Signs. A canopy and awning sign is permitted in lieu of a wall sign. The area of awning and canopy signs permitted for each business shall be determined as one (1) square foot of sign area for each one (1) linear foot of building frontage occupied by an occupant a business to a maximum area of one hundred (100) sq. ft.. Awnings must be over doorways or windows. Awning signs and awning shall be limited to three (3) colors. Black and white are defined as colors. Awnings with graphics will be considered an awning sign and may not exceed the allowable square footage of signage. 3. Projecting. Within the VC, CBD, ARC and BRC Zoning Districts, one (1) projecting sign may be permitted for each first-floor business when the following standards are met: 7:12 a. Number. Shall be limited to one (1) sign with no more than two (2) sign surfaces. b. Area. Shall not exceed eight (8) sq. ft. in sign area. c. Height from Grade. The lowest part of the sign shall be a minimum of eight (8) feet above grade. The maximum height of a projecting sign shall be fifteen (15) feet from the road to highest part of the sign. �The City of DEXTER ~ d. Location. Projecting signs may extend over abutting sidewalk, but shall not extend over public or private roadways, or parking areas unless approved by the City as a part of the zoning compliance sign permit. e. Projection Distance. Sign may not project more than four (4) feet from the attached façade. Section 7.06 COMPUTATIONS/ MEASUREMENTS The following principles shall control the computation of sign area and sign height: A. Computation Of Area. The area of a sign face (which is also the sign area of a wall sign or other sign with only one (1) face) shall be computed by means of the smallest square, circle, rectangle, triangle, or combination thereof that will encompass the extreme limits of the writing, representation, emblem, or other display, together with any material or color forming an integral part of the background of the display or used to differentiate the sign from the backdrop of structure against which it is placed, but not including any supporting framework, bracing, or decorative fence or wall when such fence or wall otherwise meets Zoning Ordinance regulations and is clearly incidental to the display itself. Where a sign has two (2) or more faces, the area of all faces shall be included in determining the total area of the sign. B. Computation Of Height. The height of a sign shall be computed as the distance from the base of the sign at normal grade to the top of the highest attached component of the sign. Normal grade shall be construed to be the lower of: (1) existing grade prior to construction or (2) the newly established grade after construction, exclusive of any filling, berming, mounding, or excavating solely for the purpose of locating the sign. In cases where the normal grade cannot reasonably be determined, sign height shall be computed on the assumption that the elevation of the normal grade at the base of the sign is equal to the elevation of the nearest point of the crown of a public road or the grade of the land at the principal entrance to the principal structure on the zoning lot, whichever is lower. Section 7.07 TEMPORARY SIGNS Temporary signs shall be permitted in accordance with the regulations herein: A. Permit Required. All permitted temporary signs, which are twelve (12) sq. ft. or greater, except those signs where additional sign area is permitted during the time frame and conditions specified in this Section shall require a zoning compliance sign permit. Such permit shall be issued by the City of Dexter Zoning Administrator or designee. The zoning compliance sign permit fee, if any, is to be established by resolution of the City Council. 7:13 �Zoning Ordinance B. C. Temporary Freestanding Signs. All temporary freestanding signs must meet the following requirements: 1. One (1) temporary freestanding sign shall be permitted per premise, except those signs where additional number is permitted in the time frame and conditions specified in Section 7.07.D. 2. Temporary signs shall not be illuminated. 3. Temporary freestanding signs shall meet the requirements within each zoning district according to the following schedule, except those signs where additional area is permitted during the time frame and conditions specified in Section 7.07.D. District Maximum Height in feet R-1 MF VR-1 VR-2 VC CBD ARC BRC RD I-1 PF 4 6 6 4 6 6 6 6 6 6 4 Maximum Area in sq. ft. per side 16 16 16 16 16 16 32 16 32 16 16 Temporary Window Signs. Temporary signs for windows are allowed in conjunction with a commercial establishment, provided they do not, individually or combined with other window signs, exceed thirty percent (30%) of the total area of the display window or sixteen (16) sq. ft., whichever is less. Temporary window signs are permitted on ground floor windows only. In the CBD Zoning District, temporary and permanent window signs shall not exceed thirty-three percent (33%) of the total window area. D. 7:14 Temporary Banners And Building Mounted Signs. Temporary banners and wallmounted signs are allowed in non-residential districts and non-residential uses in the VR-1 and VR-2 zoning districts. The maximum area is thirty-two (32) sq. ft.. If building mounted, these signs shall be flat wall signs and shall not project above the roof line. �The City of DEXTER ~ E. Temporary Ground Signs for Non-Residential Uses in Village Residential Districts. One (1) temporary ground signs is allowed per parcel occupied by a nonresidential uses in the VR-1 or VR-2 zoning districts. The maximum area is thirty-two (32) sq. ft. with a maximum height of four (4) feet. F. Standards For All Temporary Signs. Temporary signs shall meet the following standards: 1. Temporary signs shall be constructed of durable, all-weather materials and designed to remain in place and in good repair so long as they remain on display. 2. Temporary signs on private property must be setback five (5) feet from public property or the road right-of-way. 3. The maximum display time of temporary signs is thirty (30) days unless additional time is granted under subsection 4, 5, or 6. After this time expires, the sign shall be removed. Once the temporary sign is removed, there shall be a gap of at least thirty (30) days between display of a temporary sign on the same property. 4. In recognition that there is a need for additional expression of speech prior to a scheduled election, the following applies for a period of sixty (60) days prior to and three (3) days after a City-designated election day on which there is at least one (1) ballot item: the maximum allowable area of temporary signs shall be increased to sixty-four (64) sq. ft. per premise in all districts. The maximum area of an individual sign remains as stated in the table above during this period. 5. When all or a portion of a building or land area is listed for lease or when all or a portion of a building or land area is listed for sale, the maximum display time of freestanding temporary signs for all uses and temporary signs mounted on buildings for all uses except residential uses shall be the duration the building, building unit or land is listed for lease or for sale. The sign area shall not exceed thirty-two (32) sq. ft. per side. 6. When all or a portion of a parcel is under construction, the following regulations apply: a. The maximum area of a temporary sign shall not exceed thirty-two (32) sq. ft. where the total parcel frontage is twenty-one (21) feet or less. Where parcel frontage exceeds twenty-one (21) feet, such signs shall not exceed one and a half (1.5) sq. ft. per linear feet of thoroughfare frontage, up to a maximum of one hundred (100) sq. ft.. b. The maximum height is ten (10) feet. 7:15 �Zoning Ordinance c. The minimum setback is fifteen (15) feet from any public right-o-fway unless attached to a building, construction fence, or barricade. d. All such signs shall be removed promptly upon completion of construction. e. No more than one (1) temporary sign shall be permitted per thoroughfare frontage. Section 7.08 PORTABLE SIGNS A. Intent. It is the intent of this Section to provide opportunities for businesses to provide pedestrian-scale communication of messages to customers near the entrances to their businesses while preventing sign clutter along the city’s thoroughfares. B. General Standards: Portable signs shall be in accordance with the following regulations: 1. Size. Maximum height shall be four (4) feet. Maximum width shall be two (2) feet. 2. Location. 3. 7:16 a. Portable signs shall be placed on the sidewalk in front of the property in which the business is located, a minimum of three (3) feet from the face of the curb and no more than ten (10) feet from the building in which the sign is intended to serve. A portable signs shall in no case impede pedestrian travel in a sidewalk area and/or public rightof-way and are only permitted when a five (5) foot wide path can be maintained on the sidewalk. Portable signs are not permitted to conceal landscape features in or adjacent to the roads, including grass areas. Portable signs shall not obstruct access to fire hydrants, fire department connections, bicycle racks or curb ramps or interfere with the opening of vehicle doors or access to the sidewalk. b. Portable signs must be moved indoors after accumulation of one (1) or more inches of snow and shall not be placed back on the sidewalk until the entire sidewalk and extension on the side of the road where the business is located is clear of snow. Number of Portable Signs. a. One (1) portable sign is allowed for each business in a building, up to a maximum of two (2) signs per property. A sign may contain advertising for more than one business on the property. b. More than two (2) portable signs are permitted on private property or the public common areas in shopping malls only when the businesses have frontage along the sidewalk. �The City of DEXTER ~ 4. Hours. Portable signs may be utilized during hours of operation only. Portable signs left on the sidewalk or outside overnight shall result in revocation of zoning compliance sign permit or fines. Fines must be paid prior to continuation of use of sandwich board signs. 5. Materials/Design. a. Portable signs are encouraged to be visually consistent with the historic City and are intended to promote the pedestrian scale. Hand painted, carved, and unique signage on a flat surface is preferred. b. Portable signs shall be properly designed and heavy enough to withstand typical winds without tipping over, rocking or sliding. It is the responsibility of the sign owner to remove the sign during inclement weather. 6. Illumination. Illumination is prohibited. 7. Insurance. The City accepts no liability for any injury or damage caused by a sidewalk sign. One million dollars ($1,000,000) of general liability insurance, naming the City as an additionally insured, must be submitted along with the portable zoning compliance sign permit for signs proposed for placement in the right-of-way and on public property. 8. Permitting/Review Process. All sandwich boards require submission of an application, fee, and issuance of a permit. Signs requiring insurance require proof of valid and current insurance for the time of the zoning compliance sign permit request, unless otherwise noted on the zoning compliance sign permit application. Zoning compliance sign permit application fees to be established by the City Council. Section 7.09 SIGNS IN THE PUBLIC RIGHT-OF-WAY No signs shall be allowed in the public right-of-way, except for the following: A. Signs erected by or on behalf of a governmental or other public agency, with a permit issued by the City of Dexter. B. Projecting signs pursuant to the provisions of these regulations. C. Portable sidewalk signs pursuant to the provisions of these regulations. D. Banner signs as permitted by the City of Dexter. 7:17 �Zoning Ordinance Section 7.10 NON-CONFORMING EXISTING SIGNS A. Intent It is the intent of this Section to encourage eventual elimination of signs that, as a result of the adoption of this Article, become nonconforming, and to administer this Article to realize the removal of illegal nonconforming signs and to avoid any unreasonable invasion of established private property rights, therefore; B. 1. No person shall be required to remove a sign which was erected in compliance with previous regulations of this Article if said sign becomes non-conforming due to a change occurring after the original adoption of this article, or in the location of buildings, roads or other signs, which change, is beyond the control of the owner of the sign and the premises on which it is located. 2. If the owner of a sign or the premises on which a sign is located changes the location of a building, property line, or sign, or changes the use of a building so that any sign on the premises is rendered non-conforming, such sign must be removed or made to conform to this Article. Lawful Existing Signs Any sign lawfully existing at the time of adoption of this Article which does not fully comply with all provisions shall be considered a nonconforming sign and may be permitted to remain as long as the sign is properly maintained and not detrimental to the health, safety, and welfare of the community except as hereafter provided. C. Continuance 1. 7:18 Any lawful nonconforming sign shall be permitted to continue to exist, so long as the non-conforming sign: a. is not physically expanded or changed to another non-conforming sign. b. is not relocated or structurally altered so as to prolong the life of the sign, or so as to change the shape, size, type, placement, or design of the sign. Altered shall not include normal maintenance or maintenance to protect public safety. Normal maintenance shall include painting of chipped or faded signs, replacement of faded or damaged surface panels, or repair and replacement of electrical wiring and devices. c. is not reestablished or maintained after the activity, business, or usage to which it relates has been discontinued for ninety (90) days or longer. d. is not repaired or reerected after being damaged if the repair or reerection of the sign would cost more than fifty percent (50%) of the replacement cost of an identical new sign. �The City of DEXTER ~ 2. In the case of a legal non-conforming sign without a defined background (such as individual letters or symbols mounted directly on a building, or lettering on an awning), changes may be made to the letters or symbols, so long as the overall area of the sign is not increased. In such situations, an amended zoning compliance zoning compliance sign permit application shall be filed with the zoning administrator. 3. Changes to the words or symbols used on a non-conforming sign may be made if an amended zoning compliance zoning compliance sign permit application is filed with the Zoning Administrator. In such cases, the message may be changed without affecting the legal non-conforming status, as long as neither the sign structure nor frame is changed. Section 7.11 PERMITS AND APPLICATIONS A. Permit Required It shall be unlawful for any person to erect, reerect, alter or relocate any sign unless a zoning compliance zoning compliance sign permit shall have been first obtained from the Zoning Administrator except as provided elsewhere in these regulations. All building mounted signs, any sign that makes use of electricity and any ground sign with footings will also require a permit from the Washtenaw County Building Department. B. Site Plan Review For new development subject to site plan review under the provisions of Article XXI, the final site plan shall include the location, maximum size and details, if applicable, of all proposed signs. The site plan should note that all signs will be obtained under a separate zoning compliance sign permit C. Applications All zoning compliance sign permit applications shall be submitted to the Zoning Administrator for review and shall include the following: 1. A scale drawing of each sign that shows the dimensions of the sign, the height of the sign, design of the sign and lettering, dimensions of the lettering, the type of materials to be used for the sign and its support system, type of illumination, and color. 2. A scale drawing of the site or building, showing the placement of all signs, both existing and proposed. This drawing shall include all the dimensions of the site or building. 3. Detailed information about other existing signs on the property, including dimensions of the sign, the height of the sign, design of the sign and lettering, 7:19 �Zoning Ordinance dimensions of the lettering, the type of materials used for the sign and its support system, type of illumination, and color. The application shall also indicate whether the existing sign is to remain or be removed. D. 4. The consenting signature of the property owner. 5. The zoning compliance sign permit fee paid in accordance with the current fee schedule, adopted by the City Council. Permit Approval Zoning compliance sign permits for the erection of signs shall only be issued to property owners and/or assignees qualified to carry on such work under the provisions of this article. The Zoning Administrator shall issue zoning compliance sign permits for signs defined in Section 2.02 and permitted in Article VII. Any sign which is not explicitly defined in Section 2.02 Definitions or permitted in Article VII, must be approved by the Zoning Board of Appeals before a zoning compliance sign permit shall be issued. Any required building permits will be under the Washtenaw County Building Department. E. Permit Expiration A zoning compliance sign permit shall become null and void if the work for which the permit was issued is not completed within six (6) months of the date of issue. F. Servicing No zoning compliance sign permit shall be required for ordinary servicing, repainting of existing sign message, or cleaning of a sign. No zoning compliance sign permit is required for change of message of a sign designed for periodic message change without change of structure, including a bulletin board or billboard, but not including a sign to which a new permanent face may be attached. G. Inspections All newly erected signs shall be inspected by the Zoning Administrator. Sign erector’s imprint should be visible. Signs for which a zoning compliance sign permit is required shall be inspected periodically by the Zoning Administrator for compliance with this Article and other laws of the City of Dexter and the Washtenaw County Building Department, as applicable. Section 7.12 CONSTRUCTION REQUIREMENTS A. AND MAINTENANCE Materials And Design All signs shall be designed, constructed, and maintained in conformity with the 7:20 �The City of DEXTER ~ provisions for materials, loads, and stresses of the latest adopted edition of the City engineering standards and requirements of this Article. B. Erector’s Imprint Signs of every type which come within the purview of this Article, must carry the identification and address of the sign erector, electrical voltage, when applicable, and date of erection in clearly legible letters whether for the initial erection or rehanging of a sign. C. Fastenings All signs must be erected in such a manner and with such materials to remain safe and secure during the period of use and all bolts, cables, and other parts of such signs shall be kept painted and free from corrosion. Any defect due to the fault of the erector shall be repaired by the erector. D. Support Location No pole or support of any nature shall be placed on any publicly owned property, road right-of-way, or proposed road right-of-way, unless an easement is granted by the property owner. E. Proximity To Electrical Conductors No sign shall be erected so that any part including cables, guys, etc. will be within ten (10) feet of any electrical conductor, electric light pole, road lamp, traffic light, or other public utility pole or standard. F. Rehanging In case of rehanging or reerection of any sign, the new erector must place his identification, address, and the date on the sign. G. Sanitation Property surrounding any ground sign shall be kept clean, sanitary, and free from obnoxious and offensive substances, free from weeds, rubbish, and inflammable material. H. Traffic Interference No advertising device shall be erected or maintained which simulates or imitates in size, color, lettering, or design any traffic sign or signal or other word, phrase, symbol, or character in such a manner as to interfere with, mislead, or confuse traffic. 7:21 �Zoning Ordinance Section 7.13 REMOVAL OF SIGNS A. Removal. The Zoning Administrator or designee shall order the removal of any sign erected or maintained in violation of this ordinance except for legal non-conforming signs. Notice in writing shall be given to the owner of such sign or of the building, structure, or premises on which such sign is located, to remove the sign or bring it into compliance with the ordinance. Failure to remove the sign or to comply with this notice shall be a civil infraction. The City shall also remove the sign immediately and without notice if it reasonably appears that the condition of the sign is such as to present an immediate threat to the safety of the public. Any cost of removal incurred by the City shall be assessed to the owner of the property on which such sign is located and may be collected in the manner of ordinance debt or in the manner of taxes and such charge shall be a lien on the property. B. Renewal Requirements. A sign shall be removed by the owner or lessee of the premises upon which the sign is located within thirty (30) days after the business which it advertises is no longer conducted on the premises. If the owner or lessee fails to remove the sign, the City shall remove it in accordance with the provisions stated in paragraph 7.13. (1), preceding. These removal provisions shall not apply where a subsequent owner or lessee conducts the same type of business and agrees to maintain the signs to advertise the type of business being conducted on the premises and provided the signs comply with the other provisions of this ordinance. Section 7.14 VIOLATIONS A. Any of the following shall be a violation of this ordinance: 1. To install, create, erect, or maintain any sign in a way inconsistent with the terms of this ordinance or that is inconsistent with any plan or zoning compliance sign permit governing such sign or the zoning lot on which the sign is located; 2. To install, create, erect, or maintain any sign requiring a zoning compliance sign permit without such a permit; B. Each sign installed, created, erected, or maintained in violation of this ordinance shall be considered a separate violation. C. Unless specified elsewhere in this ordinance any signs placed within a road right-ofway and on utility poles will be considered a violation of this ordinance and may be removed by the City at the expense of the owner. Section 7.15 APPEALS Any person aggrieved by any decision, ruling, or order from the Zoning Administrator, may make an appeal to the Zoning Board of Appeals. The ZBA may grant a variance for 7:22 �The City of DEXTER ~ a sign only in cases involving practical difficulties or unnecessary hardships when the evidence of the appeal is supported by one or both of the following findings of fact: A. That the alleged hardship or practical difficulty, or both, are unique to the property (unusual topography, lot configuration, size, etc.), and the alleged hardship or practical difficulty resulting from conditions do not generally exist throughout the City. Personal and economic hardships do not qualify. B. That the granting of the variance will result in substantial justice being done, considering the public benefits intended to be secured by this article. The granting of the variance will not be detrimental to surrounding properties. Section 7.16 ENFORCEMENT This Section shall be administered and enforced by the Zoning Administrator or designee. 7:23 �Zoning Ordinance This page is intentionally left blank. 7:24 �The City of DEXTER ~ Article VIII SPECIAL LAND USES Section 8.01 INTENT This Article is intended to regulate uses which may be compatible with uses in some, but not all, locations within a particular zoning district. Special Land Use standards in this Article are intended to accomplish the following: A. Provide a mechanism for public input on decisions involving more intense land uses. B. Establish criteria for both new development and infill/redevelopment consistent with the City’s land use goals and objectives as stated in the City Master Plan. C. Regulate the use of land on the basis of impact to the City overall and adjacent properties in particular. D. Promote a planned and orderly development pattern which can be served by public facilities and serviced in a cost effective manner. E. Ensure uses can be accommodated by the environmental capability of specific sites. F. Provide site design standards to diminish negative impacts of potentially conflicting land uses. G. Provide greater flexibility to integrate land uses within the City. The process for review of a Special Land Use involves a Public Hearing with the Planning Commission with final determination on the use and site plan by the City Council. Section 8.02 PROCEDURE The procedure for Special Land Use Permit application review shall be as follows: A. Application. An applicant for a Special Land Use Permit shall submit an application for review to the Zoning Administrator, together with the required fee and appropriate information, no fewer than forty-five (45) days prior to the date of the regular meeting of the Planning Commission at which the special use application will be considered. The following information shall also be submitted: 1. A site plan with the required information as set forth in Article XXI. 2. A statement with regard to compliance with the criteria required for approval in Section 8.03, Standards for Special Land Uses and any specific standards required for the specific use in Article XIV, Specific Use Provisions. 8:1 �Zoning Ordinance 3. Failure to provide the required information and materials as part of the application for Special Land Use Permit approval shall render the application deficient and said application shall be held in abeyance until the petitioner submits all required items. The Zoning Administrator may waive the submission of a site plan where such information is not material to Planning Commission action, including when no physical changes to the site are proposed. The Zoning Administrator may allow the information required for administrative review when the project meets the circumstances in Section 21.03.B. B. Public Hearing. The Planning Commission shall hold a public hearing, or hearings, upon any application for special land use, notice of which shall be in the manner required by Section 22.08 Notices. C. Planning Commission Action. D. E. 1. The Planning Commission shall conduct the required public hearing. At the public hearing, the Planning commission shall review the application for special land use approval in accordance with Section 8.03 and any specific standards in Section 8.11 Special Land Use Specific Requirements. 2. The Planning Commission shall recommend that the City Council either approve, approve with conditions, or deny the Special Land Use Permit (based on findings outlined in Section 8.03) and the accompanying site plan. City Council Action. 1. The Special Land Use Permit request and other pertinent information, together with the recommendation of the Planning Commission, shall be placed on the agenda of the next City Council meeting. The City Council shall either approve, approve with conditions, or reject the request within sixty (60) days, unless an extension has been agreed upon in writing by both the City Council and the Applicant. 2. The decision on a special land use required by the City Council shall be made a part of the public record and incorporated into a resolution that includes a statement of findings and conclusions relative to the special land use which specifies the basis for the decision and any condition imposed. Zoning Compliance. Upon approval of a Special Land Use by City Council, Zoning Compliance must be obtained in accordance with Section 22.04. Section 8.03 STANDARDS FOR SPECIAL LAND USES A. Standards. The Planning Commission and City Council shall review: the particular circumstances and facts of each proposed use: any specific standards for the proposed or uses in Article XIV; and the following standards: 8:2 �The City of DEXTER ~ 1. Compatibility with the Master Plan. The proposed Special Land Use shall be consistent with the goals, objectives, and future land use plan described in the City Master Plan. 2. Compliance with Zoning Standards. The proposed Special Land Use shall be designed, constructed, operated, and maintained to meet the stated intent of the zoning district, and shall comply with all applicable ordinance standards. 3. Compatibility with Adjacent Uses. The proposed Special Land Use shall be designed, constructed, operated, and maintained to be compatible with, and not significantly alter, the existing or intended character of the general vicinity in consideration of environmental impacts, views, aesthetics, noise, vibration, glare, air quality, drainage, traffic, or similar impacts. The proposed use shall be such that the location and height of buildings or structures, and the location, nature and height of walls, fences, and landscaping will not interfere with or discourage the appropriate development and use of adjacent land and buildings or unreasonably affect their value. 4. Impact on the Overall Environment. The proposed Special Land Use shall not unreasonably impact the quality of the natural features and the environment in comparison to the impacts associated with typical permitted uses. 5. Impact on Public Facilities. The proposed Special Land Use shall be served adequately by public facilities and services such as police and fire protection, schools, drainage systems, water and sewage facilities, streets, pedestrian or bicycle facilities, and refuse disposal. Such services shall be provided and accommodated without an unreasonable public burden. 6. Traffic Impact. The proposed Special Land Use shall be of a nature that will make vehicular and pedestrian traffic no more hazardous than is normal for the district involved, taking into consideration: pedestrian access and safety; vehicle trip generation (i.e.; volumes); types of traffic, access location, and design, circulation, and parking design; street and bridge capacity; and traffic operations at nearby intersections and access points. Efforts shall be made to ensure that multiple transportation modes are safely and effectively accommodated in an effort to provide alternate modes of access and alleviate vehicular traffic congestion. The applicant shall comply with the City’s Complete Street Ordinance. 7. Public Safety and Welfare. The proposed Special Land Use shall be designed, located, planned, and operated to protect the public health, safety, and welfare. 8. Special Use Approval Specific Requirements. The general standards and requirements of this Section are basic to all uses authorized by Special Land Use Permit approval. The specific and detailed requirements relating to particular uses and area requirements must also be satisfied for those uses. 8:3 �Zoning Ordinance B. Additional Findings. The Planning Commission and City Council shall also consider the nature and character of the activities, processes, materials, equipment, or conditions of operation, either specifically or typically associated with the use, including but not limited to, hours of operation, outdoor storage, and work areas. Section 8.04 CONDITIONS OF APPROVAL A. Authority. The City Council may, at its discretion, impose additional conditions of approval, when it is determined that such increases in standards or additional conditions are required to achieve or assure compatibility with adjacent uses and/or structures. B. Scope. Conditions that are imposed by the City Council shall: 1. Be related to and ensure the review considerations of Section 8.03 and the applicable specific regulations are met. 2. Is applicable to a property, not property owners, so long as use remains in effect under terms set from the Section 8.05. 3. Remain unchanged unless an amendment to the Special Land Use Permit is approved by the City Council. C. Approval of a Special Land Use Permit, including conditions made part of the approval, is attached to the property, as described in the application, and not to the owner of such property. A record of conditions imposed shall be made a part of the City Council minutes and maintained by the Zoning Administrator. D. A development agreement in accordance with Section 22.12 shall be at the City’s discretion. E. A violation of a requirement, condition, or safeguard shall be considered a violation of this ordinance and grounds for the City Council to revoke such Special Land Use Permit approval in accordance with Section 8.08. Section 8.05 EFFECTIVENESS A. 8:4 Remain in Force. Upon receipt of final site plan approval, Special Land Use Permit approval shall continue in force so long as the particular use or activity continues to operate as approved on the approved site, unless otherwise specified in the City Council resolution of approval of the Special Land Use. If final site plan approval is for only part of the site, the Special Land Use Permit approval is in force for each portion of the site as phases are given final site plan approval. For projects with administrative site plan review, the Special Land Use approval begins once administrative site plan approval is granted. �The City of DEXTER ~ B. Expiration. Any Special Land Use Permit approval granted by the City Council shall expire unless a final site plan effectuating the Special Land Use is submitted within one (1) year of the date of approval. C. Extension. Upon written application filed prior to the termination of the period of one (1) year as provided above, the City Council may authorize a single extension of the time limit for an additional period of one (1) year. Such extension shall be granted based on evidence from the applicant that the development has a reasonable likelihood of commencing construction during the extension period of one (1) year. D. Conforming Use Status. Any approved Special Land Use Permit shall be deemed a use permitted in the district in which it is located and is not to be considered a nonconforming use. E. Abandonment. When a Special Land Use which has not previously received a Special Land Use Permit ceases operations for more than one (1) year, the Special Land Use Permit shall become null and void, and a new Special Land Use Permit shall be required to reopen the use. The time frame shall be extended to two (2) years for a use which was approved as a Special Land Use under this Article. F. Resubmittal. No application for a Special Land Use Permit which has been denied wholly or in part shall be resubmitted for a period of one (1) year from the date of denial, except on the grounds of new evidence or proof of changed conditions relating to all of the reasons noted for the denial found to be valid by the Planning Commission or City Council. A resubmitted application shall be considered a new application. Section 8.06 AMENDMENTS, EXPANSIONS, OR CHANGE IN USE The following provisions apply when there is an amendment or a proposed expansion to approved Special Land Uses or when there is a proposed change from one Special Land Use to another. A. Amendments. Any person or agency who has been granted a Special Land Use Permit shall notify the Zoning Administrator of any proposed amendment to the approved site plan of the Special Land Use Permit. The Zoning Administrator shall determine whether the proposed amendment requires new Special Land Use approval. New Special Land Use approval may be required when such amendment is a departure from the operation or use described in the approved application or causes external impacts such as additional traffic, hours of operation, noise, additional outdoor storage, or display. B. Expansions. The expansion, change in activity, reuse or redevelopment of any use requiring a Special Land Use Permit shall require resubmittal in manner described in this Article. A separate Special Land Use Permit shall be required for each use 8:5 �Zoning Ordinance requiring Special Land Use review on a lot, or for any expansions of a Special Land Use which has not previously received a Special Land Use Permit. C. Change in Use. The applicant shall be responsible for informing the Zoning Administrator of any significant change in an approved use, operations, or activities prior to any such change. Zoning Administrator shall determine if a new Special Land Use approval is required. A significant change shall mean any departure from the operation or use described in the approved application or any change that may cause external impacts such as additional traffic, hours of operation, noise, additional outdoor storage, or display. Section 8.07 INSPECTIONS The Zoning Administrator shall make periodic investigations of developments authorized by Special Land Use Permits to determine continued compliance with all requirements imposed by the City Council and this Ordinance. Noncompliance with the requirements and conditions approved for the Special Land Use shall constitute grounds to terminate said approval following a public hearing. Section 8.08 REVOCATION The revocation of a Special Land Use Permit may occur if its recipient fails to continuously abide by its terms and conditions. The revocation procedure is as follows: 8:6 A. The City Council, through its designated administrators, shall notify the recipient, in writing, of any violations of City codes or provisions of the Special Land Use. B. The recipient shall have thirty (30) days to correct any deficiencies to the satisfaction of the City Council. C. If, after thirty (30) days, any deficiencies remain, the City Council may then revoke the Special Land Use, or, if the conditions warrant, allow additional time. D. A repeat violation, after correction of deficiencies to the satisfaction of City Council, may cause immediate revocation of the Special Land Use. �The City of DEXTER ~ Article IX ESTABLISHMENT OF ZONING DISTRICTS AND MAP Section 9.01 ESTABLISHMENT OF DISTRICTS The City of Dexter is hereby divided into the following zoning districts: Residential Districts R-1 One-Family Residential District MF Multiple-Family Residential District MHP Mobile Home Park Residential District Non-Residential Districts I-1 Limited Industrial District R-D Research and Development District PF Public Facilities District Form Based Districts VR-1 Village Residential 1 District VR-2 Village Residential 2 District VC Village Commercial District CBD Central Business District ARC Dexter-Ann Arbor Road Corridor District BRC Baker Road Corridor District Special Districts PUD Planned Unit Development District Section 9.02 ADOPTION OF ZONING MAP A. For the purpose of this Ordinance, zoning districts are shown on “Zoning Map of the City of Dexter.” The official zoning map, with all explanatory matter thereon, is hereby made a part of this Ordinance. 9:1 �Zoning Ordinance B. Identification of Zoning Map: The Zoning Map shall be identified by the signature of the City Mayor, to be kept and maintained including legal changes on two (2) official, signed and attached copies by the City Clerk. Both copies of the Zoning Map shall be located in the office of the clerk and shall be open to public inspection. C. Interpretation of District Boundaries: Where uncertainty exists as to the boundaries of zoning districts as shown on the official Zoning Map, the following rules for interpretation shall govern: 1. A boundary indicated as approximately following or parallel to the centerline of a highway, alley, easement, recorded lot line, municipal boundary line, railroad right-of-way, shoreline, or the centerline of a river, stream or canal shall be deemed as following or parallel to those lines. 2. A distance not specifically indicated on the Zoning Map shall be determined by the scale on the Zoning Map. 3. The Board of Appeals shall interpret the location of the zoning district boundary in the following circumstances: a. Where the district boundary line, as determined by the Zoning Administrator, is a physical or cultural feature existing on the ground that is in conflict with that shown on the official Zoning Map; or b. Any other circumstances not covered by 1 or 2 preceding. Section 9.03 ZONING OF ANNEXED AREAS Whenever any area is annexed to the City of Dexter, the land shall be zoned to whichever district of this Ordinance that most closely conforms with the Master Plan amendment required prior to annexation and the Council shall approve same by resolution. Section 9.04 ZONING OF VACATED AREAS Whenever any road, alley, or other public right-of-way within the City of Dexter is vacated, such road, alley, or other public right-of-way or portion thereof, shall automatically be classified in the same zoning district as the property to which it attaches. Ownership of vacated rights-of-way shall be by the property owner adjacent to site unless other arrangements are specified by the City. Section 9.05 DISTRICT REQUIREMENTS All buildings and uses in any District shall be subject to the provisions of Article III General Provisions. 9:2 �The City of DEXTER ~ Section 9.06 ZONING OF FILLED LAND Whenever any fill is permitted in any stream or other body of water, the land created automatically and without further governmental action becomes subject to the same zoning regulations that are applicable to the land to which the newly-created land attaches. 9:3 �Zoning Ordinance This page is intentionally left blank. 9:4 �The City of DEXTER ~ Article X USE BASED DISTRICTS Section 10.01 INTENT A. Intent. The Master Plan identified areas within the City where regulating use and intensity of use are needed, but form-based regulations are not appropriate. These areas are predominantly single-use areas, built outside of the original Village Plat. The City encourages single-use development in these areas, while preserving the environmental features and quality of life in the City as a whole. Section 10.02 R-1 ONE-FAMILY RESIDENTIAL DISTRICT A. Intent. This district is designed to encourage a suitable and healthy environment for family life, and to provide residential areas for one-family residential densities and other uses that will serve the residents in the district. B. Use Regulations. Section 10.09 sets forth permitted, accessory, and special land uses within the R-1 One-Family Residential District. C. Dimensional Requirements. The following dimensional requirements shall apply to the R-1 One-Family Residential District: Min. Lot Size in sq. ft. 7,800 Width in ft. 60 Max. Lot Coverage (all buildings) 30% 1 Max. Height Stories Ft. 2.5 35 Min. Yards & Setbacks in feet Side Front Least Total 252,3 10 20 Rear 254 Min. floor area per unit in sq. ft. 1,000 1 When a detached accessory dwelling unit is present, the maximum lot coverage shall be as specified in Section 14.03, Accessory Dwelling Units. 2 Front setback may be reduced to fifteen (15) feet if the residential lot fronts a right-of-way greater than sixty-six (66) feet in width. 3 A corner lot shall maintain the minimum front yard setbacks for both the primary and secondary front yards. 4 For a corner lot, the minimum rear yard setback is the minimum side yard setback. 10:1 �Zoning Ordinance D. Supplemental District Standards. 1. In addition to those bulk regulations listed in Section 10.02.C, all development shall conform to supplemental bulk regulations listed in Section 10.08. 2. All front, side, and rear yards shall be the minimum perpendicular distance measured from the principal structure, excluding all projections three (3) feet in length from the structure wall. Section 10.03 MF MULTIPLE-FAMILY RESIDENTIAL DISTRICT A. Intent. The intent of the Multiple-Family Residential District is to provide multiple-family dwelling units including attached single-family dwellings, such as townhouses, and apartment-style dwelling units. This district is intended for locations that have substantial infrastructure including public utilities and are in close proximity to mixed-use areas or local commercial areas that provide retail, personal service, entertainment, and employment opportunities. In addition to the dwellings permitted in this zoning district, certain recreational, institutional, and public uses, compatible with the principal uses of this district, are permitted. B. Use Regulations. Section 10.09 sets forth permitted, accessory, and special land uses within the MF Multiple-Family District. C. Dimensional Requirements. The following dimensional requirements shall apply to the MF Multiple-Family Residential District: Min. Lot Size in acres 1 D. 10:2 Width in feet 200 Max. Height Max. Lot Coverage (all buildings) Stories Feet 30% 2.5 35 Min. Yards & Setbacks in feet Side Front Rear Least Total 25 20 40 30 Supplemental District Standards. 1. In addition to those bulk regulations listed in Section 10.03.C, all development shall conform to supplemental bulk regulations listed in Section 10.08. 2. All front, side and rear yards shall be the minimum perpendicular distance measured from the principal structure, excluding all projections three (3) feet in length from the structure wall. �The City of DEXTER ~ Section 10.04 MHP MOBILE HOME PARK RESIDENTIAL DISTRICT A. Intent. The purpose of this district is to provide for mobile home parks and to promote mobile home parks with the character of residential neighborhoods. It is the intent of this ordinance that mobile home parks be located in areas which are served adequately by essential public facilities and services such access roads, police, and fire protection, and public sanitary sewer and water and storm drainage facilities. It is further the intent of this ordinance that mobile homes in mobile home parks deserve and require locations, services, and facilities similar to any other single-family and multiple-family dwelling units built at urban densities. It is further the intent of this ordinance that various supporting uses common to urban residential areas, and also those which are unique to mobile home communities, be permitted in the district. B. Use Regulations. Section 10.09 sets forth permitted, accessory and special land uses within the MHP Mobile Home Park District. C. Supplemental District Standards. 1. Lot Area and Width. The minimum area for a mobile home park shall be twenty (20) acres. The tract of land shall comprise a single lot, except where the lot is divided by public roads or where the total property includes separate property for necessary utility plants, maintenance or storage facilities and the like, with appropriate access from the mobile home park, provided that all lands involved shall be so dimensioned as to facilitate efficient design and management. The minimum width of any other part of the lot containing dwellings and buildings open to occupants of the mobile home park shall be two hundred (200) feet. 2. Maximum Permitted Density. The maximum density permitted in a mobile home park shall not exceed seven and one-half (7.5) units per gross acre. For purposes of these regulations, gross acreage shall be computed as all land area within the exterior boundaries of the mobile home park lot, including proposed roads, common open space, lands occupied by management offices and community buildings, lands occupied by mobile home stands or lots, and lands occupied by utilities installations. For purposes of these regulations, gross acreage shall not include land area within rights-of-way of existing roads; surface area of lakes, ponds, or wetlands; land within a one hundred (100) year flood plain; or land within easements more than twenty (20) feet wide. In computations, each dwelling unit shall be considered to require five thousand eight hundred eight (5,808) sq. ft. of gross land area. 3. Floor Area Ratio. The minimum floor area ratio of the entire mobile home 10:3 �Zoning Ordinance park shall not exceed forty percent (40%). 4. Yard and Separation Requirements. a. A yard at least twenty-five (25) feet wide shall be provided along the right-of-way of each public road which the mobile home park abuts along its perimeter. Such yard shall be used to satisfy site and spacing requirements for individual dwellings, but shall not contain carports, recreation shelters, storage shelters, or any other structures prohibited in yards adjacent to roads in residential districts. No direct vehicular access to individual lots shall be permitted through such yards, and no parking bays or active recreation areas shall be allowed therein. b. Where mobile home park abuts one or more boundaries or other zoning districts without an intervening road or permanent open space at least twenty (20) feet in width, an exterior yard at least twenty (20) feet in minimum dimension shall be provided. Where the adjoining zoning district is residential, the same limitations on occupancy and the use of such yards shall apply. Where the adjoining district is nonresidential, provided that a minimum of ten (10) feet shall be provided between such structures or facilities and the property line, such yards may be used for the following uses: c. 10:4 i. On-site parking spaces or parking bays; ii. Recreation facilities, iii. Carports, or iv. Storage shelters. The following minimum distances shall be provided and maintained from a mobile home unit and shall be measured from the face of the mobile home unit. If the mobile home has an attached or add-on structure, or other attached structure which is enclosed for more than fifty percent (50%) of its perimeter, the applicable distances shall be measured from the face of the attached structure i. Twenty (20) feet between mobile home units. ii. Ten (10) feet from an on-site parking space on an adjacent site. iii. Ten (10) feet from a detached accessory structure. iv. Ten (10) feet from an attached accessory structure which is �The City of DEXTER ~ enclosed for fifty percent (50%) or less of Its perimeter. 5. v. Fifty (50) feet from any principal building which is not a mobile home. vi. Ten (10) feet from the edge of an internal road. vii. Twenty (20) feet from the right-of-way line of a public road within the mobile home park. viii. Seven and one-half (7 1/2) feet from a parking bay. ix. Seven (7) feet from a common pedestrian walkway. d. Notwithstanding the requirements of Section 10.04.C.4.c preceding, two (2) or more mobile home units may be attached along common walls if these walls contain no windows, doors, or other openings; are constructed or safeguarded to provide at least one (1) hour fire protection when attached to other dwelling units; and are constructed to meet the acoustic controls to living unit sound transmission limitations of minimum property standards for multi-family housing, U.S. Department of Housing and Urban Development. e. Notwithstanding the requirement of Section 10.04.C.4.d preceding, carports, recreation shelters, storage buildings and similar accessory structures on adjacent sites may be attached across site lines, provided they do not impede desirable views, including visibility at intersections of roads or of driveways with roads, or increase fire hazards. Accessory Structures. One (1) carport or garage, and one (1) storage building, are allowed on each mobile home site. Section 10.05 I-1 LIMITED INDUSTRIAL DISTRICT A. Intent. This district is composed of those areas of the City whose intended principal use is light manufacturing and other limited industrial uses. These uses generate a minimum of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive and radioactive hazards, and other harmful or noxious matter. This district has been located within the City to permit the development of these industrial uses, to protect adjacent residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public roads and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these industrial activities and the purpose of this district have been excluded. B. Use Regulations. Section 10.10 sets forth permitted, accessory and special land 10:5 �Zoning Ordinance uses within the I-1 Limited Industrial District. C. Dimensional Requirements. The following dimensional requirements shall apply to the I-1 Limited Industrial District: Min. Lot Size in sq. ft. Width in feet Max. Lot Coverage (all buildings) 21,780 150 25% D. Max. Height Stories Feet 2 35 Min. Yards & Setbacks in feet Side Front Rear Least Total 50 50 100 35 Supplemental District Standards. 1. In addition to those bulk regulations listed in Section 10.05.C, all development shall conform to supplemental bulk regulations listed in Section 10.08. Section 10.06 R-D RESEARCH AND DEVELOPMENT DISTRICT A. Intent. This district is intended for research, development, and industrial uses that encourage and promote a healthy, stable local economy. This district is intended for areas with road, transportation, and utility service availability needed by the allowed uses. This district should be located in the City’s industrial park or areas relatively isolated from incompatible uses, such as residential, and to limit impacts on adjacent uses including the generation of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive and radioactive hazards, and other harmful or noxious matter. Supplemental standards in this district are intended to provide for appropriate facility design in keeping with the character of the district and the City; and to limit impacts on adjacent properties. B. Use Regulations. Section 10.10 sets forth permitted, accessory and special land uses within the R-D Research and Development District. C. Dimensional Requirements. The following dimensional requirements shall apply to the R-D Research and Development District: Min. Lot Size in acres 1 D. 10:6 width in feet 150 Max. Lot Coverage (all buildings) 35% Min. Yards & Setbacks in feet Side Stories Feet Front Rear Least Total 2 40 50 22.5 45 35 Max. Height Supplemental District Standards. 1. In addition to those bulk regulations listed in Section 10.06.C, all development shall conform to supplemental bulk regulations listed in Section10.08. 2. Open storage of materials and products on the lots is prohibited. �The City of DEXTER ~ 3. All vehicle access to any lot within an industrial or research and development park shall be constructed or permitted to exit from a park entrance drive. 4. All building and other structures shall be constructed of durable materials, such as face brick, treated concrete, steel, aluminum or other architectural exterior surfaces or equal material, requiring no periodic painting or treatment. All building fronts shall be fifty percent (50%) or more masonry surface including the glass surface. Section 10.07 PF PUBLIC FACILITIES DISTRICT A. Intent. The district is intended to provide an appropriate zoning classification for government, civic and recreational facilities where a separate zoning district is deemed appropriate based on land use patterns and surrounding conditions. This district is intended for areas are designated either Public or Open Space on the Future Land Use Map in the Master Plan. This district is intended to protect public and quasi-public facilities and institutions from the encroachment of certain other uses, to ensure compatibility with adjoining land uses, and, in some cases, to provide an ecological buffer of open space for Mill Creek and the Huron River. Several of the public facilities allowed in this Section are also permitted or special uses in one (1) or more of the other zoning districts, where integration of those uses contribute to the character of the district, such as a park in a residential zoning district or a municipal building in the Central Business District. B. Use Regulations. Section 10.10 sets forth permitted, accessory and special land uses within the PF Public Facilities District. C. Dimensional Requirements. The following dimensional requirements shall apply to the PF Public Facilities District: Min. Lot Size 1 in sq. ft. Width in feet -- -- Max. Lot Coverage (all buildings) 30%2 Max. Height Stories Feet 2 30 Min. Yards & Setbacks in feet1 Side Front Least Total Rear 10 10 20 10 The following are exempt from minimum yard and setbacks: access for pedestrians, boating and fishing. 2 The Planning Commission may allow up to fifty percent (50%) lot coverage if storm water management best practices are used. 10:7 �Zoning Ordinance D. Supplemental District Standards. 1. In addition to those bulk regulations listed in Section 10.07.C, all development shall conform to supplemental bulk regulations listed in Section 10.08. 2. Special events and temporary events are allowed in the PF Public Facilities Zoning District when approved through the standards in Chapter 34 of the City of Dexter General Code – Peddlers, Solicitors and Transient Merchants. Section 10.08 SUPPLEMENTAL DIMENSIONAL REGULATIONS APPLICABLE TO ALL USE BASED DISTRICTS A. Continued conformity with bulk regulations. The maintenance of setback, height, lot coverage, open space, mobile home site, transition strip, lot area and lot area per dwelling unit required for one (1) use, lot, building or structure shall be a continuing obligation of the owner of such building, structure, or lot on which such use, building or structure exists. No setback, height, lot coverage, open space, mobile home site, transition strip, lot area per dwelling unit allocated to or required about or in connection with one (1) lot, use, building or structure may be allocated to any other lot, use, building, or structure. B. Corner Lot Setbacks. A corner lot shall maintain front yard requirements for each road frontage. C. Height. The limitations affecting the height of the structures shall not apply to the following appurtenant and structures provided they comply with all other provisions of this or any other applicable Ordinances: Parapet walls, chimneys, smokestacks, church spires, flag poles, penthouses for mechanical equipment and water tanks. Section 10.09 RESIDENTIAL DISTRICT USE TABLE 10:8 A. Specified Uses. In all Residential Districts, no building or land shall be used, and no building shall be erected except for one (1) or more of the following specified uses, unless otherwise provided in this Article. B. Schedule of Uses. The Schedule of Use Regulations identifies uses as follows: 1. “P” identifies uses permitted as of right. 2. “S” identifies uses requiring Conditional Use Approval as outlined in Article VIII. 3. “A” identifies accessory uses. 4. No marking identifies uses not permitted �The City of Use Residential Single-family detached dwellings Residential cluster developments Two-family dwellings Single-family attached dwellings Multiple-family dwellings Senior assisted living Senior independent living R-1 MF DEXTER ~ MHP Subject to Section 14.02 Subject to Section 12.02 P S Notes S P P P P P Home occupations P Medical marijuana home occupation P Accessory dwelling units A Bed and breakfasts Boarding and rooming houses P P S Accessory short-term rentals A A Vacation rental housing S S Mobile home parks See Section 14.10 See Section 14.10 Subject to Section 14.04 Subject to Section 14.05 Subject to Section 14.03 P Institutional/Cultural Public swimming pools, parks, playgrounds, and playfields Subject to Section 14.16 Subject to Section 14.17 Subject to Section 10.04 S Family child care homes P P Foster family homes P P Foster family group homes P P Group child care homes P P Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.08 10:9 �Zoning Ordinance Use R-1 MF Adult day care homes P P Adult foster care family homes P P P P Adult foster care group homes (small and large) Adult foster care congregate facilities Child care centers Nursing and convalescent homes Places of worship Primary and secondary nonprofit schools, colleges, and universities Government or communityowned buildings Community center Essential service structures Other Management office, laundry facilities, recreation areas, and similar uses and structures commonly provided to serve the residents of a mobile home park or multiple-family community Accessory uses, buildings, or structures 10:10 MHP S Notes Subject to Section 14.09 Subject to Section 14.09 Subject to Section 14.09 Subject to Section 14.09 S Subject to Section 14.11 S S S S S S P P P P P A P A A A Subject to regulations in Article III. �The City of DEXTER ~ Section 10.10 NON-RESIDENTIAL DISTRICT USE TABLE A. Specified Uses. In all Non-Residential Districts, no building or land shall be used and no building shall be erected except for one (1) or more of the following specified uses, unless otherwise provided in this Article. B. Schedule of Uses. The Schedule of Use Regulations identifies uses as follows: 1. “P” identifies uses permitted as of right. 2. “S” identifies uses requiring Conditional Use Approval as outlined in Article VIII. 3. “A” identifies accessory uses. 4. No marking identifies uses not permitted Use Industrial Research & testing facilities Laboratories - experimental, film, testing. Manufacturing, compounding, process, or treatment of such products as bakery goods, candy, cosmetics, dairy products, food products, drugs, perfumes, pharmaceutical toiletries, and frozen food lockers. Assembly of merchandise such as electrical appliances, electronic or precision instruments and articles of similar nature. Manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay and kilns fired only by electricity or natural gas. Sheet metal products manufacturing and repair. I-1 RD P P PF Notes P P P P P P Repair is only allowed when incidental to manufacturing. 10:11 �Zoning Ordinance Use Packaging of previously prepared materials, but not including the bailing of discards, old iron or other metal, wood, lumber, glass, paper, rags, cloth, or other similar materials not generated on-site. Manufacturing, compounding, assembling, or treatment of articles or merchandise from previously prepared materials such as bone, canvas, cellophane, cloth, cork, elastomers, feathers, felt, fiber, fur, glass, hair, horn, leather, paper, plastics, rubber, precious or semiprecious metals or stones, sheet metal, shell, textiles, tobacco, wax, wire, wood, and yarns. Printing, lithographic, blueprinting, and similar processes when used to manufacture product but excluding retailing of product or service, such as a copy and printing center for carry-in/ carry out service. Commercial laundries, dry cleaning establishments, wholesale business, ice and cold storage plants, lumber, fuel and feed supply yards, and other similar uses. Light manufacturing industrial uses which by the nature of the materials, equipment, and processes utilized are to a considerable extent clean, quiet, and free from any objectionable or dangerous nuisance or hazard but not including tanning; products from such finished materials as plastic, bone, cork, feathers, felt, fiber, paper, glass, hair, horn, rubber, shell, or yarn. Light-metal cutting 10:12 I-1 RD P P P P P P S PF Notes �The City of Use Warehousing and material distribution centers and contractors’ establishments provided all products, material, and equipment are stored within an enclosed building. Indoor storage of materials to be used on-site and of products made on-site, but excluding warehousing of items not involved in the on-site processes. Wholesale businesses, but not including junkyards or used auto wrecking establishments or business handling wastes, coal yards, junk; the incubation, raising or storing of poultry; the slaughtering of animals or poultry. Manufacturing of wine, beer and/or other alcoholic beverages. Recycling centers Office / Retail / Service Large animal clinics Retail/Showroom for goods manufactured on site or in conjunction with site operations. Restaurants and cafeterias within principal buildings Restaurants and cafeterias in standalone buildings Tasting rooms Personal fitness centers I-1 RD PF DEXTER ~ Notes S P P S P S S P Subject to Section 14.38 Maximum fifteen percent (15%) of total gross floor area. A P Subject to Section 14.75 S 10:13 �Zoning Ordinance Use Open air businesses for the sale of manufactured products, such as or similar to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured products or equipment, such as household equipment, small tools, pneumatic-tired two and four wheeled utility trailers, pneumatictired cement mixers, wheelbarrows, rollers and similar products or equipment. RD PF Notes S Self-storage facilities P Automotive/Transportation Automobile or vehicle repair centers Bus, truck, taxi, and rail terminals Institutional/Cultural P S Special land use if abutting or across the road from a residential zone or use. P Public swimming pools, parks, playgrounds and playfields P Commercial outdoor recreational facilities, such as, but not limited to, canoe/kayak/liveries, concession stands, swimming pools S Cemeteries Primary and secondary non-profit schools, colleges and universities Child care center within principal building Child care center in stand-alone building Essential services structures Essential services buildings 10:14 I-1 P P A A S S P S P P P S Minimal encroachment and/or intrusion upon the natural resource areas Minimal encroachment and/or intrusion upon any natural resource area, and to minimize any negative effects on adjacent residential properties. �The City of Use Outdoor storage for essential service buildings Other Any use producing more than seventy (70) decibels at the property line Radio, television, microwave, and cellular phone towers Accessory uses, buildings, or structures I-1 RD PF S S S S A ~ Notes Not an allowed use when adjacent to residentially used or zoned property. S S DEXTER S A A Subject to regulations in Article III. 10:15 �Zoning Ordinance This page is intentionally left blank. 10:16 �The City of DEXTER ~ Article XI FORM-BASED DISTRICTS Section 11.01 INTENT, PURPOSE AND USE A. Intent. The Master Plan identified areas within the City where regulating urban form and character of development is needed in addition to regulating use and intensity of use. Within these focus areas the City encourages development with a mix of uses, including public open space, in order to provide development in a sustainable way, while preserving the historic character of the City. The FormBased Districts are intended to implement the vision, goals, and objectives of the Master Plan and any other applicable Plans. B. Purpose. The general purposes of these regulations are to: C. 1. Ensure that development is of human scale, primarily pedestrian-oriented, and designed to create attractive streetscapes and non-motorized spaces. 2. Preserve the historic design, road layout, and character of the Downtown, and the original City plat. 3. Promote infill development and redevelopment. 4. Promote a compact growth pattern to efficiently use the remaining developable land, and to enable the cost-effective extension of utilities, services, roads, and transit service. 5. Promote mixed-use development within the form-based districts and within buildings. 6. Ensure reasonable transition between higher intensity development and adjacent neighborhoods. 7. Improve mobility options and reduce the need for on-site parking by encouraging alternative means of transportation. Factors for Regulation. These regulations are based on two (2) significant factors: site context and building form. 1. The form-based districts use site context to customize the regulations to the inherent conditions of the places where these regulations are applied. Site context is derived from existing and desired characteristics, which include street types and site types. a. Streets are divided into various types based on purpose and unique attributes. 11:1 �Zoning Ordinance b. D. 11:2 Sites are divided into site types. Site types are distinguished from one another by their context, which includes shape, size, orientation, configuration, road patterns, location, existing land uses, and intensity of uses. 2. Building form addresses the manner in which buildings and structures relate to their lots, surrounding buildings, and road frontage. The shape of the building, the land area-to-volume ratio, and the orientation of the building have significant impacts upon the general feel and character of an area. Building form standards control height, placement, building configuration, parking location, and ground story activation applicable to the site context. 3. Regulations are tailored to meet a more specific intent of each district. These districts and intents are set forth elsewhere in this Article. Regulating Plans. The form-based districts use Regulating Plans, which rely on street types and site types to determine building forms and allowable uses for a given parcel. The steps to determine the regulations that apply to a specific parcel within a form-based district are as follows: 1. Find the site in question on the Zoning Map and it’s zoning district. 2. Find the site in question on the appropriate Regulating Plan map. 3. Identify the street type of types adjacent to the site in question. Streets will be classified Downtown A, Downtown B, Corridor or Village. 4. Identify the site type for the site in question. Sites will be classified Site Type A, B, C, D, E, or F. 5. Consult the Building Forms Permitted tables for the district in which the site is located. The tables will identify if a building form is permitted, permitted by special approval per Article VIII, or not permitted for the site type and street type combination of the site in question. 6. Consult the Use Table in Section 11.11 to identify is the use is permitted, permitted and subject to other regulations, permitted by special approval per Article VIII, or not permitted for the zoning district in question. 7. Follow the regulations for the chosen building form when designing the development application. Building form regulations are established in Section 11.03. 8. Follow the design standards as listed in Section 11.11 and in Sections 11.04.D, 11.05.D, 11.06.D, and 11.07.D. 9. Obtain site plan approval or special use approval for the chosen building form and use, as appropriate. �The City of DEXTER ~ Form-Based Districts Process Determine Zoning District of site on City Zoning Map Locate site on Regulating Plan for site's Zoning District Determine Site Type and Street Type of site on Regulating Plan Find allowed uses and approval process in Schedule of Uses in Section 11.11 Find Building Form permitted by street and site type Meet design regulations for Form Based Districts & Zoning District Building Form is permitted & use is permitted Building form is permitted & use is a special use Building form is a special approval & use is permitted Building form is a special approval & use is a special use I Site plan approval per Article 21 Special approval per Article 8 & site plan approval per Article 21 Section 11.02 APPLICABILITY AND ORGANIZATION A. Applicability 1. Any new use or expansion of existing use that requires site plan review shall comply with the requirements of this Article and other applicable requirements of this Ordinance. 11:3 �Zoning Ordinance 2. 11:4 The requirements of this Article shall not apply to: a. Continuation of a permitted use within an existing structure. b. Changes of use within existing structures that do not require increased parking. c. Normal repair and maintenance of existing structures that do not increase building size or parking demand. d. Continuation of a legal non-conforming use, building, and/or structure, in accordance with Article IV. e. The expansion of a legal non-conforming use, building, and/or structure, in a manner that does not increase its level of nonconformity, in accordance with Article IV. B. Regulating Plans. Each form-based district to which these standards apply shall be governed by a Regulating Plan that is specific to each focus development area. The Regulating Plan, based on the context of street type and site type, determines building form and allowable use for each parcel within a form-based district. C. Street Types. Street types, as set forth in Section 11.03.B, recognize that road patterns within the City of Dexter are established. Streets range from Downtown and Corridor roads which carry a large volume of traffic to Village Streets which carry lower volumes of neighborhood traffic. D. Site Types. Site Types, as set forth in Section 11.03.C, are determined by lot size, lot configuration, location, and relationship to neighboring adjacent sites. E. Building Form Standards. Building form standards, set forth in Section 11.03.D, establish the parameters for building form, height, and placement, and are specifically applied to each district based upon the Regulating Plan. F. Design Standards. General design standards, set forth in Section 11.11, and the design standards established for each district are supplementary to other requirements of the Ordinance. Generally, the design standards regulate parking, public spaces, landscaping, and other site design requirements. G. Modification of District Boundaries. Any modification to the boundaries of any form-based district shall require rezoning, in accordance with the provisions of Article XXIII, Amendments. H. Modification of Regulating Plan. Specific building form, use group, and design standards applied within each Regulating Plan are based upon the designation of street type and site type. Any modification of street type or site type shall be determined by the City Council, after a recommendation by the Planning �The City of DEXTER ~ Commission, following a public hearing and notice in accordance with Section 22.08 of this Ordinance. The City Council and Planning Commission shall consider the following when deciding whether to modify a site type or street type designation: 1. The applicant’s property shall be used for a purpose permitted in the formbased district. 2. Area has been added to or deleted from the subject site in question, requiring the modification. 3. The proposed modification and resulting development will not alter the essential character of the area. 4. The proposed modification meets the intent of the district. 5. Existing roads have been improved and/or new roads constructed that may result in the modification of a specific site type or street type. Modification of the Regulating Plan is in conformance to the Master Plan. 6. Section 11.03 STANDARDS APPLICABLE TO ALL USES A. Intent. The following standards are applicable to all uses and define the elements of the form-based regulations. Each parcel has a street type, site type, and building form. B. Street Types. Street types are described below and are in order of intensity, from most intense to the least intense. 1. Downtown A: The Downtown Street Type A refers to roads in the Central Business District that form the core of the dense, walkable, historic downtown of the City. These roads are characterized by multiple story, mixed use buildings with zero setbacks. The roads have on-road parking and wide sidewalks with road trees and landscaping. Plazas and parks are integrated into the sidewalks and connected via crosswalks and non-motorized pathways. Intersections are designed to create a sense of place, while safely guiding pedestrian circulation in the downtown. Lighting and signs are at pedestrian scale and reflect the character of the historic downtown. Parking is provided by public parking, in municipal parking lots or on-road parking. Vehicle access is from the rear or side of property via alleys or adjacent side roads. On-site loading and waste disposal areas are in the rear of the properties or adjacent alleys. 2. Downtown B: The Downtown Street Type B refers to roads on the edges of the Central Business District. These roads connect the Central Business District to adjacent neighborhoods and corridors and are characterized by a variety of buildings – ranging from multi-story buildings to adaptively re11:5 �Zoning Ordinance used historic houses to single-story buildings. Buildings are typically set back from the road, with sidewalks buffered from the road by trees, planting areas and on-road parking. These roads have pedestrian scale lighting and signs, with well-marked intersections for walkability and safety. While on-road parking and public parking areas are available, curb cuts for individual property are allowed, with side and rear on-site parking. Loading and waste disposal areas are in the rear of the properties and adjacent alleys. 3. Corridor: The Corridor street type refers to mixed use corridors in the City, which are characterized by high traffic volumes and have the widest spacing between building fronts of all roads within the mixed-use districts. Corridor roads accommodate the majority of the traffic traveling through the City of Dexter, connects the City with its adjacent communities, and serve as the primary framework for circulating throughout the City. Corridor roads are envisioned to integrate features designed to accommodate through traffic and local traffic and to enhance experience of traveling along corridors for all forms of transportation, including walking and bicycling. These roads will evolve over time to form “complete roads”, with sidewalks and accommodations for cyclists, while continuing to accommodate pass through vehicular traffic. These roads have distinct landscaping, pedestrian and traffic-scale lighting, effective signage, non-motorized pathways, and a complementary relationship with transit opportunities. The intersections will be signature places with enhanced community and corridor landmarks. The spaces will be defined by a stable and consistent building-to-building ratio complemented by landmark structures, superior landscaping, and memorable architecture. On these roads, parking is provided on site in the rear or side yards with loading and waste disposal areas in the rear yards. On-road parking may be available. Curb cuts are allowed but should be limited and consolidated as much as possible. 4. Village: The Village street type are those roads tying together the neighborhoods in the original Village plat and Village annex. They act as the backbone of these neighborhoods and tie those areas to Downtown or Corridor roads. These roads are characterized by sidewalks with road trees in buffer planting areas, buildings set back from the road and bicycle lanes or pathways, when appropriate. Intersections provide safe pedestrian crossings, facilitating walkability. While on-road parking is provided, Village street types allow curb cuts for individual property when alley access is not available. 11:6 �The City of C. DEXTER ~ Site Types 1. 2. 3. Site Type A. These sites have the following characteristics: a. Small lots located in the original Village plat or Village Annex plat. b. Lot widths are a minimum of forty-nine and a half (49.5) feet but are typically sixty-six (66) or ninety-nine (99) feet, based on the original plat. c. They are typically located on Village roads but are also on Corridor and Downtown B roads. d. They accommodate Building Forms House (H) and Two-Family Dwelling (2F). e. Uses are typically residential but can be used in a non-residential manner in appropriate circumstances. Site Type B. These sites have the following characteristics: a. Medium sized lots located adjacent to Village Residential zoning districts or to Public Use Zoning. The sites are typically at least two (2) lots, but in some cases an entire block, of Village plat or Village Annex which had be combined for an institutional or business use within the original Village neighborhoods. Some sites are larger lots adjacent to public school property. b. Lot widths are typically ninety-nine (99) feet or greater. c. They are typically located on Village roads but are also on Corridor roads. d. They accommodate Building Forms House (H), Two-Family (2F), Single Use (SU), and Institutional (I). e. Uses are residential or non-residential uses appropriate adjacent to residential or semi-public/public uses. Site Type C. These sites have the following characteristics: a. Small to medium sized lots located in the center of the City’s historic downtown. b. These sites range in size from twenty (20) foot wide lots to entire city blocks. c. They are located exclusively on Downtown A roads. 11:7 �Zoning Ordinance 4. 5. 6. d. They accommodate Building Form Downtown Mixed Use (DMU) and, in special circumstances, Single Use (SU). e. A mix of commercial, office, restaurants, institutional and residential uses within buildings and blocks is allowed. f. Buildings located on Site Type C lots shall provide district and prominent architectural features, or site elements which reflect the historic character and context of the City’s downtown. Site Type D. These sites have the following characteristics: a. Medium sized lots located at the entrances to the City or the Downtown, often with historical significance. b. These sites range in size from ten thousand (10,000) sq. ft. to a several acres. c. They are located on Downtown A, Downtown B, and Corridor roads. d. The Building Forms depend on the street type and zoning district. e. Uses are dependent on the zoning district. f. Buildings located on Site Type D lots shall provide distinct and prominent architectural features or site elements which reflect the importance of the building’s location and/or history, and create a positive visual landmark. Site Type E. These sites have the following characteristics: a. Lots of various sizes located in the VC, ARC, or BRC zoning districts. b. These sites range in size from ten thousand (10,000) sq. ft. to a few acres. c. They are located on Downtown B, Corridor, and Village roads. d. The Building Forms depend on the street type and zoning district. e. A mix of commercial, office, restaurants, institutional and residential uses within buildings and blocks is allowed. Site Type F. These sites have the following characteristics: a. 11:8 Medium to large sized lots with development or redevelopment potential located in and near the Downtown, along corridors or adjacent to entrances to the City. �The City of D. DEXTER ~ b. These sites range in size from thirty-two thousand six hundred and seventy (32,670) sq. ft. to ten (10) or more acres. c. They are located on Downtown A, Downtown B, and Corridor roads. d. The Building Forms depend on the street type and zoning district. Building Form Large Format (LF) would be appropriate for large sites on Corridor roads. e. A mix of commercial, office, restaurants, institutional uses, and residential uses within buildings and blocks is allowed. Building Form Standards 1. The mixed-use districts permit a series of building forms, dependent on the site context. The nine (9) building forms are established in this Section as follows. 2. Building forms are designated within each district location based on the Regulating Plan. Building forms are classified in the following manner: a. Permitted Building Forms. These building forms are permitted as of right in the locations specified. b. Special Building Forms. These building forms are permitted after review and approval by the Planning Commission, in accordance with the procedures set forth in Article VIII and the standards in this Ordinance. c. Exceptions. For all building forms in all locations, awnings, signs, other projections (e.g., architectural projections, bay windows, etc.) may project into the right-of-way beyond the required building line by up to three (3) feet. 3. The Regulating Plan dictates the site type and street type for each individual parcel in the district. Building forms are identified within each district as permitted or permitted subject to special use approval based upon the combination of the site type and the street type of each parcel. 4. If a site is adjacent to two (2) different street types, the more intense street type shall control the purpose of determining allowable building forms. 5. Lot Size determines Building Form. The size of the lot determines what type of building may be placed on a lot, in addition to Street Type and Site Type. For instance, a house or a duplex building type may be constructed on an eight thousand five hundred (8,500) square foot lot, since both of the those building types fit within the allowed lot size for those building types, 11:9 �Zoning Ordinance but multiple family building is not allowed. Maximum lot depth and width do not determine building types, but all building types must meet the minimum lot width, depth, and size. 6. Definitions of Terms in Building Forms Standards. The following terms used in the Building Forms Standards are defined as in Article II of this Zoning Ordinance: lot size, lot width, lot coverage, setback, building height. Floor area is the gross floor area as defined in Article II. The following terms in the Building Forms Standards are defined as: E. Frontage buildout: The percentage of the front façade of a building that projects into the space between the minimum front yard setback and the maximum front yard setback. b. Dwelling unit floor area: The gross floor area for each individual dwelling unit within a building form. c. Porch or stoop front setback: The minimum required distance between the right-of-way line or easement for the public road or private road and the nearest edge of a porch or stoop. d. Garage face: The setback between the right-of-way line or easement for the public road or private road and the front façade of an attached garage. e. Principal building setback: The distance between the principal building and the accessory building. f. Screening of adjacent road right-of-way: The required screening of parking areas from the view of adjacent road rights-of-way. Height, Setback and Landscaping Deviations 1. 11:10 a. The City Council, upon recommendation by the Planning Commission, may grant height, setback, and landscaping deviations if the following are found: a. The deviation will not adversely impact public health, safety, and welfare. b. The deviation maintains compatibility with adjacent uses. c. The deviation is compatible with the Master Plan and in accordance with the goals and objectives of the Master Plan and any associated subarea and corridor plans. d. The deviation will not adversely impact essential public facilities and services, such as: roads, pedestrian or bicycle facilities, police �The City of DEXTER ~ and fire protection, drainage systems, refuse disposal, water, and sewage facilities, and schools. e. The deviation will be in compliance with all other Zoning Ordinance standards. f. The deviation will not adversely impact any on-site or off-site natural features. Balance of this page is intentionally left blank. 11:11 �Zoning Ordinance Form A - House LOT REQUIREMENTS MIN MAX ACCESSORY BUILDING(S) MIN MAX -- 2 4,900 -- Number allowed Lot width (ft) 49.5 -- Front setback (front )(ft) 15 -- Lot coverage (%) -- 30 Side street/alley setback (ft) 10 -- MIN MAX Principal Building setback (ft) 10 -- 15 25 Side setback (ft) 3 -- 5 -- Rear setback (ft) 3 -- Side setback combined (ft) 15 -- Height (ft) -- 143 Rear setback (ft) 25 -- PARKING Frontage buildout (%)1 60 80 Location Side & rear yards BUILDING REQUIREMENTS MIN MAX Floor area (sq. f t . ) 1,000 -- Driveway Access Height (ft) -- 35 From rear, permitted from front if alley access is not available. Height (stories) 1 2.5 MIN MAX Screening of adjacent street rightof-way For non-residential uses, 2-foot evergreen shrubs 5 -- NOTES -- 1 Front building façade location requirements do not apply to street side yards. 2 The garage face minimum set back is 5 feet from the front of the house or 20 feet from the front property line, whichever is greater. 3 The maximum height of a detached accessory dwelling unit is the height of the single-family dwelling to which it is an accessory or 30 feet, whichever is less. Lot size (sq. ft.) BUILDING ENVELOPE Front setback (front or side) (ft) Side setback one side (ft) FRONT FACADE Porch or stoop front setback (ft) Garage Face (ft) Figure 1. 20 2 Form A - House - Orthographic View Driveway access from front is allowed if rear/ alley access is not available 35-feet & 2.5 Stories Maximum Building Height 25-feet Minimum Rear Setback 5-foot Min. Side Setback 15-feet Min. Combined 11:12 15-feet Minimum, 25-feet Maximum Front Setback �The City of DEXTER Form B - Duplex / Two-Family MIN MAX Number allowed -- 2 -- Front setback (front )(ft) 15 -- -- 60 Side street/alley setback (ft) 10 -- MIN MAX Principal Building setback (ft) 10 -- Front setback (front or side) (ft) 15 25 Side setback (ft) 3 -- Side setback one side (ft) 7 -- Rear setback (ft) 3 -- Side setback combined (ft) 17 -- Height (ft) -- 14 Rear setback (ft) 25 -- PARKING Frontage buildout (%)1 60 80 Location Side & rear yards MIN MAX 700 -- Driveway Access Height (ft) -- 35 From rear, permitted from front if alley access is not available. Height (stories) 1 2.5 MIN MAX Screening of adjacent street rightof-way For non-residential uses, 2-foot evergreen shrubs LOT REQUIREMENTS MIN MAX Lot size (sq. ft.) 8,500 -- Lot width (ft) 60 Lot coverage (%) BUILDING ENVELOPE BUILDING REQUIREMENTS Floor area (sq. f t . ) FRONT FACADE Porch or stoop front setback (ft) Garage Face Figure 2. NOTES 5 20 ACCESSORY BUILDING(S) 2 Form B - Duplex / Two-Family - Orthographic View 1 Front building façade location requirements do not apply to street side yards 2 The garage face minimum set back is 5 feet from the front of the house or 20 feet from the front property line, whichever is greater. 35-feet & 2.5 Stories Maximum Building Height Driveway access from front is allowed if rear/alley access is not available Alley ; ~ 25-feet Minimum Rear Setback ..·•.•.. .. .......:::·::-:.::. 15-feet Minimum, 25-feet Maximum Front Setback 7-foot Min. Side Setback 17-feet Min. Combined 11:13 �Zoning Ordinance Form C - Multiple Family Building LOT REQUIREMENTS Lot size (sq. ft.) MIN MAX LANDSCAPING Street Trees (1 tree per x lineal feet of street frontage) MIN MAX 30 40 9,000 -- Lot width (ft) 60 -- Lot coverage (%) 1 -- 60 BUILDING ENVELOPE 1 MIN MAX Front setback (front or side) (ft) 152 25 Side setback one side (ft) 10 -- Side setback combined (ft) 20 -- Rear setback (ft) 10 3 -- Frontage buildout (%) 75 90 MIN MAX Dwelling Unit floor area (sq. f t . ) 500 -- NOTES Ground floor height (ft) 12 -- Height (ft) -- 45 Height (stories) 2 3 MIN MAX 5 -- 1 In the CBD, there are no minimum yards and 100% maximum lot coverage allowed 2 The Planning Commission may adjust front yard setbacks, up to 10 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building. 3 If adjacent to a one or two family use or zoning distict, the minimum setback is 25 feet. BUILDING REQUIREMENTS FRONT FACADE Porch or stoop front setback (ft) Porches or stoops are required for 1st floor units with front door entrances to the street. Screening between land uses See Section 6.11 PARKING Location Side street, side & rear yards. Driveway Access From front, rear or side. Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 3. Form C - Multiple Family Building - Orthographic View 45-feet / 3 Stories Max. Building Height Ground Floor Min. 12-foot Side Parking Screening determined by street type No Side Setback Required Minimum 5-Feet If Provided 10-feet Minimum Rear Setback 11:14 15-feet Minimum Front Setback �The City of DEXTER ~ Form D - Attached Residential / Townhouse LOT REQUIREMENTS LANDSCAPING MIN MAX 30 40 MIN MAX Lot size (sq. ft.) -- -- Lot width (ft) -- -- Lot coverage (%) 1 -- 80 BUILDING ENVELOPE 1 MIN MAX Front setback (front or side) (ft) 52 15 Side setback one side (ft) --3 -- Side setback combined (ft) --3 -- Rear setback (ft) 10 4 -- Frontage buildout (%) 75 90 MIN MAX Dwelling Unit floor area (sq. f t . ) 500 -- NOTES Ground floor height (ft) 12 -- Height (ft) -- 45 1 In the CBD, there are no minimum yards and 100% maximum lot coverage allowed Height (stories) 2 3 5 -- BUILDING REQUIREMENTS FRONT FACADE Porch or stoop front setback (ft) Porches or stoops are required for 1st floor units with front door entrances to the street. Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 4. Street Trees (1 tree per x lineal feet of street frontage) Screening between land uses See Section 6.11 PARKING Location Side street, side & rear yards. Driveway Access From front, rear or side. Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way 2 The Planning Commission may adjust front yard setbacks, up to 10 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building. 3 Minimum of 5-foot side yard if provided 4 If adjacent to a one or two family use or zoning distict, the minimum setback is 25-feet. Form D - Attached Residential / Townhouse - Orthographic View Minimum 2 Stories, No Minimum Height Maximum 3 Stories, 38-foot Height 10-foot Minimum Rear Setback No Minimum Side Setback, 5-foot Minimum if Provided Minimum 5-foot, Maximum 15-foot Front Setback 11:15 �Zoning Ordinance Form E - Downtown Mixed Use LOT REQUIREMENTS MIN MAX Lot size (sq. ft.) -- -- Lot width (ft) -- -- Lot coverage (%) -- 100 MIN MAX Front setback (front or side) (ft) 01 5 Side setback one side (ft) -- -- Side setback combined (ft) -- -- Rear setback (ft) -- -- 80 100 MIN MAX BUILDING ENVELOPE Frontage buildout (%) BUILDING REQUIREMENTS Dwelling Unit floor area (sq. f t . ) 500 Ground floor height (ft) 14 -- Height (ft) -- 45 Height (stories) 2 4 FRONT FACADE Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 5. LANDSCAPING Street Trees (1 tree per x lineal feet of street frontage) Screening between land uses MIN MAX 30 40 -- PARKING Location Rear yards Driveway Access 2 From side or rear on Downtown A streets and front, rear or side on Downtown B streets. Screening of adjacent street rightof-way -- NOTES 1 The Planning Commission may adjust front yard setbacks, up to 20 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building. 2 If a garage or below-grade parking is integrated into the building, it must be accessible from a side yard, rear yard, an alley, or from a side street in the case of a corner lot. Form E - Downtown Mixed Use - Orthographic View No Required Rear Setback No Required Side Setback Minimum 2-Stories Maximum 4-Stories, 45-Feet Ground Floor Minimum 14-Feet 0-Feet Minimum, 5-Feet Maximum Front Setback 11:16 �The City of DEXTER Form F - Commercial Mixed Use/Live Work LANDSCAPING MIN MAX 30 40 LOT REQUIREMENTS MIN MAX Lot size (sq. ft.) 43,560 -- 100 -- -- 60 BUILDING ENVELOPE1 MIN MAX Front setback (front or side) (ft) 152 55 Side setback one side (ft) --3 -- Side setback combined (ft) --3 -- Rear setback (ft) 10 4 -- Frontage buildout (%) 50 75 MIN MAX Dwelling Unit floor area (sq. f t . ) -- -- Ground floor height (ft) 12 -- NOTES Height (ft) -- 38 Height (stories) 2 3 1 In the CBD, there are no minimum yards and 100% maximum lot coverage allowed Lot width (ft) Lot coverage (%)1 BUILDING REQUIREMENTS FRONT FACADE Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Street Trees (1 tree per x lineal feet of street frontage) Screening between land uses See Section 6.11 PARKING Location Side and rear yards. Front with special use approval. Driveway Access From front, rear or side Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way 2 The Planning Commission may adjust front yard setbacks, up to 20 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building. 3 Minimum of 5’ side yard if provided 4 If adjacent to a one or two family use or zoning distict, the minimum setback is 25 feet Figure 6. Form F - Commercial Mixed Use /Live Work - Orthographic View 30-foot Minimum Rear Setback Minimum 24-feet 2 Stories Maximum 38-feet 3 Stories Ground Floor 14-feet Minimum No Minimum Side Setback. If Provided: 5-feet Minimum Front with special use approval. If parking provided in front yard, only 1 row permitted. 15-foot Minimum, 55-foot Maximum Front Setback 30-inch Masonry Wall within 5-feet 11:17 �Zoning Ordinance Form G - Single Purpose Building LOT REQUIREMENTS MIN Lot size (sq. ft.) 21,780 -- Lot width (ft) 50 -- Lot coverage (%) -- 60 MIN MAX Front setback (front or side) (ft) 15 25 Side setback one side (ft) --1 -- Side setback combined (ft) --1 -- Rear setback (ft) 10 2 -- Frontage buildout (%) 50 75 MIN MAX Dwelling Unit floor area (sq. f t . ) -- -- Ground floor height (ft) 12 -- Height (ft) -- 38 Height (stories) 1 3 BUILDING ENVELOPE BUILDING REQUIREMENTS LANDSCAPING MAX Street Trees (1 tree per x lineal feet of street frontage) Screening between land uses I MIN MAX 30 40 See Section 6.11 PARKING Location Side and rear yards Driveway Access From front, rear or side Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way NOTES 1 Minimum of 5’ side yard if provided ' 2 If adjacent to a one or two family use or zoning distict, the minimum setback is 25 feet FRONT FACADE ~ I Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 7. I Form G - Single Purpose Building - Orthographic View Minimum 1 story, 14 feet Maximum 3 stories, 25 feet I I I ~ / 10 Foot Minimum Rear Setback ---------=--...... ~~ I I I I Cross Access I I I I I I I I I I I I I I I I No minimum side setback - If provided, 5 feet minimum I Parking permitted in side and rear yards 30-inch masonry wall within 5 feet of required building line 11:18 c:::.:....____________,e-_________ street 15-foot Minimum, 25-foot Maximum Front Setback �The City of DEXTER ~ Form H - Large Format LOT REQUIREMENTS MIN Lot size (acres) LANDSCAPING MAX Street Trees (1 tree per x lineal feet of street frontage) MIN MAX 30 40 2 -- 200 -- -- 60 MIN MAX Front setback (front or side) (ft) 15 55 Side setback one side (ft) --1 -- Side setback combined (ft) --1 -- Rear setback (ft) 10 2 -- Frontage buildout (%) 50 75 MIN MAX Dwelling Unit floor area (sq. f t . ) -- -- NOTES Ground floor height (ft) 12 -- 1 Minimum of 5’ side yard if provided Height (ft) -- 38 Height (stories) 1 3 2 If adjacent to a one or two family use or zoning distict, the minimum setback is 25 feet Lot width (ft) Lot coverage (%) BUILDING ENVELOPE BUILDING REQUIREMENTS Screening between land uses See Section 6.11 PARKING Location Front, side and rear yards Driveway Access 1 From front, rear or side Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way FRONT FACADE Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 8. Form H - Large Format - Orthographic View Rear Building Height: 14 feet - 1 story Minimum, 50 feet - 4 stories Maximum 22’ Cross access Fronting Building Height: 14 feet - 1 story Minimum, 38 feet - 3 stories Maximum Building Frontage: Minimum 70% of lot frontage for 2-story buildings - 50% for 3-story buildings or more 10 feet minimum rear setback 30-inch masonry wall within 5 feet of required building line Parking in side + rear yards No minimum side setback if provided: 5 feet minimum 10-Foot Minimum, 55-Foot Maximum Front Setback 11:19 �Zoning Ordinance Form I - Institutional LOT REQUIREMENTS MIN MAX Lot size (sq. ft.) -- -- Lot width (ft) -- -- Lot coverage (%) -- 60 MIN MAX Front setback (front or side) (ft) 151 25 Side setback one side (ft) 10 -- Side setback combined (ft) 20 -- Rear setback (ft) 15 -- Frontage buildout (%) 50 100 MIN MAX Dwelling Unit floor area (sq. f t . ) -- -- Ground floor height (ft) 14 -- Height (ft) -- 45 Height (stories) 1 3 BUILDING ENVELOPE BUILDING REQUIREMENTS LANDSCAPING MIN MAX 30 40 Street Trees (1 tree per x lineal feet of street frontage) Screening between land uses -- PARKING Location Side street, side and rear yards Driveway Access 1 From front, rear or side Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way NOTES 1 The Planning Commission may adjust front yard setbacks, up to 20 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building. FRONT FACADE Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 9. Form I - Institutional - Orthographic View 1 story minimum, 4 stories maximum Parking allowed in side, street side, and rear yards No side setback required 15-feet Minimum Rear Setback 15’ 15-feet Minimum Front Setback 11:20 �The City of ER Section 11.04 CENTRAL BUSINESS DISTRICT (CBD) A. Intent. This District is the historical commercial center of the City. The intent is to foster continued improvements and redevelopment, preserving the historic context of the “old Dexter”, while adding residential options, gathering spaces, and green areas to expand the social and environmental diversity of the Downtown and to improve its economic viability. To foster an appealing high-density pedestrian environment, the CBD is intended to be physically compact and to provide a diversity of products and services, convenient parking, and pedestrian and vehicle safety. Regulating Plan 1. The Regulating Plan, as set forth in this Section, identifies allowable uses and permissible development within the District based on location. 2. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses in Section 11.11. Form-Based District Boundary Central Business Site Type Type A Type C ad Bro Type D St Type E Type F Street Type Corridor Downtown A Downtown B Village Street Other Features City of Dexter Boundary Parks Parcels St Ce 5th t al S ntr Hu Ri ron ve r M ain Gr an d St Fo re st S t St Baker Rd B. Central Business District ¯ City of Dexter Washtenaw County, Michigan 0 100 200 400 Feet Date: February 27, 2023 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. 11:21 �Zoning Ordinance C. Authorized Building Forms. The following Building Forms, determined by the Street Type and Site Type in the CBD Regulating Plan, are allowed by the approval process in Table 11.04.1 below: TABLE 11.04.1 Street Type Site Type A C Downtown A D F A Downtown B E A Corridor E 11:22 Building Form House Two-Family Downtown Mixed Use Single Use Institutional Downtown Mixed Use Single Use Downtown Mixed Use Institutional Single Use House Two-Family Townhouse/Attached Residential House Two-Family Townhouse/Attached Residential Downtown Mixed Use Multiple Family Single Use House Two-Family Townhouse/Attached Residential House Two-Family Downtown Mixed Use Multiple Family Single Use Approval Permitted if adaptive re-use Special if new construction Special Permitted Special Permitted Special Permitted Special Permitted if adaptive re-use Special if new construction Special Permitted Special Permitted if adaptive re-use Special if new construction Special Permitted Special Use �The City of D. DEXTER ~ Design Standards. In addition to standards set forth in this Ordinance, all proposed development shall comply with the standards set forth herein. 1. Sidewalks and Pedestrian Access. The CBD is intended to be walkable and pedestrian friendly environment. Sidewalks must be provided along the entire frontage of every parcel in the CBD according to the following design specifications: a. The total width of the sidewalk area shall be ten (10) to twenty (20) feet based on available right-of-way and road design. b. A dedicated walkway with a minimum width of five (5) to fifteen (15) feet shall be provided immediately adjacent to the lot line. c. A planting or furniture zone, with a width of three (3) to five (5) feet, shall be located between the walkway and the back of the curb. Such zone shall be reserved for road trees, planter boxes, streetlights, benches, bike racks, waste receptacles, wayfinding signs, and similar appurtenances. 2. Parking. Uses in this district are exempt from the vehicular parking space requirement in Section 5.03 of the Zoning Ordinance. a. 3. Bicycle Parking. Buildings over six thousand (6,000) sq. ft. gross floor area must provide a minimum of two (2) bicycle hoops on Downtown B and Corridor roads. Architectural Design. Architectural concepts, colors, and materials will be reviewed as part of a site plan review per the following standards and guidelines: a. Standards. i. New construction, additions and modifications to buildings shall be harmonious with the historic scale and nature of other structures in the vicinity. Architectural features to be considered when determining if harmonious are roof lines and cornices, fenestration and brackets, shape and style of windows, shape, and style of lights within windows, colors, and finish materials. ii. General architecture, front facade, and overall building appointments should be consistent with the historical buildings of the same building type within a one-block radius. iii. Exterior building materials shall employ a variety of textures and colors and window and door details. Exterior building materials in Section 11.04.3b are encouraged. 11:23 �Zoning Ordinance iv. Exterior building colors must be derived from a historical color palette and shall ordinarily be consistent with the majority of the existing buildings within a one (1) block radius. The use of paint to attract attention or advertise using geometric shapes and color or is inconsistent in other ways with the surrounding architecture is prohibited. v. The elevation of the first-floor and floor-to-floor heights shall be compatible with those of the front facades of buildings on the same block. vi. When used, shutters shall be sized and placed to equal the width that would be required to cover the window opening. vii. Standards for Building Form House (H): viii. (1) The roof must be principally of gable, hip style, or similar residential roof design. (2) Building materials must have a texture, pattern, and scale similar to other Building Form House (H) structures on the same block. (3) Accent materials must be similar in texture and scale to other Building Form House (H) structures on the same block. Accent material can include brick and stone masonry, wood details such as windows, finished lumber applied to achieve traditional patterns e.g., horizontal siding rather than diagonal, finished painted metal and sheet metal, brick, clay and ceramic pavers. (4) Exterior materials not permitted include EIFS (exterior insulation and finishing system), vinyl siding, asphalt or metal siding, composite fiberglass, and reflective glass. (5) Existing awnings may be repaired and replaced. No new awnings that conceal original architectural detail on an existing building are permitted. Standards for Building Forms other than Building Form House (H): (1) 11:24 Cornices are required to delineate the tops of facades. Expression lines are required to delineate the division between the ground floor ad upper stories. Cornices and expression lines must have a minimum depth of two (2) inches. �The City of ix. b. DEXTER ~ (2) Buildings shall have a base, where the ground floor is articulated differently from the rest of the building, either by a change of material or setback. Material on the base shall be of the same or higher quality than the upper stories. (3) Except for ground floor display windows, windows on the front façade must have lintels and sills, which are not flush with the front façade. The height of these windows must be equal to or greater than the width. (4) Upper stories must have a minimum twenty percent (20%) transparency, accomplished principally by the use of windows. (5) EIFS (exterior insulation and finishing system), vinyl siding, asphalt or metal siding, composite fiberglass, and reflective glass shall not be used in large applications but can be used as detail material or as a small application. The following standards apply to additions to an existing building façade facing a public road or park: (1) Modifications are architectural motif. consistent with the existing (2) New exterior additions are constructed to minimize the loss of historical materials, and character-defining features are not obscured, damaged, destroyed or covered. (3) Attached exterior additions are located at the rear or on an inconspicuous side of a historic building and minimize, to the extent possible, its size and scale relative to the historic building. (4) New exterior additions are designed in a manner that makes clear what is historic and what is new while maintaining consistent design motifs from the historical building. Guidelines i. Upper story windows should be smaller than ground story windows. ii. Desirable materials include brick, stone (natural and cast), wood siding and glass. 11:25 �Zoning Ordinance Section 11.05 VILLAGE COMMERCIAL (VC) A. Intent. The intent of the Village Commercial District (VC) is to promote the orderly development, redevelopment, and continued maintenance of Dexter’s commercial areas in and around the historic downtown and Village. This District is also intended to serve the comparison, convenience, and service needs of the Dexter Area. The VC district shall complement the CBD with less intense office, service, and retail uses, all within a safe pedestrian environment and within convenient walking distance from the CBD. B. Regulating Plan. C. 1. The Regulating Plan, as set forth in this Section, identifies allowable uses and permissible development within the District based on location. 2. Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in Section 11.11. Authorized Building Forms. Authorized building form regulations, as set forth in Section 11.03.D, are applied to the site types and street types in the Village Commercial District in Table 11.05.1. Form-Based District Boundary e dg Village Commercial Dr Site Type i str Ea Type B Huron Type D St Type E Corridor Downtown A St Downtown B ine Hu r o n Ri ve r Type F Street Type Village Street Alp t dS a Bro Other Features City of Dexter Boundary t S tral Cen Parks t S 5th * Parcels Conditional Zoning t S ver Do 2nd St 3rd St dS t Baker Rd Gr an Fo re st S t St St ain on 4th M * Edis t nS dso Hu St Village Commercial District ess rn Inve St ¯ City of Dexter Washtenaw County, Michigan 0 100 200 400 Feet Date: October 10, 2022 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. 11:26 �The City of DEXTER ~ TABLE 11.05.1 Street Type Site Type Building Form Single Use B Corridor D House Two-Family Multiple Family Townhouse/Attached Residential Single Use Single Use Institutional Townhouse/Attached Residential Multiple Family Single Use B Village D House Two-Family Townhouse/Attached Residential Multiple Family Two-Family Townhouse/Attached Residential Multiple-Family Commercial Mixed Use Single Use E Village F House Two-Family Downtown Mixed Use Multiple Family Single Use Multiple Family Townhouse / Attached Residential Commercial Mixed Use Single Use Large Format Approval Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Special Permitted Special Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Special Permitted Permitted if adaptive re-use Special if new construction Permitted Special Permitted Special 11:27 �Zoning Ordinance D. Design Standards. In addition to standards set forth in this Ordinance, all proposed development shall comply with the standards set forth herein. 1. Sidewalks. Sidewalks must be provided along the entire frontage of every parcel in the VC district. The minimum width of the sidewalk area is five (5) feet. 2. Parking. 3. a. Off-road parking must be located on the side or rear yard, per the building form. b. Participation in the public parking program is strongly encouraged. c. The City Council, upon recommendation by the Planning Commission, may waive all or part of the off-road parking required in Section 5.03, subject to the applicant’s election to contribute a one (1) time fee, to the City’s Public Parking Fund, in an amount established by resolution of City Council, in lieu of the number of spaces waived. Architectural Design. Architectural concepts, colors, and materials will be reviewed as part of a site plan review per the following standards and guidelines: a. 11:28 Standards. i. New construction, additions, and modifications to buildings shall be harmonious with the historic scale and nature of other structures in the vicinity. Architectural features to be considered when determining if harmonious are roof lines and cornices, fenestration and brackets, shape and style of windows, shape, and style of lights within windows, colors, and finish materials. ii. General architecture, front façade, and overall building appointments should be consistent with the historic nature of other structures in the vicinity in terms of rooflines and cornices, fenestration and brackets, shape and style of windows, colors, and finish materials. iii. Exterior building materials shall employ a variety of textures and colors and window and door details. Exterior building materials in Section 11.05.3.b.ii are encouraged. The use of reflective/tinted glass on the first-floor front, side and rear building windows requires Planning Commission approval. �The City of DEXTER ~ iv. Exterior building colors must be derived from a historical color palette and shall ordinarily be consistent with the majority of the existing buildings within a one (1) block radius. The use of paint to attract attention or advertise using geometric shapes and color or is inconsistent in other ways with the surrounding architecture is prohibited. v. The elevation of the first-floor and floor-to-floor heights shall be compatible with those of the front facades of buildings on the same block. vi. When used, shutters must be sized and placed to equal the width that would be required to cover the window opening. vii. Standards for Building Forms other than House and Duplex: except for Building Forms House (H), and Two-Family Dwelling (2F): viii. (1) Cornices are required to delineate the tops of facades. Expression lines are required to delineate the division between the ground floor ad upper stories. Cornices and expression lines must have a minimum depth of two (2) inches. (2) Buildings shall have a base, where the ground floor is articulated differently from the rest of the building, either by a change of material or setback. Material on the base shall be of the same or higher quality than the upper stories. (3) Except for ground floor display windows, windows on the front façade must have lintels and sills, which are not flush with the front façade. The height of these windows must be equal to or greater than the width. (4) Upper stories must have a minimum twenty (20%) percent transparency, accomplished principally by the use of windows. The following standards apply to additions to an existing building façade facing a public road or park: (1) Modifications are architectural motif. consistent with the existing (2) New exterior additions are constructed to minimize the loss of historical materials and so that character11:29 �Zoning Ordinance defining features are destroyed or covered. b. not obscured, damaged, (3) Attached exterior additions are located at the rear or on an inconspicuous side of a historic building and minimize, to the extent possible, its size and scale relative to the historic building. (4) New exterior additions are designed in a manner that makes clear what is historic and what is new while maintaining consistent design motifs from the historical building. Guidelines i. Upper story windows should be smaller than ground story windows. ii. Desirable materials include brick, stone (natural and cast), wood siding and glass. iii. EIFS (exterior insulation and finishing system), vinyl siding, asphalt or metal siding, composite fiberglass and reflective glass should not be used in large applications but can be used as detail material or as a small application. Section 11.06 DEXTER ANN ARBOR ROAD CORRIDOR DISTRICT (ARC) A. Intent. The Dexter-Ann Arbor Road Corridor District (ARC) is intended to provide a mix of commercial, office, high-tech research and design, service, and residential uses as an entrance to the City as well as a transition area between the originally platted Village area and the eastern portion of the City. B. 11:30 Regulating Plan 1. The Regulating Plan, as set forth in this Section identifies allowable uses and permissible development within the District based on location. 2. Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in Section 11.11. �The City of ~ Authorized Building Forms. Authorized building form regulations, as set forth in Section 11.03.D are applied to the site types and street types in the ARC District in Table 11.06.1. Lak eS Form-Based District Boundary t Ann Arbor Road Corridor Site Type ich Type B Type E St Type F ew Vi ow r n ro D sh bu Dr Ulr n ke Hu Vie w Type A ac Dr Qu le b No Ct Street Type M ea d Corridor View Village Street Other Features City of Dexter Boundary Parks M ain Parcels St Ea to n W ils Ct on n Rya St Dr Dan Hoey Rd Cambridge Dr Lexington Dr C. DEXTER De xte rA nn Ann Arbor Road Corridor District Ar bo rR d ¯ City of Dexter Washtenaw County, Michigan 0 100 200 400 Feet Date: October 10, 2022 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. Balance of this page is intentionally left blank. 11:31 �Zoning Ordinance TABLE 11.06.1 Street Type Site Type A Building Form House Two-Family Dwelling Townhouse/Attached Residential House B Two-Family Dwelling Townhouse/Attached Residential Multiple Family Townhouse/Attached Residential Corridor Multiple Family E Commercial Mixed Use Single Use Institutional Townhouse/Attached Residential Multiple Family F Commercial Mixed Use Single Use Large Format Approval Permitted Special Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Special Permitted Special Permitted Special D. Authorized Uses. Authorized uses, as set forth in Section 11.11 are applied to the site types and street types in ARC District Regulating Plan. E. Design Standards. In addition to standards set forth in this Ordinance, all proposed development shall comply with the standards set forth herein. 1. Sidewalks. Sidewalks must be provided along the entire frontage of every parcel in the ARC district. The minimum width of the sidewalk area is five (5) feet. A planting zone with a minimum width of ten (10) feet, shall be located between the walkway and the back of the curb. a. 11:32 If the Planning Commission allows a front setback deviation to allow a dedicated public space or outdoor cafes, the following standards must be met: �The City of DEXTER ~ i. A dedicated walkway with a minimum width of eight (8) to fifteen (15) feet shall be provided immediately adjacent to the lot line. ii. A planting or furniture zone, with a width of three (3) to five (5) feet, shall be located between the walkway and the back of the curb. Such zone shall be reserved for road trees, planter boxes, streetlights, benches, bike racks, waste receptacles, wayfinding signs, and similar appurtenances. 2. Parking. a. 3. Site Design. Signs, landscaping, walls, lighting, street lighting and other site elements shall be coordinated and harmonious with the intended character of the District. a. 4. Off-road parking is preferred in side or rear yard but may be allowed per building type regulations. Street lighting shall be provided along roads to match the existing streetscape lighting poles and layout. Architectural Design Standards. Architectural concepts, colors and materials will be reviewed as part of a site plan review per the following standards. a. Variety in building design shall be provided by architectural features, details, and ornaments such as archways, colonnades, towers, cornices, or peaked roof lines. b. Building entrances shall utilize windows, canopies, and awnings; provide unity of scale, texture, and color; and provide a sense of place. c. Roof shape and materials shall be architecturally compatible with the ARC District and enhance the predominant streetscape. Gable, hip, and gambrel roofs shall be the roof shape between Meadow View Drive and Kensington Street. d. Where the side or rear facade(s) of a building will be visible from a residential zoning district or public land, or the rear or side of the site will be used for public access or parking, such facade(s) shall be constructed to a finished quality comparable to the front facade. e Buildings located on corner lots shall provide distinct and prominent architectural features or site elements which reflect the importance of the building’s corner location and create a positive visual landmark. 11:33 �Zoning Ordinance An entry feature or site landmark may be required by the Planning Commission. Entry features may include benches, signage, public art, or other features. f. Franchise architecture (building designs that are prototypical or identifiable with a particular chain or corporation) must be revised if the proposed building design does not conform with these design standards. The developer shall provide color pictures of other national tenant buildings (non-prototype examples) that have been built in other cities and states. Section 11.07 BAKER ROAD CORRIDOR DISTRICT (BRC) A. Intent. The Baker Road Corridor District (BRC) is intended to be a walkable corridor that is a gateway between the downtown area and adjacent neighborhoods. New development and redevelopment should be in accordance with the “Baker Road Corridor” goals and objectives as described in the City of Dexter Master Plan. B. C. Regulating Plan. 1. The Regulating Plan, as set forth in this Section, identifies allowable uses and permissible development within the District based on location. 2. Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in Section 11.11. Authorized Building Forms. Authorized building form regulations, as set forth in Section 11.03.D, are applied to the site types and street types in the BRC District in Table 11.07.1. Form-Based District Boundary Baker Road Corridor Site Type Type A Type B Type E Type F M ain St Street Type Corridor Downtown B Village Street Other Features Fo re st S City of Dexter Boundary t Parks d Hu Gr an Parcels t S son dS Baker Rd t H L ur on Ri Baker Road Corridor District ve City of Dexter Washtenaw County, Michigan r ¯ 11:34 0 100 200 400 Feet Date: October 10, 2022 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. �The City of DEXTER ~ TABLE 11.07.1 Street Type Site Type A B Building Form House Two-Family Dwelling House Two-Family Dwelling Townhouse/Attached Residential Approval Permitted Permitted Multiple Family Building Townhouse/Attached Residential Corridor E Multiple Family Building Commercial Mixed Use Permitted Single Use Building Townhouse/Attached Residential Multiple Family Building F Commercial Mixed Use Single Use Building Large Format Permitted Special D. Authorized Uses. Authorized uses, as set forth in Section 11.11 are applied to the site types and street types in BRC Regulating Plan. E. Design Standards. In addition to standards set forth in this Ordinance, all proposed development shall comply with the standards set forth herein. 1. Sidewalks. Sidewalks must be provided along the entire frontage of every parcel in the BRC district. The minimum width of the sidewalk area is five (5) feet. A planting zone with a minimum width of five (5) feet, shall be located between the walkway and the back of the curb. a. If the Planning Commission allows a front setback deviation to allow a dedicated public space or outdoor cafes, the following standards must be met: i. A dedicated walkway with a minimum width of eight (8) to fifteen (15) feet shall be provided immediately adjacent to the lot line. ii. A planting or furniture zone, with a width of three (3) to five (5) feet, shall be located between the walkway and the back of 11:35 �Zoning Ordinance the curb. Such zone shall be reserved for road trees, planter boxes, streetlights, benches, bike racks, waste receptacles, wayfinding signs, and similar appurtenances. 2. Parking. a. 3. Site Design. Signs, landscaping, walls, lighting, street lighting, and other site elements shall be coordinated and harmonious with the intended character of the District. a. 4. 11:36 Off-road parking is preferred in side or rear yard but may be allowed per building type regulations. Street lighting shall be provided along roads to match the existing streetscape lighting poles and layout. Architectural Design Standards. Architectural concepts, colors, and materials will be reviewed as part of a site plan review per the following standards. a. Variety in building design shall be provided by architectural features, details, and ornaments such as archways, colonnades, towers, cornices, or peaked roof lines. b. Building entrances shall utilize windows, canopies, and awnings; provide unity of scale, texture, and color; and provide a sense of place. Entrances shall be designed with one or more of the following: i. Canopy, overhang, or arch above the entrance (pillars & columns) ii. Recesses or projections in the building façade surrounding the entrance iii. Peaked roof or raised parapet structures over the door iv. Windows surrounding the entrance. c. All awnings that do not contain sign copy shall be made of woven cloth or architectural metal. Design, color, and materials shall be compatible with the building to which it is attached. d. Roof shape and materials shall be architecturally compatible with the BRC District and enhance the predominant streetscape. Consideration should be given to surrounding buildings when determining roof shape. Gable, hip, and gambrel roofs shall be the predominant roof shape for Building Forms House (H), Two-Family �The City of DEXTER ~ (2F), Multiple Family, and Townhouse/Attached Residential in the BRC District. e. The use of EIFS (Exterior Insulation Finishing System) shall be limited to vertically sloped architectural elements only and shall be limited to no more than five (5%) percent of each exterior building elevation. f. Franchise architecture (building designs that are prototypical or identifiable with a particular chain or corporation) must be revised if the proposed building design does not conform with these design standards. The developer shall provide color pictures of other national tenant buildings (non-prototype examples) that have been built in other cities and states. Section 11.08 VILLAGE RESIDENTIAL 1 A. Intent. The intent of the Village Residential 1 District (VR-1) is to maintain the well-established character, scale, and density of the traditional pattern of the neighborhoods in the original plat of the Village, while allowing uses other than single-family residential for adaptive re-use of public and institutional buildings. B. C. Regulating Plan. 1. The Regulating Plan, as set forth in this Section, identifies allowable uses and permissible development within the District based on location. 2. Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in Section 11.11. Authorized Building Forms. Authorized building form regulations, as set forth in Section 11.03.D, are applied to the site types and street types in the VR-1 District in Table 11.08.1. Balance of this page is intentionally left blank. 11:37 �Zoning Ordinance Hu Ri v r o n er Huron St Form-Based District Boundary Village Residential 1 Site Type Type A Type B Street Type Corridor Downtown A Downtown B Village Street Other Features City of Dexter Boundary Parks Parcels ad Bro St 5th St 4th St tral Cen St Village Residential 1 District ¯ City of Dexter Washtenaw County, Michigan 0 100 200 400 Feet Date: October 10, 2022 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. TABLE 11.08.1 Street Type Site Type A Building Form House Two-Family Single Use Institutional House Corridor B Two-Family Approval Permitted Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Townhouse/Attached Residential Single Use Institutional 11:38 Special �The City of Street Type Site Type Building Form House A Two-Family Single Use Institutional House Village Two-Family B DEXTER ~ Approval Permitted Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Townhouse/Attached Residential Single Use Building Special Institutional D. Authorized Uses. Authorized uses, as set forth in Section 11.11 are applied to the site types and street types in the District Regulating Plan. Section 11.09 VILLAGE RESIDENTIAL 2 A. Intent. The intent of the Village Residential 2 District (VR-2) is to maintain the well-established character, scale, and density of the traditional pattern of the neighborhoods in the Village annex, while maintaining primarily single-family neighborhoods. B. Regulating Plan. C. 1. The Regulating Plan, as set forth in this Section, identifies allowable uses and permissible development within the District based on location. 2. Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in Section 11.11. Authorized Building Forms. Authorized building form regulations, as set forth in Section 11.03.D, are applied to the site types and street types in the VR-2 District in Table 11.09.1. 11:39 �Zoning Ordinance Form-Based District Boundary D ay gew Brid Village Residential 2 Site Type r ge rid st Ea Type A Dr W Hu ro nR ive Corridor Downtown A Downtown B r Village Street St Other Features nR ro t Parks rD S ral r t Cen City of Dexter Boundary ive ad Bro Type B Street Type d St Hu Alp ine St Huron Jo yR Parcels 5th St t S ver Do St St St 2nd 3rd S 4th on Edis t ain t Hu ess ern Inv St Lak eS t bl eD City of Dexter Washtenaw County, Michigan do w Ke n sin gt on Ct ea ew Vi Village Residential 2 District M n ro Hu St r Dr t Vie w Baker Rd dS No Gr an St t nS dso M Fo re st S Ea to n Ct ¯ 0 100200 400 Feet Date: October 10, 2022 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. TABLE 11.09.1 Street Type Site Type A Building Form House Two-Family Single Use Institutional Corridor B House Two-Family Single Use A Institutional House Two-Family Single Use Institutional Village B House Two-Family 11:40 Institutional Approval Permitted Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Special Permitted Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Special �The City of D. DEXTER ~ Authorized Uses. Authorized uses, as set forth in Section 11.11 are applied to the site types and street types in the VR-2 District Regulating Plan. Section 11.10 FORM-BASED DISTRICT USE TABLE A. Specified Uses. In all Form-Based Districts, no building or land shall be used and no building shall be erected except for one (1) or more of the following specified uses, unless otherwise provided in this Article. B. Schedule of Uses. The Schedule of Use Regulations identifies uses as follows: 1. “P” identifies uses permitted as of right. 2. “S” identifies uses requiring Special Approval as outlined in Article VIII. 3. “A” identifies accessory uses. 4. No marking identifies uses not permitted Use All Uses All buildings over 10,000 sq. ft. to 20,000 sq. ft. in gross floor area All buildings over 20,000 sq. ft. in gross floor area Residential VR-1 VR-2 CBD VC ARC BRC S S P S P P S S S S P P Notes Subject to Section 14.02 Single-family detached dwellings P P Residential cluster development S S P In the CBD,on Site Type A and E parcels fronting Downtown B and Village Streets only. Subject to Section 12.02 11:41 �Zoning Ordinance Use VR-1 VR-2 CBD P P ARC BRC P P Two-family dwellings P Single-family attached dwellings S P S P P Multiple-family dwellings S P S P P Senior assisted living P P Senior independent living P P P P Upper story residential P P Notes In the CBD,on Site Type A and E parcels fronting Downtown B and Village Streets only. In the CBD,on Site Type A and E parcels fronting Downtown B and Village Streets only. In the CBD,on Site Type A and E parcels fronting Downtown B and Village Streets only. Subject to Section 14.10 Subject to Section 14.10 Subject to Section 14.04 Subject to Section 14.05 Subject to Section 14.03 Home occupation P P Medical marijuana home occupation P P Accessory dwelling units A A Bed and breakfast Accessory short-term rental housing P P P P A A A A Vacation rental housing S S S S First floor dwelling unit for resident manager 11:42 VC Subject to Section 14.16 Subject to Section 14.17 S S �The City of Use VR-1 VR-2 CBD Live/Work Units Institutional/Cultural Public swimming pools, parks, playgrounds and playfields ~ VC ARC BRC P P P P P P P P P S S Notes Subject to Section 14.07 S Family child care homes P P Foster family homes P P Foster family group homes P P Group child care homes P P Adult day care homes P P P P S S P P Adult foster care group homes (small and large) Adult foster care family homes Adult foster care congregate facilities Child care centers Nursing and convalescent homes Places of worship Private clubs, fraternal organizations, and lodge halls Public and private nurseries for children Primary and secondary nonprofit schools, colleges and universities Vocational & technical training facilities Government or communityowned buildings Museums Libraries DEXTER S S Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.09 Subject to Section 14.09 Subject to Section 14.09 Subject to Section 14.11 S S S S S S S S S P P P P P 11:43 �Zoning Ordinance Use Community centers VR-1 P VC P ARC P BRC P P P P P P P P P S S S S S S S S S P P P P S P P P P P S P P S P P P P P P P Essential service structures P P Essential service buildings P P Office/Retail/Service Business, professional & medical offices Kennels, Commercial/Pet Day Care Small animal clinics Banks and other financial institutions Retail sales Food sales up to 2,000 sq. ft 2,000 sq. ft or more Personal service Service or retail establishment with office/ workshop Restaurants (no alcohol served) Bars/Taverns/Lounges (restaurants serving alcohol) Restaurants, carry-out Restaurants, open-front Restaurants, drive-in 11:44 VR-2 CBD P S S P P P P P P S S S S S S S S P S S P S S Notes Subject to Section 14.43 Subject to Section 14.44 Subject to Section 14.37 Subject to Section 14.38 Accessory wholesale or warehouse uses not permitted. In VC & CBD, not more than 50% of the total usable floor area for service, repair or processing. �The City of Use Microbrewer/small distiller/ small wine maker Tasting room with microbrewer/small distiller/ small wine maker Funeral homes VR-1 VR-2 CBD DEXTER ~ VC ARC BRC S S S S A A A A S S S S S Motels & hotels Outdoor service areas P P P Open air businesses P S S S S S S Outdoor display areas Indoor commercial recreation Commercial outdoor recreation Theaters/Cinemas Performing and visual arts studios Printing & photographic reproduction establishments S S S P P P P P P P P P P P P Adult regulated uses S S Drive through facilities S S Urgent medical care centers Use/storage of hazardous or flammable materials Automotive/Transportation Automobile or vehicle service and repair centers S S S S Gasoline service stations S S Automobile or vehicle dealerships S S S Notes Subject to Section 14.75 Subject to Section 14.24 Subject to Section 14.18 Subject to Section 14.74 Subject to Section 14.72 Subject to Section 14.31 Subject to Section 14.30 Subject to Section 14.67 Subject to Section14.57 Subject to Section 14.59 Subject to Section 14.60 Subject to Section 14.58 11:45 �Zoning Ordinance Use Automobile washes, automatic or self-service Temporary Temporary outdoor display area Other Accessory uses, buildings or structures VR-1 A VR-2 CBD A A VC A ARC BRC S S P P Subject to Section14.72 A Subject to regulations in Article III. A Notes Subject to Section 14.61 Section 11.11 DESIGN STANDARDS A. Intent. The intent of these design standards is to preserve the historic character and maintain a minimum design standard in the form-based districts. Design standards are requirements but guidelines in those Sections are optional. B. B. Design Standards for One-Family and Two-Family Dwellings. The following design standards apply to one-family and two-family dwellings in all form-based districts: 1. Primary Entrance Orientation and Connection to the Street. A primary entrance to the dwelling or dwelling(s) must face the road. A pedestrian connection at least three (3) feet wide to the primary entrance must be provided. 2. Porch or Stoop Encouraged. Front porches or stoops are encouraged on the front façade. Design Standards and Guidelines. In addition to standards set forth in this Zoning Ordinance, all proposed development, except for one-family and two-family dwelling units, in the Form-Based Districts shall comply with the standards below and should comply with the guidelines below to the greatest extend possible: 1. 11:46 Site Design a. Intent. To ensure that site layout considers the internal organization of a development project and the external relationship with the public rightof-way, adjacent properties, naturalized features, in order to relate to the road context. b. Site Design Standards. Existing and planned pedestrian and bicycle circulation systems and easements shall be integrated into site design. A pedestrian connection shall provide a clear, obvious, publicly-accessible connection between the primary road upon which the building fronts and the building. The pedestrian connection shall comply with the following: �The City of c. DEXTER ~ i. Fully paved and maintained surface not less than five (5) feet in width. ii. Unit pavers or concrete distinct from the surrounding parking and drive lane surface. iii. Located either within a raised median or between wheel stops to protect pedestrians from vehicle overhangs where parking is adjacent. Site Design Guidelines. i. Site design should consider the placement of adjacent buildings and natural features. ii. Site and building design should accommodate pedestrian circulation on-site from parking areas to plazas, open space, pedestrian pathways, and to adjoining buildings. iii. Coordinate site design with adjoining sites to take advantage of shared access and parking, similar perimeter landscape themes, or similar features. iv. As part of site design, the City of Dexter strongly encourages the use of sustainable practices including: (1) Naturalized stormwater management features such as rain gardens, green roofs, bioswales, and bio-retention basins, which are integrated in a cohesive and logical manner to take advantage of site topography, orientation, and visibility; (2) Use of pervious paving in lieu of impervious paving; (3) Reductions in paved areas to the minimum necessary to accomplish site circulation and parking; (4) Use of native landscaping; (5) Inclusion of natural and open space with access as public space; (6) Inclusion of renewable energy features; (7) Building siting to take advantage of solar orientation and wind protection; and (8) Use of recycled products for infrastructure, site, and building material. 11:47 �Zoning Ordinance 2. Building Placement and Orientation. a. Intent. To require building placement that provides a strong visual and functional relationship with its site, adjacent sites, and nearby thoroughfares and to ensure consistency within sites and with adjacent sites to provide distinct building groups which exhibit similar orientation, scale, and proportion. b. Building Placement and Orientation Standards. c. 3. i. Primary building entrances shall front on the public roads. ii. Sidewalks shall be provided along the full length of the building along any façade featuring a public entrance. iii. Building entries shall be located so that they are easily identifiable with convenient public access. Each project shall provide a well-defined entry sequence for pedestrian and vehicular uses from the road to the building. iv. All additional public entrances, regardless of location, must provide direct pedestrian access of the same quality and design as that required for the main entrance. Building Placement and Orientation Guidelines. i. Building placement and orientation should be coordinated with adjoining sites to take advantage of similar perimeter landscape themes, common access, or similar features. ii. Plazas, courtyards, and public art are strongly encouraged. iii. Where feasible, accessory facilities such as mechanical equipment, trash collection, loading areas, storage areas, and vehicle service areas shall be located away from portions of the site which are highly visible from public roads or private properties with dissimilar improvements. Parking Placement, Orientation, and Screening. a. Intent. To provide a circulation system that efficiently moves vehicles in a well-defined manner, while reducing the visual impact of parking areas and mitigating conflict between pedestrians, bicycles, and automobiles. b. Parking Placement, Orientation and Screening Standards. i. 11:48 Required Parking. Off-road vehicle and bicycle parking shall �The City of DEXTER ~ be provided for a principal use erected, altered, or expanded after the effective date of this Ordinance in accordance with the standards set forth in Article V. The mixed-use districts are intended to encourage nonmotorized and transit friendly design and compact mixeduse developments. Applicants are encouraged to consider the provisions for shared parking set forth in Article V and flexibility in application set forth in Article V. ii. iii. Location. (1) Bicycle parking shall be located, when feasible, near to primary building entrances and should not be located immediately adjacent to service, trash or loading areas. Bicycle parking may be located on a sidewalk or in the road right-of-way, subject to approval by the City of Dexter. (2) When parking is located in a side yard (behind the front building line) but fronts on the required building line, no more than twenty-five percent (25%) of the total linear feet along the required building line or sixty (60) feet, whichever is less, shall be occupied by parking. (3) For a corner lot, no more than twenty-five percent (25%) of the cumulative linear feet along the required lines or sixty (60) feet, whichever is less, shall occupied by parking. The building shall be located the corner of the lot adjacent to the intersection. (4) For a double frontage lot or a lot that has frontage on three (3) roads, the cumulative total of all frontages occupied by parking shall be no more than thirty-five percent (35%) of the total linear feet along a required building line or sixty (60) feet, whichever is less. (5) Where off-road parking is visible from a road, it shall be screened in accordance with the standards in the building forms. Parking Structures. Parking structures shall be located behind buildings in locations that minimize visibility from public roads. Parking structures may be located along public road frontages, subject to the following standards: 11:49 �Zoning Ordinance (1) Building height and placement requirements for principal building shall be met. (2) A lining of retail, office, or residential use with a useable depth of no less than twenty (20) feet shall be provided along the entire length of the frontage on the public road. (3) At least fifty percent (50%) of the upper floors facing a public road shall consist of exposed openings. The openings shall be designed with one (1) or more treatments of: (4) c. Planter boxes with living plants; b) A rail or fence to give the appearance of a balcony; and/or c) Framing and mullions to give the appearance of large windows. An indoor bicycle parking area or areas providing one (1) rack or hoop per twenty (20) vehicular parking spaces. iv. Landscaped areas, including landscaped parking islands and medians, shall be separated from vehicular and pedestrian encroachment by curbs and raised planting areas. v. Measured from the inside of the outermost curb line, a parking lot shall employ at least ten percent (10%) of landscaped area in the form of parking islands, planting strips between parking rows. A parking peninsula extending from the outside curb line will count towards the ten percent (10%). vi. No landscaped area within a parking lot shall be less than one hundred (100) sq. ft.. vii. Every ten (10) parking lot spaces must be broken up with a landscape island or peninsula. viii. Height of parking lot poles shall be consistent with the building height and generally not exceeding thirty (30) feet above the ground. Parking Placement, Orientation and Screening Guidelines. i. 11:50 a) Large parking lots are discouraged in favor of smaller, �The City of DEXTER ~ connected parking lots that utilize landscaping screening, transitions, and buffers. 4. 5. ii. Visitor and employee parking should be separated when possible. Visitor parking lots should be placed closer to the building. Employee parking lots should be oriented to the rear or side of the building and screened from the public right-ofway. iii. The placement and design of parking areas and structures should foster safe nonmotorized access and circulation and clearly identifiable public access, bicycle parking and vehicular visitor parking. iv. Pedestrian access to parking lots, regardless of location, should be equal to the quality of materials and design of the primary entrance. v. Parking lot poles should be located so as not to present an obstacle to pedestrians or hazard to vehicles. Building Massing and Scale. a. Intent. To maintain consistent massing and scale and ensure the use of properly proportioned building elements. b. Building Massing and Scale Standards. i. Building massing, height, bulk, scale, and proportion shall maintain consistency with the existing character of the adjacent buildings. ii. Building design should employ coordinated massing to produce overall unity, scale, and interest. iii. Rooflines and pitches shall be proportionate to nearby structures so as to provide transition or mitigation of significant changes to scale. Architectural Design and Building Materials a. Intent. To preserve the historic character of the Downtown and nearby areas and to create a character for the mixed-use districts that encourages the greatest amount of visual interest, architectural consistency, and high-quality material use. The standards are not intended to limit imagination, innovation, or variety. 11:51 �Zoning Ordinance b. 11:52 Materials. Durable building materials, simple configurations, and solid craftsmanship are required. More restrictive regulations may be applied in individual form-based districts. i. Eighty percent (80%) of walls visible from public roads, exclusive of wall areas devoted to meeting transparency requirements, shall be constructed of high-quality materials (i.e., brick veneer, quarried stone, glass, precast concrete). ii. Exterior walls facing public rights-of-way and customer parking areas shall have a finished appearance, using the same materials as used on the front of the building. iii. Materials shall be selected for suitability to the type of buildings and the architectural design in which they are used. iv. Material selection shall be consistent with architectural style in terms of color, shades, and texture. However, monotony shall be avoided. v. Materials shall be consistent with adjoining buildings. vi. Buildings shall have the same materials, or those that are architecturally compatible, for construction of all building walls and other exterior building components wholly or partly visible from public rights-of-way and public parking lots. vii. Preferred building materials: quarried stone, cultured stone, full veneer brick, composite lap siding, architectural concrete (with recessed panels and reveal lines), colored CMU block and architectural CMU block (i.e., split face, fluted, scored, honed, etc.), architectural metals and standing seam metal roofing, and dimensional shingles. viii. Preferred accent materials are precast cast stone, natural stone accents, and glass accents. ix. Prohibited Materials are plain, flat faced CMU block (painted CMU), brick tiles, metal walls and EIFS. EIFS may be used if no more than five percent (5%) percent permitted and used as an accent only. x. The applicant shall provide a schedule indicating percentage of façade materials totaling one hundred percent (100%) and the applicant shall provide a sample board to the Planning Commission. �The City of c. d. DEXTER ~ Building Variation. Building articulation or architectural design variations for building walls facing the roads are required to ensure that the building is not monotonous in appearance. i. Building facades shall be subdivided, through the location of architectural treatments and the arrangement of openings (doors and windows) that are compatible in size and scale to the surrounding buildings. ii. The height to width ratio of these subdivided facades of single story buildings shall not exceed 1:2. The height to width ratio of these subdivided facades of two-story buildings shall not exceed 1:1. iii. The maximum linear length of an uninterrupted building façade facing public roads and/or parks shall be thirty (30) feet. Building articulation shall be accomplished through a combination of the following techniques: (1) Façade modulation: Stepping portions of the façade to create shadow lines and changes in volumetric spaces. (2) Use of engaged columns or other expressions of the structural system. (3) Horizontal and vertical divisions: Use of textures and materials, combined with façade modulation. (4) Dividing facades into storefronts with visually separate display windows. (5) Providing projections such as balconies, cornices, covered entrances, pergolas, arcades, and colonnades. (6) Variations in the rooflines by use of dormers windows, overhangs, arches, stepped roofs, gables, and other similar devices. Transparency. The first floors of all buildings shall be designed to encourage and complement pedestrian-scale activity and crime prevention techniques. It is intended that this be accomplished principally by the use of windows and doors arranged so that active uses within the building are visible from or accessible to the roads. i. The first floor of any front façade facing a right-of-way of road on the Regulating Plans shall meet the minimum requirements based on street type and building form in Table 11.12.B.5.d.i. 11:53 �Zoning Ordinance The minimum transparency requirement shall apply to all sides of a building that abut an open space, or public rightof-way. Transparency requirements shall not apply to sides which abut an alley. If a building form and street type is not specified, the minimum percentage is fifty percent (50%) : Table 11.12.B.5.d.i. 1st Floor Transparency Requirements BUILDING FORM STREET TYPE House, Two-Family Multiple-Family, All street types MIN. 1ST FLOOR TRANSPARENCY (%) 0 All street types 30 All street types All street types 50 70 Village, Corridor, Downtown B 50 Downtown A 70 Attached Residential/Townhouse Institutional Downtown Mixed Use Commercial Mixed Use/Live Work Single Use Large Format All building forms ii. If a building is on a corner and the side road is classified as a Village street in a Regulating Plan, the minimum transparency for the facades facing a side road may be reduced to no less than thirty percent (30%) of the façade. iii. Transparency Alternatives. The following alternatives may be used singularly or in combination. If used in combination, they may count toward no more than eighty percent (80%) of the transparency requirement set forth in Table 11.12.B.5.d.i: (1) Wall Design. Wall designs that provide visual interest and pedestrian scale may count toward no more than fifty percent (50%) of primary road and fifty percent (50%) of side road transparency requirements. Wall designs must provide a minimum of three (3) of the following elements, occurring at intervals no greater than twenty-five (25) feet horizontally and ten (10) feet vertically: a) 11:54 Expression of structural system and infill panels through change in plane not less than three (3) inches. �The City of 6. DEXTER ~ b) System of horizontal and vertical scaling elements such as: belt course, string courses, cornice, and pilasters. c) System of horizontal and vertical reveals not less than one (1) inch in width/depth. d) Variations in material module, pattern, and/or color. e) System of integrated architectural ornamentation. f) Green screen or planter walls. (2) Permanent Art. Non-commercial art or graphic design of sufficient scale and orientation to be perceived from the public right-of-way and rendered in materials or media appropriate to an exterior, urban environment and permanently integrated into the building wall may count toward no more than forty percent (40%) of the transparency requirement. (3) In the ARC and BRC, inclusion of outdoor dining/ seating located between the building and the primary road lot line. Landscaping. a. Intent. To incorporate appropriate native landscaping to enhance visual appearance, provide transitions between properties, and screen unsightly areas. b. Landscaping Standards. Landscaping in all form-based districts shall meet the following standards: i. Street trees shall be provided at a minimum of one (1) tree per every forty (40) feet of lineal road frontage, and at a maximum of one (1) tree per every thirty (30) feet of lineal road frontage. ii. Plant, shrub, and tree species shall be appropriate to the southeast Michigan climate and should require minimal water and care. iii. Landscaping shall be protected from vehicular encroachment by the use of curbs. iv. Except on roads designated Downtown A on the Regulating Plan, landscaping shall be provided around the perimeter of a 11:55 �Zoning Ordinance building to minimize the “hard edge” that is created where the building meets the pavement. v. c. 7. 8. Landscaping Guidelines. i. The use of naturalized stormwater management techniques (bioswales, roof gardens, rain gardens) is highly encouraged to reduce stormwater runoff. ii. Landscaping should conform and incorporate existing landscape and topographic features. iii. Landscaping within courtyards and patios may include hardscape and softscape materials. iv. Landscaping should maintain adequate sight lines for visual safety, visibility, and efficient security. v. Pedestrian areas and walks should be distinguishable from parking and circulation areas with distinct paving materials, shade trees, and groundcover planting Utilities and Mechanical Screening. a. Intent. To ensure that utilities are designed to be a part of the overall building so to reduce the visual impact. b. Utilities and Mechanical Screening Standards. i. New utilities shall be located underground. ii. Ground mechanical equipment and utilities shall be screened from the public right-of-way with the use of walls, fencing, or roof-top mechanical equipment and utilities shall be screened from view of adjacent parcel or the public right-of-way. iii. Walls, fencing, and architectural details for screening shall compliment the materials used in the associated building’s architectural style. Loading and Storage Areas a. 11:56 Screening between land uses shall be provided in compliance with Section 6.11. Intent. To ensure that loading, storage, and other building utility features are designed to be a part of the overall building as so to reduce the visual impact. �The City of b. DEXTER ~ Loading and Storage Areas Standards. i. Loading and service areas shall be located on the sides or rears of the buildings. ii. Loading and service areas shall be screened from the public right-of-way with the use of fencing, landscaping, or walls. iii. Freestanding storage facilities (including warehousing) shall comply with all design standards. iv. Trash storage and pick-up facilities shall be located in the rear or side of a building or site and screened from view of adjacent parcel and the public right-of-way. v. Outdoor trash storage shall be screened with fencing or walls, which are consistent with the associated primary building color and materials. 11:57 �Zoning Ordinance This page is intentionally left blank. 11:58 �The City of DEXTER ~ Article XII DEVELOPMENT OPTIONS Section 12.01 SITE CONDOMINIMUMS A. Intent. The intent of this Section is to: 1. Regulate site condominium projects to ensure compliance with this Article and other applicable standards of the City of Dexter. 2. Provide procedures and standards for review and approval or disapproval of such developments 3. Ensure that each project will be consistent and compatible with other developments in the community. B. Approval required. Pursuant to authority conferred by Section 141 of the Condominium Act (MCL 559.241), preliminary and final site plans for all site condominiums shall be approved by the City Council, per recommendation of the Planning Commission, in accordance with the provisions set forth in Article XXI – Site Plan. C. General requirements. All site condominium projects shall meet the following standards: 1. Each condominium lot shall be located within a Zoning District that permits the proposed use. 2. For the purposes of this Article, each condominium lot shall be considered equivalent to a single lot and shall comply with all regulations of the Zoning District in which located. In the case of a site condominium containing single-family detached dwelling units, not more than one (1) dwelling unit shall be located on a condominium lot, nor shall a dwelling unit be located on a condominium lot with any other principal structure or use, except in a PUD district. Required yards shall be measured from the boundaries of a condominium lot. Lot coverage and floor area ratio shall be calculated using the area of the condominium lot. 3. Each condominium lot shall be connected to public water and sanitary sewer facilities. 4. Relocation of boundaries between adjoining condominium lots, if permitted in the condominium documents, as provided in Section 48 of the Condominium Act (MCL 559.148), shall comply with all regulations of the Zoning District in which located and shall be approved by the Zoning Administrator. These requirements shall be made a part of the bylaws and recorded as part of the master deed. 12:1 �Zoning Ordinance 5. D. Each condominium lot that results from a subdivision of another condominium lot, if such subdivision is permitted by the condominium documents, as provided in Section 49 of the Condominium Act (MCL 559.149), shall comply with all regulations of the Zoning District in which located, and shall be approved by the Zoning Administrator. These requirements shall be made a part of the condominium bylaws and recorded as part of the master deed. Preliminary site plan requirements. Preliminary site plans for site condominium projects shall include all land that the developer intends to include in the site condominium project. The preliminary site plan shall include all information required in Article XXI – Site Plan. In the case of a development that consists only of condominium lots and not buildings or other structures at the time of preliminary site plan review, the location, and dimensions of condominium lots rather than individual buildings, and other structures, and required yards, shall be shown on the preliminary site plan E. F. 12:2 Final site plan requirements. 1. A final site plan shall be filed for review for each phase of development shown on the approved preliminary site plan. 2. A final site plan for any phase of development shall not be filed for review by the Planning Commission unless a preliminary site plan has been approved by the City Council and is in effect. 3. A final site plan shall include all information required by Section 66 of the Condominium Act (MCL 559.166), and the master deed and bylaws. The final site plan shall also include all information required in Article XXI- Site Plan. In the case of a development that consists only of condominium lots and not buildings or other structures at the time of plan review, the location, and dimensions of condominium lots rather than individual buildings, and other structures, and required yards, shall be shown on the final site plan. 4. The applicant shall provide proof of approvals by all county and state agencies having jurisdiction over improvements in the site condominium development. The City Council shall not approve a final site plan until each county and state agency having such jurisdiction has approved that portion of the final site plan that is subject to its jurisdiction. Revision of condominium subdivision plan. If the condominium subdivision plan is revised, the final site plan shall be revised accordingly and submitted for review and approval or denial by City Council before any building permit may be issued, where such permit is required. �The City of DEXTER ~ G. Amendment of master deed or bylaws. Any amendment to a master deed or bylaws that affects the approved preliminary or final site plan, or any conditions of approval of a preliminary or final site plan, shall be reviewed and approved by the City Council before any building permit may be issued, where such permit is required. The City Council may require its review of an amended site plan if, in its opinion, such changes in the master deed or bylaws require corresponding changes in the approved site plan. H. Relation to Subdivision Regulations. The provisions of Division 4 of the City of Dexter Subdivision Regulations shall apply to site condominiums, and these provisions are incorporated herein by reference. In applying the design, development standards, and the improvement requirements of Division 4 of the City of Dexter Subdivision Regulations, the standards and requirements that are intended to apply to lots in a subdivision shall apply instead to condominium lots. All other provisions of the Articles shall apply, including the requirements for posting financial securities, completing improvements, inspection fees and condominium completion. The following terms as used in Division 4 shall mean the following when applied to site condominiums: 1. Before Final Plat. Before any building permit is issued. 2. Lot(s). Unit(s). 3. Preliminary Plat as finally approved by the City Council. Final site plan as approved by the City Council including any conditions imposed by their approval. 4. Subdivision. Site condominium. Nothing in this Section shall be construed as requiring a site condominium to obtain plat approval under the State of Michigan, Land Division Act, Act 288, Public Acts of 1967, as amended I. Development agreement. The City Council shall require, as a condition of approval, that the applicant enter into a development agreement with the City of Dexter, incorporating the terms and conditions of final site plan approval, and record the same in the Office of Register of Deeds for Washtenaw County, in accordance with the provisions set forth in § 40-3.10, Development agreements. J. Monuments. Monuments shall meet the following standards: 1. Monuments shall be set at all boundary corners and deflection points and at all road right-of-way intersection corners and deflection points. Lot irons shall be set at all condominium lot corners and deflection points of condominium lot lines. 12:3 �Zoning Ordinance 2. K. The City Engineer may grant a delay of the setting of required monuments or irons for a reasonable time, but not to exceed one (1) year, on condition that the developer deposit with the City cash, a certified check, or an irrevocable bank letter of credit running to the City of Dexter, whichever the developer selects, in an amount as determined from time to time by resolution of the City Council. Such deposit shall be returned to the developer upon receipt of a certificate by a surveyor registered in the State of Michigan that the monuments and irons have been set as required, within the time specified. If the developer defaults, the City Council shall promptly require a registered surveyor to set the monuments and irons in the ground as shown on the condominium site plans, at a cost not to exceed the amount of the security deposit. Roads rights-of-way. Road rights-of-way shall be described separately from individual condominium lots and shall be accurately delineated by bearings and distances on the condominium subdivision plan and the final site plan. The rightof-way shall be for roadway purposes and for the purposes of locating, installing, maintaining, and replacing of public utilities. The developer shall dedicate easements to the City of Dexter for all road right-of-way, public water and sanitary sewer lines and appurtenances. L. Improvements. All improvements in a site condominium shall comply with the design specifications as adopted by the City Council and any amendments thereto. Section 12.02 RESIDENTIAL CLUSTER DEVELOPMENT A. Purpose. The cluster development provision has the following purposes: 12:4 1. To permit flexibility in the layout of subdivisions; 2. To permit variety in the size and shape of residential lots; 3. To permit flexibility in the location of residential buildings and grouping of same; 4. To encourage creative approaches in traditional design and development of the residential area; and interconnect with the City pattern of development and road system. 5. To permit economy of the required improvements; 6. To preserve significant natural features such as wooded areas, streams, marshes, ponds, and similar amenities by permitting concentration of building lots and improvements in more readily developable portions of the parcel of land; and �The City of 7. DEXTER ~ To permit provision of open space for the use of residents of the subdivision or to the City at large, and to concentrate such open spaces in locations of such size and shape as to be accessible, usable, and maintainable. B. General Regulations. Cluster development is a designation permitted to be applied to a parcel(s) of land in the R-1 Zoning District, subject to all of the regulations of the district in which located, except as specifically modified in this Section. The cluster development designation is offered as an alternative to conventional subdivision design under standard zoning district regulations but is not designed as separate zoning district. C. Minimum Area. The minimum parcel area for a cluster development shall be twenty (20) acres. D. Permitted Uses. Permitted, accessory, and conditional uses as listed herein in the R-1 and Zoning District are permitted in a cluster subdivision in each zoning district. E. Density of Development. The minimum lot area in each of the residential districts may be reduced as permitted in this Section. However, the number of dwelling units in the cluster subdivision shall be no greater than the number permitted if the parcel were to be subdivided in the minimum lot areas as set forth in the zoning district of the subject site. The permitted number of dwelling units shall be calculated on the basis of the following dwelling unit densities: F. 1. R1 3.63 dwelling units per acre of total lot area; 2. The land area used in the calculation shall include public and private road rights-of-way, existing and proposed, that are located within the proposed subdivision, but shall not include any existing right-of-way of any boundary roads of the subdivision. Only twenty-five percent (25%) of the acreage comprised of open water, land within the one hundred (100)-year floodplain elevation, and/or wetlands protected by the GoemaereAnderson Wetland Protection Act, PA 203 of 1979, shall be calculated toward the total site acreage. Area, Placement, and Height Regulations. Cluster developments shall be laid out so as to reduce the lineal feet of road for economy and safety that would otherwise be needed to serve the area; to economize on cost of utility installations; to retain and take advantage of existing natural features and vistas; to reduce the amount of grading required; to take maximum advantage of storage, absorption, and drainage characteristics of the natural landscape; and to otherwise secure the objectives set forth in this Section. In so doing, the minimum lot areas, lot widths, and other standards may be modified as follows, for single family dwellings and their accessory structures only: 12:5 �Zoning Ordinance Max. Lot Coverage Min. Lot Size (all buildings) in sq. Width ft. in feet 5,850 50 G. -- Max. Height Stories 2.5 Feet 35 Min. Yards & Setbacks in feet Side Front Least Total 25 5 10 Min. floor area per unit in sq. ft. Rear 15 -- Common Open Spaces and Facilities. For each square foot of excess land area resulting from the lot reductions provided in subsection F preceding, the subdivision shall provide an equal amount of land dedicated to the common use of the owners in the subdivision or to the public, meeting the following standards: 1. The manner of dedication shall be approved by the City Council. The lands so dedicated shall be permanently retained as open space for parks, recreation and/or related uses. The proprietor shall insure the permanence of both the existence and proper maintenance of the open space by either dedicating it to public agency responsible for areas and activities or by dedicating it to a homeowner’s association to be made up of the residents of the subdivision. Where homeowner’s associations are to be used, the following conditions shall be met: a. The association shall be established before dwellings are sold. b. Membership shall be mandatory for each homebuyer and any successive buyer. c. Open space must be held and maintained as open space in perpetuity. d. The association shall be responsible for local taxes, maintenance of grounds and facilities, liability insurance, and other similar duties of ownership. The proprietor shall file declaration of covenants and restrictions with the preliminary plats, setting forth these and other features of the association. The proprietor shall also supply to the governing body a copy of articles of incorporation and a complete set of bylaws of the association. The City Council may require that, in addition to the restrictive covenants and the homeowner’s association, an easement over the open space area be given to the public to ensure that the area will remain open in perpetuity. Such an easement is intended only to preserve open space and is not intended to provide public access thereto. 12:6 �The City of DEXTER ~ 2. Open space in any one cluster development shall be laid out, to the maximum feasible extent, so as to connect with other open space, existing or proposed, in the vicinity, whether such areas are or will be public or private. In the case of two (2) or more adjacent developments, proprietors may cooperatively allocate open space areas if such areas are coordinated in design and location to an extent acceptable to the Planning Commission. 3. Parks and/or recreation areas shall have a minimum area of four (4) acres and a minimum dimension of one hundred (100) feet. The location, size, suitability for the intended uses, and shape of the dedicated area shall be subject to approval by the City Council. Such land areas shall not include, as a part of the minimum acreage, bodies of water, swamps, or areas of excessive grades which make the land unusable for recreation; however, the area may be in a flood plain. 4. The land areas shall be graded and developed so as to have natural drainage, if such drainage does not exist in the unimproved condition. 5. If the open space area is to consist of two (2) or more properties, at least one (1) parcel shall have the minimum area of four (4) acres. 6. The minimum lot width or depth of open space shall in all cases be one hundred (100) feet. The location size and shape of any parcel shall be subject to approval by the City Council. 7. A parcel divided by a drainage course, stream, or river shall be considered one (1) parcel. 8. Access shall be provided to areas dedicated for the common use of lot owners of the subdivision for those lots not bordering on such dedicated areas by means of roads or pedestrian walkways. 9. Areas dedicated to the public shall have at least one (1) access point by a public road for each separate open space parcel. The City Council shall have the discretion to require additional vehicular and/or pedestrian access points. 10. The developer or subdivider shall dedicate all land areas to be used as common spaces in the subdivision as provided herein at the time of filing for final plat approval for the first phase of the subdivision. Common open space shall have a legal description therefor, which shall include an accurate statement of land areas, all of which shall be certified by a registered land surveyor. H. Sewer and Water Services. All lots in a cluster subdivision shall be served by a public water and sanitary sewer facilities. 12:7 �Zoning Ordinance I. Procedures. The applicant for approval of a preliminary plat or condominimum site plan shall, at the same time, apply for a Cluster Development designation (hereafter referred to as CD designation) if such designation is desired. 1. 2. J. Application. The application shall consist of: a. A completed form. b. Fees. c. All information required for review of a preliminary plat submitted for tentative approval. Planning Commission and City Council Review. The Planning Commission shall review the preliminary plat as set forth in the Subdivisions Ordinance and shall include its analysis and recommendations concerning the CD designation in its report to the City Council on the preliminary plat or condominimum site plan. If the City Council approves the CD designation, it shall indicate the CD designation in its tentative approval of the preliminary plat or condominimum site plan. Procedures with Zoning Amendment. If the property included in the CD designation request must also be rezoned to an applicable residential districts, the petition to change the zoning district classification shall accompany the application for tentative approval of the preliminary plat. The application shall, in this case, include a waiver, signed by the applicant, that the ninety (90) day limit on review of a preliminary plat for tentative approval may be extended to accommodate the time required to process the zoning amendment. The City shall not give tentative approval to the preliminary plat unit after it has approved the zoning amendment. With this exception the procedures set forth in Item i, preceding, shall apply. K. Calculations. All calculations and other information needed to review conformance of the plat with the Zoning Ordinance regulations shall be provided on the preliminary plat. L. Authority. The City Council shall have the authority to approve or deny a request for a CD designation. The Council shall also have the authority to require changes in the size and shape of lots; in lot and road layout; location, size, and shape of open area; and in other features of the design and character of a CD subdivision as proposed in a preliminary plat. This authority may be exercised by the Council when it determines that the proposed CD subdivision does not meet the intent of this Section or does not otherwise result in good site and subdivision planning. M. Improvements. Improvements, or security in lieu thereof, shall be provided as required in the Subdivision Ordinance. Improvements of open space areas to be dedicated to the City, or security in lieu thereof, shall be provided by the developer 12:8 �The City of DEXTER ~ prior to approval of the final plat by the City Council for the first stage of the subdivision. Agreement as to the required improvements for such open space areas shall be made by the developer and City Council prior to the Council’s tentative approval of the preliminary plat. Requirements for improvements may be modified as set forth In the Subdivision Ordinance. 12:9 �Zoning Ordinance This page is intentionally left blank. 12:10 �The City of DEXTER ~ Article XIII RESERVED 13:1 �Zoning Ordinance This page is intentionally left blank. 13:2 �The City of DEXTER ~ Article XIV SPECIFIC USE PROVISIONS Section 14.01 INTENT The intent of this Article is to provide standards for specific uses, whether regulated as a principal permitted use, accessory use, or a special use. Section 14.02 SINGLE FAMILY DWELLING DESIGN STANDARDS Single-family dwellings, whether mobile homes, manufactured homes, modular homes, or site (“stick”) built homes, located outside a mobile home park, shall conform to the standards of this Section in addition to HUD standards or the County Building Code, as appropriate. In order to preserve the substantial investment of property owners in singlefamily neighborhoods, single-family homes erected in residential districts shall be similar in appearance to the exterior design and appearance of existing detached single-family homes in the surrounding area. The standards herein are intended to prevent dissimilar dwelling designs which would adversely affect the value of dwellings in the surrounding area, adversely affect the desirability of an area to existing or prospective homeowners, impair the stability of the environment, prevent the most appropriate use of real estate, and lessen the opportunity to realize the development pattern envisioned in the Dexter Master Plan. A. Code compliance: Each such dwelling unit shall comply with all pertinent building and fire codes. In the case of a mobile home, all construction and all plumbing, electrical apparatus, and insulation within and connected to said mobile home shall be of a type and quality conforming to the “Mobile Home Construction and Safety Standards” as promulgated by the United States Department of Housing and Urban Development, being 24 CFR 3280, as amended. Additionally, all dwellings shall meet or exceed all applicable roof snow load and strength requirements. Where there are conflicting applicable regulations, the more stringent shall apply. B. Building permit: All construction required herein shall be commenced only after a building permit has been obtained in accordance with the County Building Code and other building regulations. C. Certification: If the dwelling unit is a mobile home, the mobile home must either be (1) new and certified by the manufacturer and/or appropriate inspection agency as meeting the Mobile Home Construction and Safety Standards of the U.S. Department of Housing and Urban Development, as amended, or any similar successor or replacement standards which may be promulgated, or (2) used and certified by the manufacturer and/or appropriate inspection agency as meeting the standards referenced in subsection (3) above, and found, on inspection by the Zoning Administrator or their designee, to be in excellent condition and safe and fit for residential occupancy. 14:1 �Zoning Ordinance 14:2 D. Dimensional Standards: Each such dwelling unit shall comply with the minimum standards listed in Article IX or Article XI for the Zoning District in which it is located, including minimum lot area, minimum lot width, minimum floor area, required setbacks and maximum building height. E. Foundation: Each dwelling unit shall be firmly attached to a permanent basement or crawl space foundation constructed on the site in accordance with the County Building Code and shall have a wall of the same perimeter dimensions of the dwelling and constructed of such materials and type as required in the applicable building code for single-family dwellings. If said dwelling is a mobile home, the dwelling shall be securely anchored to the foundation to prevent displacement during windstorms. F. Undercarriage: In the event that such dwelling unit shall be a mobile home, the wheels, tongue, hitch assembly and other towing appurtenances shall be removed before attachment to its permanent foundation. The foundation or skirting shall fully enclose the towing mechanism, undercarriage, and chassis. G. Architectural Compatibility: In the event that such dwelling unit shall be a manufactured, modular, or mobile home as defined herein, each such home shall be aesthetically compatible in design and appearance with other residences in similar zoning districts in the surrounding area. Surrounding area shall be defined as within five hundred (500) feet of the subject dwelling unit, with measurements made from the edge of the lot in each direction. The determination shall be made by the Zoning Administrator based on the following factors: 1. The residential floor area of the proposed dwelling shall be at least seventy five percent (75%) of the average square footage of constructed singlefamily dwellings in the surrounding area. 2. The type of material used in the proposed dwelling is not grossly dissimilar to the type of materials used in single-family homes in the surrounding area, provided the reflection from such exterior surface shall be no greater than from white semi-gloss exterior enamel. 3. The design and position of windows shall not be grossly dissimilar in relation to other single-family homes in the surrounding area. 4. A roof overhang of not less than six (6) inches on all sides shall be provided, or alternatively with window sills or roof drainage systems concentrating roof drainage at collection points along the sides of the dwelling. 5. A minimum of two (2) exterior doors shall be provided with the second one being in either the rear or side of the dwelling. 6. The width across any front, side, or rear elevation shall be a minimum of twenty (20) feet and comply in all respects with the City and County Building Code (BOCA). �The City of DEXTER ~ 7. An applicant may appeal to the Board of Zoning Appeals within a period of fifteen (15) days from the receipt of notice of said Zoning Administrator’s decision. 8. The above standards shall not be construed to prohibit innovative design concepts involving such matters as solar energy, view, unique land contour, or relief from the common or standard designed home. H. Sewage disposal and water supply: Each such dwelling unit shall be connected to a public sewer and water supply. I. Exceptions: The foregoing standards shall not apply to a mobile home located in a licensed mobile home park except to the extent required by state or federal law or otherwise specifically required in this Zoning Ordinance and pertaining to such parks. Mobile homes which do not conform to the standards of this Section shall not be used for dwelling purposes within the City unless located within a mobile home park or a mobile home subdivision district for such uses, or unless used as a temporary residence as otherwise provided in this Zoning Ordinance. Section 14.03 ACCESSORY DWELLING UNITS A. General Provisions. 1. B. Purpose and Intent. It is the policy of the City of Dexter to promote and encourage the creation of legal accessory dwelling units (ADUs) in a manner that: a. Supports the City’s housing affordability goals; b. Supports the efficient use of existing housing stock and public infrastructure; c. Provides housing that responds to changing family need, smaller households, and increasing housing costs; d. Meets the housing needs of residents; e. Provides accessible housing for seniors and person with disabilities; and f. Enhances residential neighborhoods. Eligibility, Permits, and Application. 1. Eligibility. a. Notwithstanding the regulations in Section 21.03.B, one (1) accessory dwelling unit shall be permitted on a parcel that has one (1) single14:3 �Zoning Ordinance family dwelling as the principal permitted use, in any zoning district that permit a single-family dwelling on an individual lot as a principal permitted use, subject to administrative review and approval of the Zoning Administrator. 2. b. Accessory dwelling units are not subject to restrictions in Section 3.02 B and C. c. The property owner shall occupy either the accessory dwelling unit or the single-family dwelling for which the ADU is accessory, except for temporary absences not to exceed a combined total of six (6) months in a calendar year. d. An ADU may be created through new construction, conversion of an existing structure, addition to an existing structure, or conversion of a qualifying existing house to a detached ADU, while simultaneously constructing a new primary dwelling on the site. Permit. a. 3. 14:4 No person shall create an accessory dwelling unit without first obtaining a Zoning Compliance Permit. Application Requirements. a. All applications for a zoning compliance permit for an accessory dwelling unit shall be filed with the City of Dexter Zoning Administrator, on forms provided by the Zoning Administrator, subject to the requirements of Section 22.04(B). b. Each applicant shall certify to the City that the proposed accessory dwelling unit included in the application is in compliance with the regulations in this Zoning Ordinance. No permit shall be issued unless the completed application form is accompanied by payment of the required fee, as established by the City Council. c. Within ten (10) business days of receiving a complete application, the Zoning Administrator shall notify by mail notices all property owners within three hundred (300) feet of the property proposed for an accessory dwelling unit. The notice shall: i. Describe the nature of request. ii. Identify the property that it the subject of the request, including by address or parcel identification number. iii. Indicate when and where written comments may be submitted concerning the request. �The City of C. DEXTER ~ Development Regulations. 1. Conversion of an existing accessory structure. a. An accessory dwelling unit may be permitted in a legally nonconforming accessory structure that was constructed before June 30, 2021. i. b. If the existing accessory building is more than two hundred (200) sq. ft. in gross floor area, it may be replaced or modified for use as an accessory dwelling unit, provided the new or modified accessory building conforms to the standards and regulation of this Zoning Ordinance. An illegal non-conforming accessory structure that was constructed before June 30, 2021, which is over two hundred (200) sq. ft. in gross floor area shall be replaced or modified prior to use as an accessory dwelling unit, provided the new or modified accessory structure conforms to this Zoning Ordinance. 2. Short-term rental. Short-term rental of an accessory dwelling unit shall be prohibited. 3. Deed Restriction. A deed restriction that runs with the land, on a form to be provided by the City, shall be filed with the Washtenaw County Register of Deeds prior to occupancy, and it shall incorporate the following restrictions: 4. a. The accessory dwelling unit may not be sold separately from the principal dwelling unit to which it is an accessory. b. The owner occupancy requirement of subsection B.1.c, herein. Minimum Lot Area. a. The minimum lot area required for an ADU shall be 5,000 sq. ft. b. Notwithstanding the provisions of Section 3.02.B and C, the maximum gross floor area (gfa) of an ADU shall be as follows: Lot Area 5,000 sq. ft. to <7,800 sq. ft. 7,800 sq. ft. to <12,000 sq. ft. ≥ 12,000 sq. ft. 5. ADU Max. (gfa) 600 sq. ft. 700 sq. ft. 800 sq. ft. Setbacks. 14:5 �Zoning Ordinance 6. a. Attached ADU. An ADU that is structurally attached to the singlefamily dwelling unit, including by a breezeway, shall be subject to the same setback requirements as the principal single-family structure. b. Detached ADU. i. A detached ADU shall be at least ten (10) feet from the singlefamily dwelling and other accessory structures; however, the setback may be reduced to five (5) feet, if the ADU is constructed with fire rated walls, in accordance with building code requirements. ii. A detached ADU shall be at least five (5) feet from any side or rear lot line, at least fifty (50) feet from any shoreline and at least ten (10) feet from the boundary of a regulated wetland. Lot coverage. Notwithstanding the maximum lot coverage regulations in Section 20.01for residentially zoned lots in the R-1A, R-1B, and VR District, the maximum lot coverage for a detached ADU shall be as follows: Zoning District R-1A R-1B and VR 7. Max. Lot Coverage All Structures on the Lot 33% 40% Height. a. Attached ADU. An ADU that is structurally attached to the singlefamily dwelling, including by a breezeway, shall be subject to the same height requirements, as the principal single-family structure to which it is attached. At no time shall the attached ADU exceed the height of the single-family dwelling to which it is attached. b. Detached ADU. At no time shall the detached ADU exceed the height of the single-family dwelling to which it is an accessory or thirty (30) feet, whichever is less 8. Public Utilities. All ADUs must be served by municipal water and municipal sanitary sewer through connection with existing service for the principal building or, if that is determined infeasible by the Superintendent of Public Services, a separate service connection. 9. Design a. 14:6 Max. Lot Coverage Detached ADU 8% 10% ADUs shall be designed to enhance the residential neighborhood in which it is located. �The City of DEXTER ~ b. ADUs shall comply with the single-family design standards in Section 3.04 of the Ordinance. c. The orientation of the proposed ADU shall, to the extent practical, maintain the privacy of residents in adjoining dwellings, as determined by the physical characteristics surrounding the ADU, including landscape screening, fencing, and window and door placement. Section 14.04 HOME OCCUPATION A home occupation may be permitted in a single-family detached dwelling within a zoning district where such dwelling is permitted, subject to the following conditions. A. Application and approval of the home occupation is received from the City of Dexter in accordance with this Section. B. Certain uses by the nature of their operation have a pronounced tendency to increase in intensity beyond the limits permitted for home occupations, thereby impairing the reasonable use and value of surrounding residential properties. This Section is not intended to prohibit offices related to the administration of uses listed below, including construction contracting, landscaping, maintenance, and snow removal businesses. The following uses shall not be permitted as home occupations: 1. Medical care services (unless otherwise permitted by law and City ordinance), 2. Mortuaries or funeral homes, 3. Tea rooms (café’s & coffee houses), 4. Antique shops, 5. Restaurants, 6. Private clubs, 7. Veterinary clinics or animal grooming establishments, 8. Barbers shops or beauty parlors with more than one (1) stylist, 9. Medical clinics or hospitals, 10. Commercial stables or kennels, 11. Real estate offices, 12. Vehicle repair or painting shops, 14:7 �Zoning Ordinance 14:8 13. Retail sales, 14. Landscape installation and maintenance businesses, and snow removal businesses, 15. Construction contractors, 16. Trailer rentals, 17. Nursing homes, 18. Adult regulated uses and 19. Repair shops in general. 20. Use determined by the Zoning Administrator to have a pronounced tendency to increase in intensity beyond the limits permitted for home occupations, thereby impairing the reasonable use and value of surrounding residential properties. C. The use of the dwelling unit for a home occupation shall be clearly incidental and subordinate to its use for residential purposes, and not more than onequarter (25%) of the floor area of the dwelling unit may be used for the purposes of the home occupation or for storage purposes in conjunction with the home occupation. D. A home occupation shall be conducted completely within the principal structure. E. There shall be no change in the outside appearance of the structure or premises, or other visible evidence of conduct of such home occupation, and there shall be no external or internal alterations not customary in residential areas, including the expansion of off-road parking areas in excess of residential standards. F. No article shall be sold or offered for sale on the premises except such as is primarily produced within the dwelling. G. A home occupation shall not create noise, dust, vibration, smell, smoke, glare, electrical interference, wireless communications interference, fire hazard, or any other hazard or nuisance to any greater or more frequent extent than would normally be generated in a similarly zoned residential district. H. Signs not customarily found in residential areas shall be prohibited. However, one (1) non-illuminated name plate, not more than two (2) sq. ft. in area, may be attached to the building, and which sign shall contain only the name, occupation, and address of the premises. �The City of DEXTER ~ I. There shall be no deliveries to or from a home occupation with a vehicle larger than a fifteen thousand (15,000) pound truck with not more than two (2) axles. J. In no case shall a home occupation be open to the public earlier than 8:00 a.m., nor later than 7:00 p.m. K. No outdoor display or storage of materials, goods, supplies, or equipment used in the home occupation shall be permitted on the premises. The home occupation shall not be visible from the road. L. Bed & Breakfast operations shall be permitted in Residential Districts as regulated in Section 14.15 of this Zoning Ordinance. M. No more than one (1) other person shall be employed or involved with such activity on premises other than a member of the immediate family residing in the dwelling unit. N. Services and transactions shall be conducted by appointment only, walk-in retail trade shall be prohibited. Section 14.05 MEDICAL USE OF MARIJUANA A. The acquisition, possession, cultivation, use, delivery, or distribution of marijuana to treat or alleviate a debilitating medical condition is prohibited except in compliance with the Michigan Medical Marijuana Act (“MMMA”) of 2008 and applicable provisions of the City Zoning Ordinance. 1. A registered primary caregiver, operating in compliance with the MMMA General Rules, the MMMA and the requirements of this subsection, shall be permitted as a home occupation, as regulated by this subsection. The City makes the following findings, in support of its determination that the regulation of registered primary caregivers as a permitted home occupation is consistent with the purposes and intent of the MMMA: a. The MMMA does not create a general right for individuals to use, possess, or deliver marijuana in Michigan. b. The MMMA’s protections are limited to individuals suffering from serious or debilitating medical conditions or symptoms, to the extent that the individuals’ marijuana use is carried out in compliance with the provisions of the MMMA, including the provisions related to the operations of registered primary caregivers. c. The MMMA’s definition of “medical use” of marijuana includes the “transfer” of marijuana “to treat or alleviate a registered qualifying patient’s debilitating medical condition or symptoms associated with the debilitating medical condition,” but only if such “transfer” 14:9 �Zoning Ordinance is performed by a registered primary caregiver who is connected with the same qualifying patient through the registration process established by the Department of Licensing and Regulatory Affairs, and who is otherwise operating in strict compliance with the MMMA and the MMMA General Rules. 2. 14:10 d. The MMMA provides that a registered primary caregiver may assist no more than five (5) qualifying patients with their medical use of marijuana. e. The MMMA does not, therefore, create a new vocation for entrepreneurs or others who wish to engage in the sale of marijuana to more than five (5) persons in a commercial setting. Instead, the MMMA is directed at improving the health and welfare of qualifying patients. f. The health and welfare of qualifying patients is improved by permitting the operations of registered primary caregivers as a home occupation, because this allows qualifying patients who suffer from serious or debilitating medical conditions or symptoms to obtain the benefits of the medical use of marijuana in a residential setting, without having to unnecessarily travel into commercial areas. g. By permitting the operations of registered primary caregivers as a home occupation, rather than in a commercial setting, this promotes the MMMA’s purpose of ensuring that: i. A registered primary caregiver is not assisting more than five (5) qualifying patients with their medical use of marijuana, and ii. A registered primary caregiver does not unlawfully expand its operations beyond five (5) qualifying patients, so as to become an illegal commercial operation, in the nature of a marijuana collective, cooperative or dispensary. The following standards and requirements shall apply to the location at which the medical use of marijuana is conducted by a primary caregiver. a. The medical use of marijuana shall comply at all times with the MMMA and the MMMA General Rules, as amended. b. A registered primary caregiver shall not possess marijuana, or otherwise engage in the medical use of marijuana, in a school bus, on the grounds of any preschool or primary or secondary school, or in any correctional facility. �The City of DEXTER ~ c. Not more than two (2) registered primary caregivers, who shall also be full-time residents of the dwelling, shall be permitted to operate at any one property. d. The medical use of marijuana shall be conducted entirely within a dwelling or attached garage, except that a registered primary caregiver may keep and cultivate, in an “enclosed, locked facility” (as that phrase is defined by the MMMA), up to twelve (12) marijuana plants for each registered qualifying patient with whom the registered primary caregiver is connected through the registration process established by the Department of Licensing and Regulatory Affairs, and up to twelve (12) additional marijuana plants for personal use, if the primary caregiver is also registered as a qualifying patient under the MMMA. e. A sign identifying the home occupation by word, image, or otherwise, or indicating that the medical use of marijuana is taking place on the premises, shall not be permitted; nor shall any vehicle having such a sign be parked anywhere on the premises. f. Except for lighting, heating, watering, drying or other equipment, or fertilizers, herbicides or other chemicals directly related to the medical use of marijuana, no other materials or equipment not generally associated with normal ownership, use, and maintenance of a dwelling shall be permitted. g. Distribution of marijuana or use of items in the administration of marijuana shall not occur at or on the premises of the primary caregiver. A qualifying patient shall not visit, come to, or be present at the residence of the primary caregiver to purchase, smoke, consume, obtain, or receive possession of any marijuana. h. Except for the primary caregiver, no other person shall deliver marijuana to the qualifying patient. i. No one under the age of eighteen (18) years shall have access to medical marijuana. j. No on-site consumption or smoking of marijuana shall be permitted within the dwelling (or on the property) of a primary caregiver, except for lawful medical marijuana consumption by the primary caregiver if registered as a qualifying patient under the MMMA. k. Medical marijuana shall not be grown, processed, handled, or possessed at the dwelling of the primary caregiver beyond that which is permitted by law. 14:11 �Zoning Ordinance 3. 14:12 l. All necessary building, electrical, plumbing, and mechanical permits shall be obtained for any portion of a building or structure in which equipment and devices that support the cultivation, growing or harvesting of marijuana are located or used. m. If marijuana is grown or located in a room with windows, all interior lighting shall be shielded to prevent ambient light from creating a distraction for adjacent properties. n. Related merchandise or products shall not be sold or distributed from the dwelling or property of the primary caregiver, apart from the permitted quantity of medical marijuana. o. To ensure compliance with all applicable requirements and laws, the portion of a building or other structure, such as a cultivation room, where energy use and heating requirements exceed typical residential limits and chemical storage occurs, are subject to inspection and approval by the Zoning Administrator or other authorized official. p. The property, dwelling, and all enclosed, locked facilities shall be available for inspection upon request by the Zoning Administrator, Building Official or law enforcement official. The operations of a registered primary caregiver, as a home occupation, shall be permitted only with the prior issuance of a Zoning Compliance Permit. a. A complete and accurate application shall be submitted on a form provided by the City and an application fee in an amount determined by resolution of the City shall be paid. b. The permit application shall include the name and address of the applicant; the address of the property; proof, such as a driver’s license, voter registration card, or similar record showing that the dwelling is the applicant’s full-time residence; a current state registration card issued to the primary caregiver; a full description of the nature and types of equipment which will be used in marijuana cultivation and processing; and a description of the location at which the use will take place. The Zoning Administrator may require additional information necessary to demonstrate compliance with all requirements. The Zoning Administrator shall review the application to determine compliance with this Zoning Ordinance, the MMMA and the MMMA General Rules. A permit shall be granted if the application demonstrates compliance with this Zoning Ordinance, the MMMA and the MMMA General Rules. �The City of DEXTER ~ c. The use shall be maintained in compliance with the requirements of this Zoning Ordinance the MMMA and the MMMA General Rules. Any departure shall be grounds to revoke the permit and take other lawful action. If a permit is revoked, the applicant shall not engage in the activity unless and until a new permit is granted. d. Information treated as confidential under the MMMA, including the primary caregiver registry identification card and any information about qualifying patients associated with the primary caregiver, which is received by the City, shall be maintained separately from public information submitted in support of the application. It shall not be distributed or otherwise made available to the public and shall not be subject to disclosure under the Freedom of Information Act. 4. It is unlawful to establish or operate a for-profit or nonprofit marijuana dispensary, collective, or cooperative within the City, even if such use is intended for the medical use of marijuana. 5. The use of the dwelling or other permitted facility of a qualifying patient to cultivate medical marijuana in accordance with the MMMA, solely for personal use, does not require a permit under this subsection; however, all applicable state and City ordinance requirements must be met. 6. The provisions of this subsection do not apply to the personal use and/or internal possession of marijuana by a qualifying patient in accordance with the MMMA, for which a permit is not required. Section 14.06 MARIHUANA ESTABLISHMENTS PROHIBITED A. Any and all types of a “marihuana establishment,” as that term is defined and used in Michigan Initiated Law 1 of 2018, commonly known as the Michigan Regulation and Taxation of Marihuana Act, are completely prohibited in the City, and may not be established or operated in any zoning district, by any means, including by way of a variance. B. Any and all types of “marihuana facilities” as described in Act 281 of 2016, the Medical Marihuana Facilities Licensing Act are completely prohibited in the City and may not be established, licensed, or operated in any zoning district, by any means, including by way of a variance. C. Nothing in this Section 14.06 shall limit any privileges, rights, immunities, or defenses of a person as provided in the Michigan Medical Marihuana Act, Michigan Initiated Law 1 of 2008, MCL 333.26421, et seq. 14:13 �Zoning Ordinance Section 14.07 LIVE/WORK UNITS A. Purpose. Live/Work Units are intended to provide the following: 1. Provide for the appropriate development of units that incorporate both living and working space; 2. Provide flexibility for the development of live/work units, particularly within existing buildings; 3. Provide locations where appropriate new businesses can start up; 4. Provide opportunities for people to live in mixed use commercial areas when it is compatible with existing uses; 5. Protect existing and potential commercial uses and nearby residential uses from conflicts with one another; and 6. Ensure the exterior design of live/work buildings is compatible with the exterior design of commercial and residential buildings in the area. B. Location. Live/Work Units are allowed as a permitted use in the VC, Village Commercial district. C. Uses. The commercial component of the live/work unit must be a use permitted by right or by special land use in the VC, Village Commercial district. If a special land use, the applicant must request approval from the Planning Commission and City Council, in accordance with Article VIII. D. Requirements. 1. Parking. One (1) off-road parking space shall be required for each dwelling unit proposed, as part of the live/work development. 2. Zoning Compliance. At least one (1) resident in each live/work unit shall maintain a valid zoning compliance permit for a business on the premises. Section 14.08 GROUP DAY CARE HOMES Group day care homes shall be subject to the following requirements: 14:14 A. The minimum lot area required for a group day care home shall be the same as the minimum lot area required for the zoning district in which the use would be located. B. An onsite drive shall be provided for drop off/loading. This drive shall be arranged to allow maneuvers without affecting traffic flow on the public road. C. A minimum of outdoor play area as required by the State of Michigan Licensing �The City of DEXTER ~ requirements shall be provided. The outdoor play area shall be fenced and screened with landscaping on the exterior side of the fence. The outdoor play area shall not be located within a primary front yard. Section 14.09 ADULT FOSTER CARE FACILITIES Adult foster care facilities shall be subject to the following requirements: A. B. Adult foster care small group homes serving between seven (7) and twelve (12) persons. 1. A site plan, prepared in accordance with Article XXI shall be submitted. 2. The subject parcel shall meet the minimum lot area requirements for the zoning district in which it is located, provided there is a minimum site area of two thousand (2,000) sq. ft. per adult, excluding employees and/or caregivers. 3. The property is maintained in a manner that is consistent with the character of the neighborhood. 4. One (1) off-road parking space per employee and/or caregiver shall be provided. 5. Appropriate licenses with the State of Michigan shall be maintained. Adult foster care large group homes serving between thirteen (13) and twenty (20) persons. 1. A separate drop-off and pickup area shall be required adjacent to the main building entrance, located off of a public road and the parking access lane, and shall be of sufficient size so as to not create congestion on the site or within a public roadway. 2. A site plan, prepared in accordance with Article XXI shall be submitted. 3. The subject parcel shall meet the minimum lot area requirements for the zoning district in which it is located, provided there is a minimum site area of two thousand (2,000) sq. ft. per adult, excluding employees and/or caregivers. 4. The property is maintained in a manner that is consistent with the character of the neighborhood. 5. One (1) off-road parking space per employee and/or caregiver and one (1) visitor be provided. 6. Appropriate licenses with the State of Michigan shall be maintained. 14:15 �Zoning Ordinance C. Adult foster care congregate facilities serving more than twenty (20) persons. 1. A separate drop-off and pickup area shall be required adjacent to the main building entrance, located off of a public road and the parking access lane, and shall be of sufficient size so as to not create congestion on the site or within a public roadway. 2. A site plan, prepared in accordance with Article XXI shall be submitted. 3. The subject parcel shall meet the minimum lot area requirements for the zoning in which it is located, provided there is a minimum site area of two thousand (2,000) sq. ft. per adult, excluding employees and/or caregivers. 4. The property is maintained in a manner that is consistent with the character of the neighborhood. 5. One (1) off-road parking space per employee and/or caregiver and one (1) visitor shall be provided. 6. Appropriate licenses with the State of Michigan shall be maintained. 7. The building shall meet all design standards for the underlying zoning district. In addition, the maximum length of an uninterrupted building façade facing public roads and residentially zoned or used property shall be thirty (30) feet. Façade articulation or architectural design variations for building walls facing the road are required to ensure that the building is not monotonous in appearance. Building wall offsets (projections and recesses), cornices, varying building materials, or pilasters shall be used to break up the mass of a single building. 8. Such facilities may include multi-purpose recreational rooms, kitchens, and meeting rooms. Such facilities may also include medical examination rooms and limited space for ancillary services for the residents of the facility, such as barber and beauty facilities. Section 14.10 SENIOR ASSISTED AND INDEPENDENT LIVING 14:16 A. Dwellings may be provided for as single-family detached, two-family, or multiplefamily units. B. Height, lot coverage and setback requirements of the MF District as set forth in Section 9.08 shall apply. C. Parking is not allowed in any required front yard. Parking is permitted in the side and rear yards provided a minimum twenty (20) foot setback is observed. D. The maximum length of an uninterrupted building façade facing public roads and �The City of DEXTER ~ residentially zoned or used property shall be thirty (30) feet. Façade articulation or architectural design variations for building walls facing the road are required to ensure that the building is not monotonous in appearance. Building wall offsets (projections and recesses), cornices, varying building materials, or pilasters shall be used to break up the mass of a single building. E. A separate drop-off and pickup area shall be required adjacent to the main building entrance, located in a manner that will not create congestion on the site or within a public roadway. Section 14.11 NURSING AND CONVALESCENT HOMES A. There shall be provided on the site, not less than four hundred (400) sq. ft. of land area for each occupant of the home. The four hundred (400) sq. ft. of land area shall provide for landscape setting, off-street parking, service drives, loading space, yard requirement and accessory uses, but shall not include the area covered by main or accessory buildings. B. The maximum length of an uninterrupted building façade facing public roads and residentially zoned or used property shall be thirty (30) feet. Façade articulation or architectural design variations for building walls facing the road are required to ensure that the building is not monotonous in appearance. Building wall offsets (projections and recesses), cornices, varying building materials, or pilasters shall be used to break up the mass of a single building. C. Such facilities may include multi-purpose recreational rooms, kitchens, and meeting rooms. Such facilities may also include medical examination rooms and limited space for ancillary services for the residents of the facility, such as barber and beauty facilities. Section 14.12 RESERVED Section 14.13 RESERVED Section 14.14 RESERVED Section 14.15 BED AND BREAKFASTS A. Requirements. 1. No person shall operate a bed and breakfast without first obtaining a Zoning Compliance Permit. Bed and breakfasts shall be exempt from site plan review by the Planning Commission and City Council. 2. The owner-operator shall reside on the premises of the bed and breakfast 14:17 �Zoning Ordinance establishment. 3. B. C. 14:18 Meal service or other services provided on the premises shall only be available to transient guests of the bed and breakfast. Application Requirements. 1. All applications for a bed and breakfast permit shall be filed with the City of Dexter Zoning Administrator on forms provided by the Zoning Administrator, subject to the requirements of Section 22.04(B). 2. Each applicant shall certify to the City that the bed and breakfast included in the application is in compliance with the provisions of this Chapter. No permit shall be issued unless the completed application form is accompanied by payment of the required fee, as established by the City Council. Structural and Occupancy Requirements. 1. Every guest bedroom shall contain not fewer than seventy (70) sq. ft.. Every guest bedroom occupied by more than one (1) person shall contain not fewer than fifty (50) sq. ft. of floor area for each occupant thereof. 2. Every guest bedroom shall have access to a bathroom, including a toilet, sink, and bathtub or shower, without going through another guest bedroom; and the bathroom must be on the same floor as the guest bedroom. 3. One (1) private bathroom, exclusively for transient guests, shall be provided for every two (2) guest bedrooms. 4. Accessory dwellings in existence as of the effective date of this Section and located on the same parcel as a bed and breakfast may be utilized for guest bedrooms, in accordance with this Section. 5. No separate cooking facilities shall be allowed in guest bedrooms. D. Parking. At least one (1) off-road parking space is required for the owner-operator. One (1) parking space shall be required for each guest bedroom. The Zoning Administrator may permit existing, improved on-road parking spaces to be used for guest parking, for the purposes of this requirement. The Zoning Administrator may attach conditions to the permitted use of existing, improved on-road parking spaces as guest parking. E. Signs. Only one (1) ground sign or only one (1) building sign shall be permitted per bed and breakfast. One (1) additional ground sign or one (1) additional building sign may be permitted if the bed and breakfast is located on a lot with more than one (1) road frontage. Sign design and materials are to be compatible with the architecture of the building. Internal illumination is prohibited. The maximum height and area �The City of DEXTER ~ of ground signs shall comply with the zoning district requirements established in Section 7.03(2), Table A. The maximum area of building signs shall be one (1) square foot per one (1) linear foot of building frontage, not to exceed a maximum sign area of twelve (12) sq. ft. in the R-1A, R-1B, R-3, and VR Districts, and the maximum sign area permitted in Section 7.04(2), Table B in the VC District, and the CBD. Building signs shall comply with the requirements established in Sections 7.04(1)(D) and 7.04(1)(E). Section 14.16 ACCESSORY SHORT-TERM RENTAL HOUSING A. B. Permit Required. 1. No person shall operate an accessory short-term rental without first obtaining a Zoning Compliance Permit. 2. Applicants must be a Permanent Resident of the proposed short-term rental. Permanent residency of a dwelling unit shall be established by providing the documentation required in Section 3.27(B)(3)(ii). 3. All short-term rental permits expire December 31st of the current year and must be renewed annually through administrative review. The annual permit fee for establishing and maintaining a short-term rental shall be established by City Council resolution. 4. Accessory short-term rental permits are not transferable. If a property is sold or transferred and the new owner wishes to continue the accessory short-term rental of the dwelling unit or any portion thereof, a new permit must be obtained. Application Requirements. 1. All applications for a new accessory short-term rental permit or permit renewal shall be filed with the City of Dexter Zoning Administrator on forms provided by the Zoning Administrator, subject to the requirements of Section 22.04(B). 2. Each applicant shall certify to the City that the accessory short-term rental included in the application is in compliance with the provisions of this Chapter. No permit shall be issued unless the completed application form is accompanied by payment of the required fee, as established by the City Council. 3. The initial application for an accessory short-term rental permit shall contain the following: 14:19 �Zoning Ordinance 4. C. E. 14:20 a. The name, address, and contact information of the Permanent Resident. If the Permanent Resident is not the Property Owner, the application must also include the name, address, and contact information of the Property Owner, as well as the Property Owner’s signature authorizing the use of the property as an accessory shortterm rental. b. Information sufficient to show that the applicant is the Permanent Resident of the accessory short-term rental. Permanent residency shall be established by showing that the dwelling is listed as the applicant’s residence on at least two (2) of the following: motor vehicle registration; driver’s license; voter registration; tax documents showing the unit as the applicant’s primary residence for a standard homestead credit; or utility bill. The permit holder shall notify the City of any changes to the approved application within thirty (30) days of the date of the change, including change of mailing address, or contract information. Structural and Occupancy Requirements. 1. All lodging is to be exclusively within the dwelling unit and not in a recreational vehicle, camper, tent, or other temporary structure. Accessory dwellings in existence as of the effective date of this Section and located on the same parcel as the Permanent Resident’s principal dwelling, may be utilized for guest bedrooms, in accordance with this Section. 2. Every guest bedroom shall contain not fewer than seventy (70) sq. ft.. Every guest bedroom occupied by more than one (1) person shall contain not fewer than fifty (50) sq. ft. of floor area for each occupant thereof. 3. Every guest bedroom shall have access to a bathroom, including a toilet, sink, and bathtub or shower, without going through another guest bedroom; and the bathroom must be on the same floor as the guest bedroom. 4. One (1) private bathroom, exclusively for transient guests, shall be provided for every two (2) guest bedrooms. 5. Kitchens and non-habitable spaces shall not be used as guest bedrooms. 6. No separate cooking facilities shall be allowed in guest bedrooms. Parking. At least one off-road parking space is required for the Permanent Resident of the dwelling unit. One (1) parking space shall be required for each guest bedroom. The Zoning Administrator may permit existing, improved on-road �The City of DEXTER ~ parking spaces to be used for guest parking, for the purposes of this requirement. The Zoning Administrator may attach conditions to the permitted use of existing, improved on-road parking spaces as guest parking. F. Violations. An accessory short-term rental permit may be revoked subsequent to its issuance by the Zoning Administrator or their designee upon findings that the accessory short-term rental dwelling(s) fails to comply with this Section and/ or for violations of the City’s general code, fire code, Zoning Ordinance, or other applicable laws and regulations. G. Conflicts. In the event that the provisions of this article conflict with any other provision within the City’s Code of Ordinances, the provision that is more restrictive shall apply. Section 14.17 VACATION RENTAL HOUSING A. Each vacation rental permit shall expire December 31st of the current year and must be renewed annually through administrative review. The annual permit fee for establishing and maintaining a vacation rental shall be established by City Council resolution. B. All applications for a new vacation rental permit or a permit renewal shall be filed with the City of Dexter Zoning Administrator on forms provided by the Zoning Administrator. Each applicant shall certify to the City that the vacation rental included in the application is in compliance with the provisions of this Article. No permit shall be issued unless the completed application form is accompanied by payment of the required fee, as established by the City Council. C. Every vacation rental owner-operator shall appoint a local agent to manage the vacation rental. D. In addition to the application requirements of this Article, all applications for a new vacation rental permit or a permit renewal shall include a Local Agent Agreement reflecting the local agent’s authority and acceptance of all responsibilities under this Article. E. The local agent shall: 1. Keep their permanent residence within one hundred (100) miles of the vacation rental, or if a property management company or similar business entity, have offices within one hundred (100) miles of the vacation rental; 2. Be authorized on behalf of the owner of the vacation rental, to accept service of all notices from the City or service of legal process relating to any and all matters relating to the vacation rental; 14:21 �Zoning Ordinance 14:22 3. Be authorized to allow City officers, employees, or agents, to enter the owner’s property for purposes of inspection and enforcement of this Article or any other ordinance, statute, rule, or regulation the City may have the duty or authority to enforce; 4. Be authorized on behalf of the owner of the vacation rental in all matters relating to dealing with renters of the vacation rental; 5. Be authorized to undertake, or cause to be undertaken, any repair or act of maintenance of the vacation rental necessary to comply with any City ordinance, or any applicable state building regulations. F. The permit holder shall notify the City of any changes to the approved application within thirty (30) days of the date of the change, including change of mailing address, contract information, or appointed Local Agent. G. One (1) parking space shall be required for each guest bedroom. The Planning Commission may approve existing, improved on-road parking spaces to be used for guest parking, for the purposes of this requirement. The Planning Commission may attach conditions to the approved use of existing, improved on-road parking spaces as guest parking. H. Structural and Occupancy Requirements. 1. All lodging is to be exclusively within the dwelling unit and not in a recreational vehicle, camper, tent, or other temporary structure. Accessory dwellings in existence as of the effective date of this Section and located on the same parcel as the principal dwelling unit that is utilized as a Vacation Rental, may be utilized for guest bedrooms, in accordance with this Section. 2. Every guest bedroom shall contain not fewer than seventy (70) sq. ft.. Every guest bedroom occupied by more than one (1) person shall contain not fewer than fifty (50) sq. ft. of floor area for each occupant thereof. 3. Every guest bedroom shall have access to a bathroom, including a toilet, sink, and bathtub or shower, without going through another guest bedroom; and the bathroom must be on the same floor as the guest bedroom. 4. One (1) bathroom shall be provided for every two (2) guest bedrooms. 5. Kitchens and non-habitable spaces shall not be used as guest bedrooms. 6. No separate cooking facilities shall be allowed in guest bedrooms. �The City of DEXTER ~ Section 14.18 MOTELS AND HOTELS, INCLUDING ACCESSORY CONVENTION/MEETING FACILITIES AND RESTAURANTS A. Access shall be provided so as not to conflict with the adjacent business uses or adversely affect traffic flow on a major thoroughfare. B. Each unit shall contain not less than two hundred and fifty (250) sq. ft. of floor area. C. No guest shall establish permanent residence at a motel for more than thirty (30) days within any calendar year. Section 14.19 RESERVED Section 14.20 RESERVED Section 14.21 RESERVED Section 14.22 RESERVED Section 14.23 CEMETERIES Cemeteries shall be subject to the following requirements: A. New cemeteries shall have a minimum property size of twenty (20) acres. B. All grave sites, buildings, and structures, in new or existing cemeteries, shall be setback at least twenty-five (25) feet from all property lines. C. A cemetery with a memorial park setting may be allowed as an accessory use to a place of worship with City Council approval. D. The use shall be so arranged that adequate assembly area is provided off-road for vehicles to be used in a funeral procession. This assembly area shall be provided in addition to any required parking. E. Points of ingress and egress for the site shall be designed so as to minimize possible conflicts between traffic on adjacent major thoroughfares and funeral processions or visitors entering or leaving the site. Section 14.24 FUNERAL HOMES All funeral homes shall provide an adequate off-street assembly area for a minimum of five (5) vehicles to be used in a funeral procession. Such an assembly area shall be provided in addition to any required off-street parking area. Parking areas may be used for off-road assembly areas for more that the required five (5) vehicle spaces if the maneuvering lanes in the parking area are at least twenty-two (22) feet in width and can 14:23 �Zoning Ordinance accommodate two-way circulation. A residence may be provided within the main building of mortuary establishments. Section 14.25 PLACES OF WORSHIP Places of worship shall be subject to the following requirements: A. Minimum lot area shall be one (1) acre. B. Buildings of greater than the maximum height permitted in Article IX may be allowed provided the front, side, and rear yard setbacks are increased above the minimum required by one (1) foot for each foot of building height that exceeds the maximum permitted. For places of worship in the form-based districts, places of worship shall meet the height requirements for the Institutional Building Form (Form I). C. All vehicular access to the site shall be onto an arterial or collector road, as classified in the Master Plan. The Planning Commission may allow secondary access onto local (residential) roads if the uses fronting the road which would be most impacted by traffic flow are predominantly two-family or multi-family housing. D. Wherever an off-street parking area is adjacent to a residential district, a continuous obscuring wall, fence, landscaped area, or combination thereof, at least five (5) feet in height, shall be provided. The Planning Commission may reduce this buffer based on the standards of Article VI - Landscaping. Section 14.26 RESERVED Section 14.27 RESERVED Section 14.28 RESERVED Section 14.29 RESERVED Section 14.30 RECREATION: COMMERCIAL OUTDOOR RECREATION ESTABLISHMENTS (EXCLUDING GOLF RELATED USES) 14:24 A. Uses accessory to commercial outdoor recreation use may include refreshment stands, retail shops selling related items, maintenance buildings, office for management functions, spectator seating, and service areas, including locker rooms and rest rooms. B. The site shall be adequate to accommodate the intended use(s), parking, and �The City of DEXTER ~ adequate buffer areas without significant impact on nearby properties in terms of noise, traffic, lighting glare, views, odors, trespassing, dust, or blowing debris, as determined by the City Council. The applicant shall provide documentation that the site area is adequate using national facility standards. C. No building or structure with spectator seating shall be located within one hundred (100) feet of any residential district or permitted use. Section 14.31 RECREATION RECREATION: COMMERCIAL INDOOR A. The principal and accessory buildings and structures shall not be located within one hundred (100) feet of any residential district or permitted use. B. All uses shall be conducted completely within a fully enclosed building. C. The buildings shall be soundproofed. Section 14.32 RECREATION: PRIVATE, NONCOMMERCIAL A. The proposed site shall have at least one (1) property line abutting an arterial roadway as classified in the City Master Plan, and the site shall be so planned as to provide all ingress and egress directly onto or from said road. B. Front, side, and rear yards shall be at least eighty (80) feet wide and shall be landscaped in trees, shrubs, and grass. All such landscaping shall be maintained in a healthy condition. There shall be no parking or structures permitted in these yards, except required entrance drives and those walls used to obscure the use from abutting residential districts. C. Off-street parking shall be provided so as to accommodate not less than one-third of the member families and/or individual members. The City Council may modify the off-street parking requirements in those instances wherein it is determined that the users will be pedestrian and originate from the immediately adjacent areas. Prior to the issuance of a building permit or zoning compliance permit, bylaws of the organization shall be provided in order to establish the membership involved for computing the off-street parking requirements. In those cases, wherein the proposed use or organization does not have bylaws or formal membership, the offstreet parking requirements shall be determined by the City Council on the basis of usage. Section 14.33 RESERVED Section 14.34 RESERVED 14:25 �Zoning Ordinance Section 14.35 RESERVED Section 14.36 RESERVED Section 14.37 KENNELS, COMMERCIAL/PET DAY CARE REGULATIONS 14:26 A. For kennels or pet day cares housing dogs, the minimum lot size shall be one (1) acre. B. A caretaker’s quarters may be permitted. C. Buildings wherein animals are kept shall be setback at least one hundred (100) feet from abutting residential districts, churches, or restaurants on the same side of the road; fifty (50) feet from the front property line; and fifty (50) feet from all other property lines. D. Dog runs and/or exercise areas shall not be located nearer than one hundred (100) feet to property lines and shall not be located in any required front, rear or side yard setback area. Outdoor exercising is allowed when the animal is accompanied by an employee. E. No animals shall be permitted outside of the buildings between 8:00 p.m. and 7:00 a.m. F. Such facilities shall be subject to other conditions and requirements necessary to prevent possible nuisances (i.e., fencing, soundproofing, sanitary requirements). Such facilities adjacent to a residential district shall have the following construction features: 1. Walls are soundproofed to all a maximum transmission of sixty-five (65) dB measured at any point on the outside of the exterior wall. 2. Doors must be solid core. 3. Ventilation must be forced air designed in such a fashion as to reduce odiferous effects on residential neighbors. G. An operations/management plan shall be submitted, as part of the special use permit application, with a waste management plan and a plan for how noise will be attenuated. H. Training classes shall be permitted only if specifically authorized in the Special Land Use Permit. I. The kennel shall not be operated for breeding purposes, unless specifically authorized in the Special Use Permit. �The City of DEXTER ~ J. The Special Land Use Permit shall establish a limit on the number of animals that may be boarded at one (1) time. The permit may limit the specific species of animals that are permitted and on other measures of the intensity of use. K. Pet grooming (including bathing, fur, and nail trimming, brushing, flea and tick treatment, and similar treatment) shall be permitted for animals being boarded. For animals not being boarded, pet grooming shall be permitted if allowed in the zoning district. L. The sale of pet and veterinary products shall be incidental to the kennel shall be permitted if allowed in the zoning district. M. Veterinary care shall be incidental to the kennel unless specifically authorized in the Special Land Use Permit. Section 14.38 VETERINARY CLINICS AND HOSPITALS (SMALL ANIMAL CLINIC, LARGE ANIMAL CLINIC, SMALL ANIMAL HOSPITAL, AND VETERINARY HOSPITAL) A. B. The following regulations apply to all animal clinics and hospitals: 1. The use shall be operated by a licensed or registered veterinarian. 2. Any indoor boarding shall be limited to that incidental to treatment or surgery. 3. Any veterinary clinic building or structure which is used for the treatment or holding of animals which is adjacent to a residential district shall have the following construction features: a. Walls are soundproofed to all a maximum transmission of sixty-five (65) dB measured at any point on the outside of the exterior wall. b. Doors must be solid core. c. Ventilation must be forced air designed in such a fashion as to reduce odiferous effects on residential neighbors. 4. A caretaker’s quarters may be permitted. 5. Adequate on-site parking shall be required. 6. A minimum of one thousand (1,000) sq. ft. of green space (grass area) in the rear and/or side yard shall be required. The following regulations apply to all Small Animal Clinics in addition to items in subsection A of this Section: 14:27 �Zoning Ordinance C. D. 1. Principal use activities shall be conducted within a totally enclosed principal building; no outdoor pet enclosures or runs are permitted. 2. Outdoor exercising is allowed when the pet is accompanied by an employee, provided no animals shall be permitted outside of the buildings between 8:00 p.m. and 7:00 a.m. The following regulations apply to all Large Animal Clinics in addition to subsections A and B of this Section: 1. The principal and all accessory buildings or structures used for the treatment or holding of animals shall be setback at least two hundred (200) feet from abutting residential districts, churches, or restaurants on the same side of the road; fifty (50) feet from the front property line; and fifty (50) feet from all other property lines. 2. All principal use activities shall be conducted within a totally enclosed principal building; no outdoor pet enclosures or runs are permitted. 3. Outdoor exercising is allowed when the pet is accompanied by an employee provided no animals shall be permitted outside of the buildings between 8:00 p.m. and 7:00 a.m. The following regulations apply to all Veterinary Hospitals and Small Animal Hospitals in addition to subsections A, B, and C of this Section: 1. The principal and all accessory buildings or structures used for the treatment or holding of animals shall be setback at least two hundred (200) feet from abutting residential districts, churches, or restaurants on the same side of the road; fifty (50) feet from the front property line; and fifty (50) feet from all other property lines. 2. Minimum one (1) acre lot. 3. No dogs are permitted in outside boarding area between 8:00 p.m. and 7:00 a.m. Section 14.39 RESERVED Section 14.40 RESERVED Section 14.41 RESERVED Section 14.42 RESERVED 14:28 �The City of DEXTER ~ Section 14.43 ESSENTIAL PUBLIC SERVICES Essential services buildings and structures shall be permitted as authorized under any franchise in effect within the City, subject to regulation as provided in any law of the State of Michigan the list of uses within each zoning district or in any other City Ordinance. It is the intent of this Section to ensure conformity of all buildings, structures uses and storage yards to the requirements of this Zoning Ordinance wherever such conformity shall be practicable, and not in conflict with the specific requirements of such franchise, state legislation, or City Ordinance. In the absence of such conflict, the Zoning Ordinance shall prevail. Appeal from the application of this Zoning Ordinance in regard to any essential service may be made to the Board of Zoning Appeals. A. Public and on-Site Utilities: Prior to issuance of a building permit under the terms of this Zoning Ordinance, the applicant shall obtain engineering approval from the City. B. Wireless Facilities: The location and installation of wireless communication towers, poles, and related facilities is not considered an essential public service as defined and regulated by this Zoning Ordinance. Regulations pertaining to the location, construction, and use of wireless communication facilities within the City may be found in Section 14.51 of this Zoning Ordinance. Section 14.44 ESSENTIAL PUBLIC SERVICE BUILDINGS AND STRUCTURES Essential public services buildings and structures shall be subject to the following requirements: A. Operating requirements necessitate that the facility be located at the subject site to serve the immediate vicinity. B. Electric or gas regulator equipment and apparatus shall be setback a minimum of thirty (30) feet from all lot lines or equal to district setbacks, whichever is greater. They cannot be located in the district front yard setback. C. Essential Public Service Storage Yards shall be screened from any adjacent residential district by a buffer strip (See Section 6.05 and Section 6.11). D. The buildings or structures shall be architecturally compatible with the surrounding buildings and shall be of masonry construction. Section 14.45 ESSENTIAL PUBLIC SERVICE STORAGE YARDS Essential public service storage yards shall be subject to the following requirements: A. The requirements of Section 14.43, Essential Public Services Buildings And Structures, shall be met. 14:29 �Zoning Ordinance B. The minimum lot size shall be three (3) acres. C. A chain link fence six feet (6’) in height shall be constructed on the boundary property lines. The required fence shall be screened from any adjacent residential district by a buffer strip, as required in Section 6.05 and Section 6.11. Section 14.46 RESERVED Section 14.47 RESERVED Section 14.48 RESERVED Section 14.49 RESERVED Section 14.50 RECEPTION ANTENNAE In all zoning districts, the installation or use of a reception or transmission antenna facility shall be permitted only as an accessory use, and only when meeting the standards of this Section. Upon review of the application, the Zoning Administrator shall grant approval if it is found that the plans comply in all respects with this Zoning Ordinance. It is the intent and purpose of this Section to provide reasonable regulations for the mounting of reception antenna facilities. A. 14:30 Intent: The intent of this Section is to regulate reception antenna facilities to achieve the objectives listed below. 1. Promote safety and prevent hazards to persons and property resulting from accidents involving antenna facilities which could fall from building or structural mountings due to wind load, snow load or other factors. 2. Promote utilization of ground mounting for antennae facilities where reasonably feasible. 3. Require screening of ground-mounted facilities and minimize visibility to roof or structure mounted facilities to maintain architectural integrity and aesthetic quality of property improvements and preserve property values. 4. Exclude from provisions of this Section, conventional VHF and UHF television antennae, FM reception antennae and short wave radio antennae used by amateur radio operators based upon the following findings: there is relatively minor concern for wind and snow load issues due to an established safety record; there has been an historical acceptance of such facilities from architectural and aesthetic standpoints; amateur radio operators provide benefits to emergency service providers, and the cost of complying with the procedure for application and review would be unreasonable in relation to the cost of purchasing and installing the facility. �The City of B. DEXTER ~ 5. Balance regulations on the placement and manner of reception antenna installation to the minimum required to achieve the objectives herein. 6. Promote and protect the public health, safety, and welfare by the exercise of City police powers in relation to a property owner’s right to construct and use reception antennae to receive signals without reasonable restriction. Ground-mounted facilities: Shall be subject to the conditions listed below. 1. The maximum diameter shall be ten (10) feet for a dish type receiver where diameter can be measured. 2. The maximum height of any part of the facility shall be fourteen (14) feet. 3. The antenna facility shall be located only in the rear yard and shall not be located in a required yard setback area. 4. An antenna facility within fifty (50) feet of a residential property line or public road right-of-way shall be screened from view by a wall, fence, berm, evergreen plantings, or a combination of these elements, provided, if there is no conforming location on the property where the facility may be so obscured from view, screening shall be accomplished to the extent reasonably feasible, as approved by the Zoning Administrator or if the antenna is mesh type, screening need not exceed six (6) feet in height. 5. The color of all antennae shall be of color tones similar to the surroundings. Ground-mounted antennae shall not be white unless they are of a mesh type or unless the background consists primarily of a white building. Bright colors shall not be used in any instance. 6. If a usable signal cannot be obtained by locating the antenna in the rear yard, the antenna may be located in the side yard of the property subject to the submission of a written affidavit and approval of the Board of Zoning Appeals, provided the placing of an antenna in a side yard shall remain subject to all other conditions set forth in this Section. 7. All electrical and antenna wiring shall be placed underground, where applicable, and grounded to meet County Building Code requirements. 8. The antenna shall be located and designed to meet manufacturer specifications to withstand a wind force of one hundred (100) miles per hour. 9. No advertising or identification display shall be placed on any portion of the antenna or tower except the name and logo of the manufacturer and the serial number. 14:31 �Zoning Ordinance C. D. 14:32 Roof or structure mounted facilities in residential districts: In one-family residential and Village Residential districts, reception antenna facilities mounted on a roof of a building, or on a structure more than three (3) feet in height, shall be subject to the following regulations. 1. The antenna facility itself shall not be larger than ten (10) feet in height or diameter width. Moreover, the facility shall be of perforated, mesh, rod and/ or pole construction, and shall not be of solid sheet or panel construction. 2. A roof-mounted antenna facility shall be located on that portion of the roof adjacent to the rear yard on the property, and a structure-mounted facility shall be located in the rear yard area but shall not be located in a required yard setback area. 3. No part of the antenna facility shall extend higher than three (3) feet above the ridge and/or peak of the roof, but in no event higher than the maximum height limitation in the zoning district in the case of a building mounted facility; and/or seventeen (17) feet above grade in the case of a structure mounted facility. Roof or structure-mounted facilities not situated in residential districts. 1. Roof mounted reception antenna shall be a maximum ten (10) feet in diameter. 2. The top of the antenna shall be within the maximum height for principal buildings permitted in the district. 3. Reception antennae shall be of a color to match the building. 4. No advertising may be applied or attached to the antenna. E. Interpretation guidelines. The provisions of this Section shall be interpreted to carry out the stated objectives of this Section and shall not be interpreted so as to impose costs on the applicant which are excessive in light of the purchase and installation cost of the antenna facility and accessory equipment. F. Exemption. Up to three (3) conventional VHF or UHF television antennae, FM reception antennae and antennae, used by amateur radio operators licensed by the FCC, are exempt from the requirement of applying for and receiving approval under this Section, when the following regulations are met: 1. Width and height dimensions of the antennae are not more than one hundred thirty-five (135) inches and ten (10) feet, respectively; 2. The antennae are situated on that portion of the roof adjacent to the rear yard on the property; �The City of 3. G. DEXTER ~ The antennae do not extend higher than three (3) feet above the ridge and/ or peak of the roof or the maximum height limitation in a residential zoning district or ten (10) feet above the roof in a nonresidential district. Variance. If a hardship or practical difficulty exists on a particular lot or parcel of land such that compliance with the provisions of this Zoning Ordinance is impossible because satellite reception signals are blocked, then a variance may be sought from the Zoning Board of Appeals. Section 14.51 WIRELESS COMMUNICATION FACILITIES It is the general purpose and intent of the City of Dexter to carry out the will of the United States Congress by authorizing communication facilities needed to operate wireless communication systems. However, it is the further purpose and intent of the City to provide for such authorization in a manner which will retain the integrity of neighborhoods and the character, property values, and aesthetic quality of the community at large. In fashioning and administering the provisions of this Section, attempts have been made to balance these potentially competing interests and promote the public health, safety, and welfare. A. Definitions 1. Wireless Communication Facilities shall mean and include all structures and accessory facilities relating to the use of the radio frequency spectrum for the purpose of transmitting or receiving radio signals. This may include, but shall not be limited to, radio towers, television towers, telephone devices, and exchanges, microwave relay towers, telephone transmission equipment building, and commercial mobile radio service facilities. Not included within this definition are: citizen band radio facilities; short wave facilities; ham, amateur radio facilities; satellite dishes; and governmental facilities which are subject to state or federal law or regulations which preempt municipal regulatory authority. 2. Attached Wireless Communications Facilities shall mean wireless communication facilities that are affixed to existing structures, such as existing buildings, towers, water tanks, utility poles, and the like. A wireless communication support structure proposed to be newly established shall not be included within this definition. 3. Wireless Communication Support Structures shall mean structures erected or modified to support wireless communication antennas. Support structures within this definition include, but shall not be limited to, monopoles, lattice towers, light poles, wood poles and guyed towers, or other structures which appear to be something other than a mere support structure. 4. Collocation shall mean the location by two (2) or more wireless communication providers of wireless communication facilities on a common 14:33 �Zoning Ordinance structure, tower, or building, with the view toward reducing the overall number of structures required to support wireless communication antennas within the community. B. Authorization. Subject to the standards and conditions set forth in this Section, wireless communication facilities shall be permitted uses in the following circumstances. Towers and antennas shall be regulated and permitted pursuant to this Zoning Ordinance and shall not be regulated or permitted as essential services, public utilities, or private utilities. 1. Permitted Uses By Right. The following uses are specifically permitted: a. 2. 14:34 Antennas or towers located on property owned, leased, or otherwise controlled by the City, provided a license or lease authorizing such antenna or tower has been approved by the City Council. Administratively Approved Uses. a. Locating a tower or antenna, including the replacement of additional buildings or other supporting equipment used in connection with said tower or antenna, in any industrial zoning district. b. Locating antennas on existing structures or towers consistent with the terms below: i. Antennas on existing structures. Any antenna which is not attached to a tower may be approved by the Zoning Administrator as an accessory use to any commercial, industrial, professional, institutional, or multiple family structure of eight (8) or more dwelling units, provided the antenna: does not exceed more than thirty (30) feet above the highest point of the structure; complies with all applicable FCC and FAA regulations; and complies with all applicable building codes. ii. Antennas on existing towers. An antenna which is attached to an existing tower may be approved by the Zoning Administrator, if tower is in compliance with this Zoning Ordinance or was legally approved by the City previously, and proposed collocation complies with the terms and conditions of any previous final approval of the tower. A tower which is modified or reconstructed to accommodate the collocation of additional antenna shall be of the same tower type as the existing tower unless the Zoning Administrator allows reconstruction as a monopole. The following conditions shall also be met for antennas on existing towers: �The City of iii. 3. C. DEXTER ~ (1) The overall height of the wireless communications support structure is not increased by more than twenty (20) feet or ten percent (10%) of its original height, whichever is greater. (2) The width of the wireless communications support structure is increased by no more than the minimum necessary to permit collocation. (3) The area of the existing equipment compound is increased to no greater than two thousand five hundred (2,500) sq. ft.. A tower which is being rebuilt to accommodate the collocation of an additional antenna. Such towers may be moved onsite within fifty (50) feet of its existing location. After the tower is rebuilt to accommodate collocation, only one tower may remain on the site. Uses Approved by Special Use Permit. If a tower is not a permitted use or permitted administratively as defined in items 1 and 2 of this subsection, a special use permit shall be required for the construction of a tower or the placement of an antenna. Standards for Approval. 1. Administratively Approved Uses. The following provisions shall govern the issuance of administrative approval for towers and antennas: a. The Zoning Administrator may administratively approve only those uses stipulated in this Zoning Ordinance. b. Each applicant for administrative approval shall apply to the Zoning Administrator providing the information set forth in this Zoning Ordinance and a non-refundable fee as established by Resolution of the City Council to reimburse the City for the costs of reviewing the application. c. The Zoning Administrator shall review the application for administrative approval and determine if the proposed use complies with Section 14.51.C. d. The Zoning Administrator shall respond to each such application within sixty (60) days after receiving it by either approval or denying the application. If the Zoning Administrator fails to respond to the applicant within said sixty (60) days, then the application shall be deemed to be approved. 14:35 �Zoning Ordinance 2. 14:36 e. In connection with any such administrative approval, the Zoning Administrator may, in order to encourage shared use, administratively waive any zoning district setback requirements, up to fifty percent (50%). f. In connection with any such administrative approval, the Zoning Administrator may, in order to encourage the use of monopoles, administratively allow the reconstruction of an existing tower to monopole construction. g. If an administrative approval is denied on the basis of non-compliance with items i, ii, or ii of Section 14.51.B.2.b, the applicant may file an application for a special use permit pursuant to Article VIII prior to filing an appeal that may be available under this Zoning Ordinance. The City Council must approve or deny the application within sixty (60) days after the application is considered to be administratively complete. If the City Council fails to approve or deny the application within this time period, the application shall be considered approved and the body or official shall be considered to have made any determination required for approval. Special Use Permit Procedure. Special use permit application shall follow the procedure below, in compliance with Section 514 of the Michigan Zoning Enabling Act. a. Fees. The fee required to accompany an application shall not exceed one thousand ($1,000.00) dollars. b. Zoning Administrator Review. After an application for a special land use approval is filed with the City, the Zoning Administrator shall determine within fourteen (14) business days from when the application was received whether the application is administratively complete. If the Zoning Administrator finds that the application is incomplete, the Zoning Administrator shall notify the applicant, in writing or by electronic notification, that the application is not administratively complete, specifying the information necessary to make the application administratively complete. If the Zoning Administrator does not notify the applicant within fourteen (14) business days of the City’s receipt of the application that the application is administratively incomplete, the application shall be considered complete. c. Special Use Approval. The application shall be reviewed per the procedures and standards in Article VIII of this Zoning Ordinance and be approved or denied within ninety (90) days after the application �The City of DEXTER ~ is considered to be administratively complete. If the City Council fails to approve or deny the application within this time period, the application shall be considered approved and the body or official shall be considered to have made any determination required for approval. 3. Special Use Permits. Applications for special use permits under this Section shall be subject to the procedures and requirements of Article VIII of this Zoning Ordinance. In granting a special use permit, the City Council may impose conditions to the extent the Council considers such conditions to be necessary to minimize any adverse effect of the proposed tower on adjoining properties. In addition to any standards for consideration of special use permit applications pursuant to Article VIII, the Planning Commission and Council shall consider the following factors in determining whether to issue a special use permit, although the City Council may waive or reduce the burden on the applicant of one or more of these criteria if the City Council concludes that the goals of this Zoning Ordinance are better served thereby: a. Height of the proposed tower; b. Proximity of the tower to residential structures and residential district boundaries; c. Nature of uses on adjacent and nearby properties; d. Surrounding topography; e. Surrounding tree coverage and foliage; f. Design of the tower, with particular reference to design characteristics that have the effect of reducing or eliminating visual obtrusiveness; g. Proposed ingress and egress; h. Availability of suitable existing towers, other structures, or alternative technologies not requiring the use of towers or structures. No new towers shall be permitted unless the applicant demonstrates, to the reasonable satisfaction of the City Council, that no existing tower, structure or alternative technology that does not require the use of towers or structures can accommodate the applicant’s proposed antenna. An application shall submit information requested by the Planning Commission and City Council related to the availability of suitable existing towers, other structures, or alternative technology. Evidence submitted to demonstrate that no exiting tower structure or alternative technology can accommodate the applicant’s proposed antenna may consist of any of the following: 14:37 �Zoning Ordinance i. j. 14:38 i. No existing towers or structures are located within the geographic area which meets applicant’s engineering requirements; ii. Existing towers or structures are not of a sufficient height to meet applicant’s engineering requirements; iii. Exiting towers or structures do not have sufficient structural strength to support applicants proposed antenna and related equipment; iv. The applicant’s proposed antenna would cause electromagnetic interference with the antenna on the existing towers or structures, or the antenna on the existing towers or structures would cause interference with the applicant’s proposed antenna; v. The fees, costs, or contractual provisions required by the owner in order to share an existing tower or structure or to adapt an existing tower or structure for sharing are unreasonable. Costs which exceed new tower development or tower lease costs are presumed to be unreasonable. vi. The applicant demonstrates that there are other limiting factors that render existing towers and structures unsuitable. The applicant for a special use permit shall demonstrate the need for the proposed facility to be located as proposed based upon the presence of one (1) or more of the following factors: i. Proximity to an interstate or major thoroughfare ii. Areas of population concentration iii. Concentration of commercial, industrial, and/or other business centers iv. Areas where signal interference has occurred due to tall buildings, masses of trees, or other obstructions v. Topography of the proposed facility location in relation to other facilities with which the proposed facility is to operate vi. Other specifically identified reason(s) creating facility need In single-family residential neighborhoods, site locations may be permitted on the following sites (not stated in any order of priority), subject to application of all other standards contained in this Section: �The City of D. DEXTER ~ i. Municipally owned site ii. Other governmentally owned site iii. Religious or other institutional site iv. Public park and other large permanent open space areas when compatible v. Public or private school site vi. Other locations if none of the above is available General Regulations. All applications for wireless communication facilities shall be reviewed in accordance with the following standards and conditions, and, if approved, shall be constructed, and maintained in accordance with such standards and conditions. In addition, if the facility is approved, it shall be constructed and maintained with any additional conditions imposed by the Planning Commission or City Council in its discretion: 1. Facilities shall not be demonstrably injurious to neighborhoods or otherwise detrimental to the public safety and welfare. 2. Facilities shall be located and designed to be harmonious with the surrounding areas. 3. Wireless communication facilities shall comply with applicable federal and state standards relative to the environmental effects of radio frequency emissions. 4. Applicants shall demonstrate a justification for the proposed height of the structures and an evaluation of alternative designs which might result in lower heights. 5. Height. The maximum height of a new or modified support structure and antenna shall be the minimum height demonstrated to be necessary for reasonable communication by the applicant (and by other entities to collocate on the structure). The accessory building contemplated to enclose such things as switching equipment shall be limited to the maximum height for accessory structures within the respective district. 6. Setback, Residential. The setback of the support structure from any residential district shall be at least the height of the highest point of any structure on the premises. The setback of the support structure from any existing or proposed rights-of-way or other publicly traveled roads shall be no less than the height of the structure. 14:39 �Zoning Ordinance 14:40 7. Setback, Non-residential. Where the proposed new or modified support structure abuts a parcel of land zoned for a use other than residential, the minimum setback of the structure, and accessory structures, shall be in accordance with the required setbacks for main or principal buildings as provided in the schedule of regulations for the zoning district in which the support structure is located. 8. Access. There shall be unobstructed access to the support structure, for operation, maintenance, repair, and inspection purposes, which may be provided through or over an easement. This access shall have a width and location determined by such factors as: the location of adjacent thoroughfares and traffic and circulation within the site; utilities needed to service the tower and any attendant facilities; the location of buildings and parking facilities; proximity to residential districts; minimizing disturbance to the natural landscape; and the type of equipment which will need to access the site. 9. Property Size Requirements. The division of property for the purpose of locating a wireless communication facility is prohibited unless all zoning requirements and conditions are met. 10. Roof Mounted Equipment. Where an attached wireless communication facility is proposed on the roof of a building, it shall be designed, constructed, and maintained to be architecturally compatible with the principal building. The equipment enclosure may be located within the principal building or may be an accessory building. If proposed as an accessory building, it shall conform with all district requirements for principal buildings, including yard setbacks. 11. Aesthetics. The Planning Commission shall, with respect to the color of the support structure and all accessory buildings, review and approve so as to minimize distraction, reduce visibility, maximize aesthetic appearance, and ensure compatibility with surroundings. It shall be the responsibility of the applicant to maintain the wireless communication facility in a neat and orderly condition. 12. Code Compliance. The support system shall be constructed in accordance with all applicable building codes and shall include the submission of a soils report from a geotechnical engineer, licensed in the State of Michigan. This soils report shall include soil borings and statements confirming the suitability of soil conditions for the proposed use. The requirements of the Federal Aviation Administration, Federal Communication Commission, and Michigan Aeronautics Commission shall be noted. �The City of DEXTER ~ 13. Maintenance. A maintenance plan, and any applicable maintenance agreement, shall be presented and approved as part of the site plan for the proposed facility. Such plan shall be designed to ensure the long term, continuous maintenance to a reasonably prudent standard. 14. Signs. No signs shall be allowed on an antenna or tower. 15. Lighting. Towers shall not be artificially lighted, unless required by the FAA or other applicable authority. If lighting is required, the lighting alternatives and design chosen must cause the least disturbance to the surrounding views. The provisions of this Section shall not prohibit security lighting for unmanned equipment shelters. 16. Fencing. Towers shall be enclosed by security fencing not less than six (6) feet in height and shall also be equipped with appropriate devices to discourage climbing, provided however that the City Council may waive such requirements as it deems appropriate. 17. Landscaping. Unless otherwise stipulated by this Zoning Ordinance, the following requirements shall govern the landscaping surrounding towers for which a special use permit is required. 18. a. Tower facilities shall be landscaped with a type 1 buffer as described in Section 6.11. b. In locations where the visual impact of the tower would be minimal, the landscaping requirement may be reduced or waived. c. Existing mature tree growth and natural land forms on the site shall be preserved to the maximum extent possible. In some cases, such as towers on large, wooded lots, natural growth around the property perimeter may be a sufficient buffer. This determination must be made by the City Council. Buildings or Equipment Storage. a. Antennas mounted on structures or rooftops. The equipment cabinet or structure used in association with antennas shall comply with the following: i. The cabinet or structure shall not contain more than two hundred (200) sq. ft. of gross floor area or be more than twelve (12) feet in height; ii. If the equipment structure is located on the roof of a building, the area of the equipment structure and other equipment shall not occupy more than ten percent (10%) of the roof area; and 14:41 �Zoning Ordinance iii. b. c. 19. E. 14:42 Equipment storage buildings or cabinets shall comply with all applicable building codes. Antennas mounted on utility or light poles. The equipment cabinet or structure used in association with antennas shall be located in accordance with the following: i. In residential districts, in a side or rear yard, provided the cabinet or structure is no greater than twelve (12) feet in height or fifty (50) sq. ft. of gross floor area and the cabinet/structure is located a minimum of five (5) feet from all property lot lines. The cabinet/structure shall be screened by an evergreen hedge with a planted height of at least thirty-six (36) inches. ii. In all other zoning districts, the equipment cabinet or structure shall be no greater than fifteen (15) feet in height or four hundred (400) sq. ft. in gross floor area. The structure or cabinet shall be screened by an evergreen hedge with an ultimate height of eight (8) feet and a planted height of at least thirty-six (36) inches. In all instances, structures or cabinets shall be screened from view of all residential properties, which abut or are directly across the road from the structure or cabinet by a solid fence six (6) feet in height and an evergreen hedge as stipulated above. Antennas located on towers. The related unmanned equipment structure shall not contain more than four hundred (400) sq. ft. of gross floor area or be more than twelve (12) feet in height and shall be located in accordance with the minimum yard requirements of the zoning district in which it is located. Collocation. All proposals shall be reviewed in conformity with the collocation requirements of this Zoning Ordinance. Application Requirements for uses permitted by right, administratively approved uses, and uses requiring special use permit approval. 1. Site Plan. A site plan prepared in accordance with Article XXI shall be submitted, including the location, size, screening and design of all buildings and structures, including fences and outdoor equipment. 2. Landscaping Plan. The site plan shall also include a detailed landscaping plan where the support structure is being placed. The purpose of landscaping is to provide screening and aesthetic enhancement for the structure base, accessory buildings, and enclosure. �The City of DEXTER ~ 3. Fencing. Fencing shall be shown on the plan, which is required for protection of the support structure and security from children and other persons who may otherwise access facilities. 4. Engineering Statement. The application shall include a signed certification by a State of Michigan licensed professional engineer with regard to the manner in which the proposed structure will fall, which certification will be utilized, along with other criteria such as applicable regulations for the district in question, in determining the appropriate setback to be required for the structure and other facilities. 5. Security. The application shall also include a description of security to be posted at the time the facility is to be removed when it has been abandoned or is no longer needed. In this regard, the security shall, at the election of the applicant, be in the form of: (1) cash; (2) surety bond; (3) letter of credit; or, (4) an agreement in a form approved by the attorney for the community and recordable at the office of the Register of Deeds, establishing a promise of the applicant and owner of the property to remove the facility in a timely manner as required under this Section of the ordinance, with the further provision that the applicant and owner shall be responsible for the payment of any costs and attorney’s fees incurred by the community in securing removal. 6. Inventory. The application shall include a map showing existing and known proposed wireless communication facilities within the City, and further showing existing and known proposed wireless communication facilities within areas surrounding the borders of the City in the location, and in the area, which are relevant in terms of potential collocation or in demonstrating the need for the proposed facility. If and to the extent the information in question is on file with the community, the applicant shall be required only to update as needed. Any such information which is trade secret and/or other confidential commercial information which, if released would result in commercial disadvantage to the applicant, may be submitted with a request for confidentiality in connection with the development of governmental policy. MCLA 15.243(l)(g). This Zoning Ordinance shall serve as the promise to maintain confidentiality to the extent permitted by law. The request for confidentiality must be prominently stated in order to bring it to the attention of the community. 7. Collocation Statement. A notarized statement by the applicant as to whether construction of the owner will accommodate collocation of additional antennas for future users. 14:43 �Zoning Ordinance F. Collocation 1. Statement of Policy. It is the policy of the City to minimize the overall number of newly established locations for wireless communication facilities and Wireless Communication Support Structures within the community and encourage the use of existing structures for Attached Wireless Communication Facility purposes. Each licensed provider of a wireless communication facility must, by law, be permitted to locate sufficient facilities in order to achieve the objectives promulgated by the United States Congress. In light of the dramatic increase in the number of wireless communication facilities reasonably anticipated to occur as a result of the change of federal law and policy in and relating to the Federal Telecommunications Act of 1996, it is the policy of the City that all users should collocate on Attached Wireless Communication Facilities and Wireless Communication Support Structures in the interest of achieving the purposes and intent of this Section. If a provider fails or refuses to permit collocation on a facility owned or otherwise controlled by it, where collocation is feasible, the result will be that a new and unnecessary additional structure will be compelled, in direct violation of and in direct contradiction to the basic policy, intent, and purpose of the City. The provisions of this subsection are designed to carry out and encourage conformity with this policy. 2. 3. 14:44 Feasibility of Collocation. Collocation shall be deemed to be “feasible” for purposes of this Section where all of the following are met: a. The wireless communication provider entity under consideration for collocation will undertake to pay market rent or other market compensation for collocation. b. The site on which collocation is being considered, taking into consideration reasonable modification or replacement of a facility, is able to provide structural support. c. The collocation being considered is technologically reasonable, e.g., the collocation will not result in unreasonable interference, given appropriate physical and other adjustment in relation to the structure, antennas, and the like. d. The height of the structure necessary for collocation will not be increased beyond a point deemed to be permissible by the City, taking into consideration the several standards contained in this Zoning Ordinance. Requirements for Collocation. �The City of DEXTER ~ a. A Special Land Use Permit for the construction and use of a new wireless communication facility shall not be granted unless and until the applicant demonstrates that a feasible collocation is not available for the coverage area and capacity needs. b. All new and modified wireless communication facilities shall be designed and constructed so as to accommodate collocation. c. The policy of the community is for collocation. Thus, if a party who owns or otherwise controls a wireless communication facility shall fail or refuse to alter a structure so as to accommodate a proposed and otherwise feasible collocation, such facility shall thereupon and thereafter be deemed to be a nonconforming structure and use, and shall not be altered, expanded, or extended in any respect. d. If a party who owns or otherwise controls a wireless communication facility fails or refuses to permit a feasible collocation, and this requires the construction and/or use of a new facility, the party failing or refusing to permit a feasible collocation shall be deemed to be in direct violation and contradiction of the policy, intent and purpose of the City, and, consequently such party shall take responsibility for the violation, and shall be prohibited from receiving approval for a new wireless communication support structure within the City for a period of five (5) years from the date of the failure or refusal to permit the collocation. Such a party may seek and obtain a variance from the Zoning Board of Appeals if and to the limited extent the applicant demonstrates entitlement to variance relief which, in this context, shall mean a demonstration that enforcement of the five (5) year prohibition would unreasonably discriminate among providers of functionally equivalent wireless communication services, or that such enforcement would have the effect of prohibiting the provision of personal wireless communication services. 4. Offer of Collocation Required. An application for a new wireless communication support structure shall include a letter from the applicant to all potential users offering an opportunity for collocation. 5. Approval. Final approval for a wireless communication support structure shall be effective for a period of six (6) months. 6. Incentive. Review of an application for collocation, and review of an application for a permit for use of an existing facility shall be expedited by the City. 14:45 �Zoning Ordinance G. Removal. 1. A condition of every approval of a wireless communication facility shall be adequate provision for removal of all or part of the facility by users and owners upon the occurrence of one (1) or more of the following events: a. When the facility has not been used for one hundred eighty (180) days or more. For purposes of this Section, the removal of antennas or other equipment from the facility, or the cessation of operations (transmission and/or reception of radio signals) shall be considered as the beginning of a period of non-use. b. Six (6) months after new technology is available at reasonable cost, as determined by the legislative body of the community, which permits the operation of the communication system without the requirement of the support structure. 2. The situations in which removal of a facility is required, as set forth in paragraph (1) above, may be applied and limited to portions of a facility. 3. Upon the occurrence of one (1) or more of the events requiring removal, specified in paragraph (1) above, the property owner or persons who had used the facility shall immediately apply or secure the application for any required demolition or removal permits, and immediately proceed with and complete the demolition/removal, restoring the premises to an acceptable condition as reasonably determined by the Planning Official. 4. If the required removal of a facility or a portion thereof has not been lawfully completed within sixty (60) days of the applicable deadline, and after at least thirty (30) days written notice, the City may remove or secure the removal of the facility or required portions thereof, with its actual cost and reasonable administrative charge to be drawn or collected and/or enforced from or under the security posted at the time application was made for establishing the facility. Section 14.52 SMALL CELLULAR FACILITIES All small cellular facilities proposed in the public right-of-way are governed by Article IV - Small Wireless Communications Facilities In The Public Right-Of-Way And Public Spaces of Chapter 50 – Telecommunications of the General Code of Ordinances of the City of Dexter. Section 14.53 RESERVED Section 14.54 RESERVED 14:46 �The City of DEXTER ~ Section 14.55 RESERVED Section 14.56 RESERVED Section 14.57 DRIVE-THROUGH FACILITIES A. Ingress and Egress. Ingress and egress to a drive-through facility shall be part of the internal circulation of the site and integrated with the overall site design. Clear identification and delineation between the drive-through facility and the parking lot shall be provided. A drive-through facility shall be designed in a manner which promotes pedestrian and vehicular safety. B. Traffic control. Projected peak hour traffic volumes which will be generated by the proposed drive-in or drive-through service shall not cause undue congestion during the peak hour of the road serving the site. C. Location. A drive-through must be located behind the facade on the opposite side of the road (i.e., the back of the building) or detached from the principal building and shall be located in a manner that will be the least visible from a public thoroughfare. D. Detached Design Requirements. If detached, the point-to-point tube transport system (pneumatic tubes) must be located underground to serve the drive-through kiosk or canopy. E. Canopy Design. Canopy design shall be compatible with the design of the principal building and incorporate similar materials and architectural elements. F. Stacking Space Requirements. Each drive-through facility shall provide stacking space meeting the following standards: 1. Each stacking lane shall be one (1) way, and each stacking lane space shall be a minimum of ten (10) feet in width and twenty (20) feet in length. 2. If proposed, an escape lane shall be a minimum of twelve (12) feet in width to allow other vehicles to pass those waiting to be served. 3. All stacking lanes must be clearly delineated through the use of striping, landscaping, curbs, or signage. 4. The number of stacking spaces per service lane shall be provided for the uses as listed in the table below. When a use is not specifically mentioned, the requirements for off-road stacking space for the use with similar needs, as determined at the discretion of the Zoning Administration, shall apply. 14:47 �Zoning Ordinance Use Banks, Pharmacy, Photo Service, and Dry Cleaning Restaurants with Drive-Through Vehicle Use Quick Oil Change Stacking Spaces per Service Lane* 4 10 2 Auto Washes (Self-Service) Entry 2 Exit 1 Auto Washes (Automatic) Entry 8 Exit 2 *The Planning Commission, based on a recommendation from the Zoning Administrator, may require more stacking spaces for a specific user, if it is determined that said user, based on their specific operation requires additional stacking for a typical day. Section 14.58 AUTOMOBILE OR VEHICLE DEALERSHIPS Automobile or vehicle dealerships with repair facilities or outdoor display area shall be subject to the following requirements: 14:48 A. Outdoor Display Area. Outdoor display areas shall be subject to the regulations in Section 14.72. B. Outdoor Storage. Outdoor storage shall be prohibited. All partially dismantled vehicles, damaged vehicles, new and used parts, and discarded parts shall be stored within a completely enclosed building. C. Servicing Of Vehicles. Any servicing of automobiles or vehicles, including major motor repair and refinishing, shall be subject to the following requirements: 1. Service activities shall be clearly incidental to the automobile or vehicle sales operation. 2. Automobile or vehicle service activities shall occur within a completely enclosed building. 3. Partially dismantled vehicles, damaged vehicles, new and used parts, and discarded parts shall be stored within a completely enclosed building. 4. The building containing service operations shall be set back a minimum of fifty (50) feet from any property line. �The City of 5. DEXTER ~ There shall be no external evidence of service operations, in the form of dust, odors, or noise, beyond the service building. D. Broadcasting Devices. Devices for the transmission or broadcasting of voice or music shall be prohibited outside of any building. E. Minimum Lot Area. The minimum lot area required for automobile or vehicle dealerships, including repair facilities and outdoor display areas, shall be 43,560 sq. ft.. Section 14.59 AUTOMOBILE SERVICE CENTERS AND MAJOR AUTOMOTIVE REPAIR Automobile service centers (minor repair) and major automotive repair (such as body shops), not including those which are accessory to an automobile or vehicle dealership, shall be subject to the following requirements: A. All principal and accessory structures shall be set back a minimum of fifty (50) feet from a one-family residential district. B. If the gas station has auto repair, there shall be a minimum lot frontage on a paved road of one hundred (100) feet. C. Overhead doors shall not face a public road or residential district. The Planning Commission can modify this requirement upon determining there is no reasonable alternative, and the poor visual impact will be diminished through use of landscaping beyond that required in Article VI. D. Only one (1) driveway shall be permitted from any road unless the City Council determines additional driveways are necessary and will not increase potential for accidents or congestion. E. Where adjoining a residential district, the landscape screening required in Section 6.11 shall be erected along any common lot line. Any fence or wall erected as part of the required screening shall be continuously maintained in good condition. F. All repair work shall be conducted completely within an enclosed building. G. There shall be no outdoor storage or display of vehicle components and parts, materials, commodities for sale, supplies, or equipment. H. Storage of wrecked, partially dismantled, or other derelict vehicles, or overnight parking of any vehicle except a wrecker is prohibited beyond one day. I. The applicant shall submit a Pollution Incidence Protection Plan (PIPP). The PIPP shall describe measures to prevent groundwater contamination caused by accidental gasoline spills or leakage, such as: special check valves, drain back 14:49 �Zoning Ordinance catch basins and automatic shut off valves, as approved by the Fire Department and Washtenaw County Water Resources Commission. Section 14.60 AUTOMOBILE SERVICE (GASOLINE) STATIONS Automobile service (gasoline) stations including those which are accessory to another use, shall be subject to the following requirements: 14:50 A. The minimum lot area for gasoline service stations shall be fifteen thousand (15,000) sq. ft. for up to two (2) service bays. There shall be added three thousand (3,000) sq. ft. for additional service bay and one thousand five hundred (1,500) sq. ft. for each additional pump island. At least one (1) road lot line shall be at least one hundred fifty (150) feet in length along one (1) major thoroughfare. The lot shall be so shaped and the station so arranged as to provide ample space for vehicles which are required to wait. B. Pump islands shall be a minimum of forty (40) feet from any public right-of-way or lot line. Tanks, propane, and petroleum products shall be set back at least fifteen (15) feet from any lot line. C. Overhead canopies shall be setback at least twenty (20) feet from the right-of-way with materials consistent with the principal building. The proposed clearance of any canopy shall be noted on the site plan. D. Access driveways shall have access on an arterial road. Only one (1) driveway shall be permitted from any road unless the City Council determines additional driveways are necessary and will not increase accident or congestion potential. E. Where adjoining residential district, the landscape screening required in Section 6.11. F. All repair work shall be conducted completely within an enclosed building. G. There shall be no outdoor storage or display of vehicle components and parts, supplies or equipment, except within an area defined on the site plan approved by the City Council and which extends no more than ten (10) feet beyond the building. H. Storage of wrecked, partially dismantled, or other derelict vehicles is prohibited. I. The applicant shall submit a Pollution Incidence Protection Plan (PIPP). The PIPP shall describe measures to prevent groundwater contamination caused by accidental gasoline spills or leakage, such as: special check valves, drain back catch basins and automatic shut off valves and approved by the Washtenaw County Water Resources Commission. J. In the event that an automobile service station use has been abandoned or terminated for a period of more than one (1) year, all underground gasoline storage tanks shall be removed from the premises, as per state requirements. �The City of DEXTER ~ Section 14.61 AUTOMOBILE WASHES, AUTOMATIC OR SELFSERVICE Automobile washes, automatic or selfservice, not including those, which are accessory to an automobile or vehicle dealership shall be subject to the following requirements: A. Only one ingress/egress driveway shall be permitted on any single road. B. Where adjoining a residential district, a solid fence or wall six (6) feet in height shall be erected along any common lot line. Such fence or wall shall be continuously maintained in good condition. C. All washing facilities shall be within an enclosed building. D. Vacuuming and drying may be located outside the building but shall not be in the required front yard and shall be set back at least fifty (50) feet from any residential district. E. All cars required to wait for access to the facilities shall be provided stacking spaces fully off the road right-of-way which does not conflict with vehicle maneuvering areas to access gasoline pumps or vacuums, and as required in Article V, Parking Standards and Section 14.57. F. Truck wash must be at least one hundred (100) feet from all property lines and entirely screened using landscaping from residential Section 14.62 RESERVED Section 14.63 RESERVED Section 14.64 RESERVED Section 14.65 RESERVED Section 14.66 ACCESSORY USE OR STORAGE OF HAZARDOUS MATERIALS The applicant shall provide documentation for the following, with appropriate correspondence from the Michigan Department of Environment, Great Lakes, and Energy (EGLE), Michigan State Police, County Sheriff, Fire Marshall, the EPA, local fire department, and other applicable local codes and ordinances: A. Description of any discharge of any type of wastewater to a storm sewer, drain, lake, stream, wetland, or other surface water body or into the groundwater. 14:51 �Zoning Ordinance B. Description of storage of any salt, oil, or other potentially hazardous materials including common name, name of chemical components, location, maximum quantity expected on hand at any time, type of storage containers or base material, and anticipated procedure for use and handling. C. Description of any transportation, onsite treatment, storage, or disposal of hazardous waste generated in quantities of at least two hundred fifty (250) gallons or two thousand two hundred (2,200) pounds per month. D. Description of any secondary containment measures proposed including design, construction materials and specifications, volume, and security measures. E. Name and phone number(s) of person(s) responsible for materials and available twenty-four (24) hours, in case of detected spill. Section 14.67 ADULT REGULATED USES A. Purpose and Preliminary Statements: Sexually oriented businesses require special supervision from the public safety agencies of the City in order to protect and preserve the health, safety, and welfare of the patrons of such businesses as well as the citizens of the City. There is convincing documented evidence that sexually oriented businesses, as a category of establishments, have deleterious secondary effects and are often associated with crime and adverse effects on surrounding properties. The City Council desires to minimize and control these adverse effects and thereby protect the health, safety, and welfare of the citizenry; protect the citizens from crime; preserve the quality of life; preserve the character of surrounding neighborhoods; and deter the spread of urban blight. Certain sexually oriented products and services offered to the public are recognized as not inherently expressive and not protected by the First Amendment. See, e.g., Heideman v. South Salt Lake City, 348 F.3d 1182, 1195 (10th Cir. 2003) (“[T]he Ordinance applies to all ‘sexually oriented businesses,’ which include establishments such as ‘adult motels’ and ‘adult novelty stores,’ which are not engaged in expressive activity.”); Sewell v. Georgia, 233 S.E.2d 187 (Ga. 1977) (upholding ban on commercial distribution of sexual devices), dismissed for want of a substantial federal question, 435 U.S. 982 (1978). Sexually oriented businesses have often manipulated their inventory or business practices to avoid regulation while retaining their “adult” nature. See, e.g., Z.J. Gifts D-4, L.L.C. v. City of Littleton, No. 99-N-1696, Memorandum Decision and Order (D. Colo. March 31, 2001) (finding retail adult store’s “argument that it is not an adult entertainment establishment” to be “frivolous at best”); People ex rel. Deters v. The Lion’s Den, Case No. 04-CH-26, Modified Permanent In junction Order (Ill. Fourth Judicial Circuit, Effingham County, July 13, 2005)(noting that adult store manager’s testimony was “less than candid” and “suggested an intention to 14:52 �The City of DEXTER ~ obscure the actual amount of sexually explicit material sold”); City of New York v. Hommes, 724 N.E.2d 368 (N.Y. 1999) (documenting manipulation of inventory to avoid regulation); Taylor v. State, No. 01-01-00505-CR, 2002 WL 1722154 (Tex. App. July 25, 2002) (noting that “the nonadult video selections appeared old and several of its display cases were covered with cobwebs”). The manner in which an establishment holds itself out to the public is a reasonable consideration in determining whether the establishment is a sexually oriented business. See, e.g., East Brooks Books, Inc. v. Shelby County, 588 F.3d 360, 365 (6th Cir. 2009) (“A prominent display advertising an establishment as an ‘adult store,’ moreover, is a more objective indicator that the store is of the kind the Act aims to regulate, than the mere share of its stock or trade comprised of adult materials.”); FW/PBS, Inc. v. City of Dallas, 493 U.S. 215, 261 (1991) (Scalia, J., concurring in part and dissenting in part) (“[I]t is most implausible that any enterprise which has as its constant intentional objective the sale of such [sexual] material does not advertise or promote it as such.”); Patterson v. City of Grand Forks, Case No. 18-2012CV-00742 (Nov. 1, 2012) (upholding sex paraphernalia store location restriction which exempted stores in regional shopping malls because malls on are on large property that buffer sensitive land uses, have their own security personnel, and limit signage and hours of operation). The City intends to regulate such businesses as sexually oriented businesses through a narrowly tailored Zoning Ordinance designed to serve the City’s content-neutral substantial interest in preventing the negative secondary effects of sexually oriented businesses, and its regulations shall be narrowly construed to this end. The purpose and intent of this Section is to regulate sexually oriented businesses, in order to promote the health, safety, and general welfare of the citizens of the City, and to establish reasonable and uniform regulations to prevent the deleterious location and concentration of sexually oriented businesses within the City. The provisions of this Zoning Ordinance have neither the purpose nor effect of imposing a limitation or restriction on the content or reasonable access to any communicative materials, including sexually oriented materials. Similarly, it is neither the intent nor effect of this Zoning Ordinance to restrict or deny access by adults to sexually oriented materials protected by the First Amendment, or to deny access by the distributors and exhibitors of sexually oriented entertainment to their intended market. Neither is it the intent nor effect of this Zoning Ordinance to condone or legitimize the distribution of obscene material. B. Findings and Rationale: Based on evidence of the adverse secondary effects of adult uses presented in hearings and in reports made available to the Board of Trustees, and on findings, interpretations, and narrowing constructions incorporated in the cases of City of Littleton v. Z.J. Gifts D-4, L.L.C., 541 U.S. 774 (2004); City of Los Angeles v. Alameda Books, Inc., 535 U.S. 425 (2002); City of Erie v. Pap’s A.M., 529 U.S. 277 (2000); City of Renton v. Playtime Theatres, Inc., 475 U.S. 41 (1986); Young v. American Mini Theatres, 427 U.S. 50 (1976); Barnes v. Glen Theatre, Inc., 501 U.S. 560 (1991); California v. LaRue, 409 U.S. 109 (1972); N.Y. State Liquor Authority v. Bellanca, 452 U.S. 714 (1981); Sewell v. 14:53 �Zoning Ordinance Georgia, 435 U.S. 982 (1978); FW/PBS, Inc. v. City of Dallas, 493 U.S. 215 (1990); City of Dallas v. Stanglin, 490 U.S. 19 (1989); and Entm’t Prods., Inc. v. Shelby County, 721 F.3d 729 (6th Cir. 2013); Lund v. City of Fall River, 714 F.3d 65 (1st Cir. 2013); Imaginary Images, Inc. v. Evans, 612 F.3d 736 (4th Cir. 2010); LLEH, Inc. v. Wichita County, 289 F.3d 358 (5th Cir. 2002); Ocello v. Koster, 354 S.W.3d 187 (Mo. 2011); 84 Video/Newsstand, Inc. v. Sartini, 2011 WL 3904097 (6th Cir. Sept. 7, 2011); Plaza Group Properties, LLC v. Spencer County Plan Commission, 877 N.E.2d 877 (Ind. Ct. App. 2007); Flanigan’s Enters., Inc. v. Fulton County, 596 F.3d 1265 (11th Cir. 2010); East Brooks Books, Inc. v. Shelby County, 588 F.3d 360 (6th Cir. 2009); Entm’t Prods., Inc. v. Shelby County, 588 F.3d 372 (6th Cir. 2009); Sensations, Inc. v. City of Grand Rapids, 526 F.3d 291 (6th Cir. 2008); World Wide Video of Washington, Inc. v. City of Spokane, 368 F.3d 1186 (9th Cir. 2004); Ben’s Bar, Inc. v. Village of Somerset, 316 F.3d 702 (7th Cir. 2003); Peeka-Boo Lounge v. Manatee County, 630 F.3d 1346 (11th Cir. 2011); Daytona Grand, Inc. v. City of Daytona Beach, 490 F.3d 860 (11th Cir. 2007); Heideman v. South Salt Lake City, 348 F.3d 1182 (10th Cir. 2003); Williams v. Morgan, 478 F.3d 1316 (11th Cir. 2007); Jacksonville Property Rights Ass’n, Inc. v. City of Jacksonville, 635 F.3d 1266 (11th Cir. 2011); H&A Land Corp. v. City of Kennedale, 480 F.3d 336 (5th Cir. 2007); Hang On, Inc. v. City of Arlington, 65 F.3d 1248 (5th Cir. 1995); Fantasy Ranch, Inc. v. City of Arlington, 459 F.3d 546 (5th Cir. 2006); Illinois One News, Inc. v. City of Marshall, 477 F.3d 461 (7th Cir. 2007); G.M. Enterprises, Inc. v. Town of St. Joseph, 350 F.3d 631 (7th Cir. 2003); Richland Bookmart, Inc. v. Knox County, 555 F.3d 512 (6th Cir. 2009); Bigg Wolf Discount Video Movie Sales, Inc. v. Montgomery County, 256 F. Supp. 2d 385 (D. Md. 2003); Richland Bookmart, Inc. v. Nichols, 137 F.3d 435 (6th Cir. 1998); Spokane Arcade, Inc. v. City of Spokane, 75 F.3d 663 (9th Cir. 1996); DCR, Inc. v. Pierce County, 964 P.2d 380 (Wash. Ct. App. 1998); City of New York v. Hommes, 724 N.E.2d 368 (N.Y. 1999); Fantasyland Video, Inc. v. County of San Diego, 505 F.3d 996 (9th Cir. 2007); Bronco’s Entm’t, Ltd. v. Charter Twp. of Van Buren, 421 F.3d 440 (6th Cir. 2005); Charter Twp. of Van Buren v. Garter Belt, Inc., 258 Mich. App. 594 (2003); Jott, Inc. v. Clinton Twp., 224 Mich. App. 513 (1997); Michigan ex rel. Wayne County Prosecutor v. Dizzy Duck, 449 Mich. 353 (1995); Gora v. City of Ferndale, 456 Mich. 704 (1998); Rental Property Owners Ass’n of Kent County v. City of Grand Rapids, 455 Mich. 246 (1996); 15192 Thirteen Mile Road, Inc. v. City of Warren, 626 F. Supp. 803 (E.D. Mich. 1985); City of Warren v. Executive Art Studio, Inc., No. 197353, 1998 WL 1993022 (Mich. App. Feb. 13, 1998); Tally v. City of Detroit, 54 Mich. App. 328 (1974); Z.J. Gifts D-2, L.L.C. v. City of Aurora, 136 F.3d 683 (10th Cir. 1998); ILQ Investments, Inc. v. City of Rochester, 25 F.3d 1413 (8th Cir. 1994); Enlightened Reading, Inc. v. Jackson County, 2009 WL 792492 (W.D. Mo. March 24, 2009); MJJG Restaurant, LLC v. Horry County, 2014 WL 1314445 (D.S.C. Mar. 28, 2014); Cricket Store 17, LLC v. City of Columbia, --- F.Supp.2d ---, 2014 WL 526339 (D.S.C. Feb. 10, 2014); Taylor v. State, No. 01-01-00505-CR, 2002 WL 1722154 (Tex. App. July 25, 2002); Gammoh v. City of La Habra, 395 F.3d 1114 (9th Cir. 2005); Z.J. Gifts D-4, L.L.C. v. City of Littleton, Civil Action No. 14:54 �The City of DEXTER ~ 99-N-1696, Memorandum Decision and Order (D. Colo. March 31, 2001); People ex rel. Deters v. The Lion’s Den, Inc., Case No. 04-CH-26, Modified Permanent Injunction Order (Ill. Fourth Judicial Circuit, Effingham County, July 13, 2005); Reliable Consultants, Inc. v. City of Kennedale, No. 4:05-CV-166-A, Findings of Fact and Conclusions of Law (N.D. Tex. May 26, 2005); Warren Gifts, LLC v. City of Warren, No. 2:02-cv-70062, R. 26 (E.D. Mich. June 21, 2002) (denying motion for preliminary injunction); Patterson v. City of Grand Forks, Case No. 18-2012CV-00742, Memorandum Decision and Order (Grand Forks Cnty. Dist. Ct. Nov. 1, 2012); and based upon reports concerning secondary effects occurring in and around sexually oriented businesses, including, but not limited to, “Correlates of Current Transactional Sex among a Sample of Female Exotic Dancers in Baltimore, MD,” Journal of Urban Health (2011); “Does the Presence of Sexually Oriented Businesses Relate to Increased Levels of Crime?” Crime & Delinquency (2012) (Louisville, KY); Metropolis, Illinois – 2011-12; Manatee County, Florida – 2007; Hillsborough County, Florida – 2006; Clarksville, Indiana – 2009; El Paso, Texas – 2008; Memphis, Tennessee – 2006; New Albany, Indiana – 2009; Louisville, Kentucky – 2004; Fulton County, GA – 2001; Chattanooga, Tennessee – 19992003; Jackson County, Missouri – 2008; Ft. Worth, Texas – 2004; Kennedale, Texas – 2005; Greensboro, North Carolina – 2003; Dallas, Texas – 1997; Houston, Texas – 1997, 1983; Phoenix, Arizona – 1995-98, 1979; Tucson, Arizona – 1990; Spokane, Washington – 2001; St. Cloud, Minnesota – 1994; Austin, Texas – 1986; Indianapolis, Indiana – 1984, 2009; Garden Grove, California – 1991; Los Angeles, California – 1977; Whittier, California – 1978; Oklahoma City, Oklahoma – 1986; New York, New York Times Square – 1994; the Report of the Attorney General’s Working Group On The Regulation Of Sexually Oriented Businesses, (June 6, 1989, State of Minnesota); Dallas, Texas – 2007; “Rural Hotspots: The Case of Adult Businesses,” 19 Criminal Justice Policy Review 153 (2008); “Strip clubs According to Strippers: Exposing Workplace Sexual Violence,” by Kelly Holsopple, Program Director, Freedom and Justice Center for Prostitution Resources, Minneapolis, Minnesota; “Sexually Oriented Businesses: An Insider’s View,” by David Sherman, presented to the Michigan House Committee on Ethics and Constitutional Law, Jan. 12, 2000; Sex Store Statistics and Articles; and Law Enforcement and Private Investigator Affidavits(Adult Cabarets in Forest Park, GA and Sandy Springs, GA), the City Council finds: 1. Sexually oriented businesses, as a category of commercial uses, are associated with a wide variety of adverse secondary effects including, but not limited to, personal and property crimes, prostitution, potential spread of disease, lewdness, public indecency, obscenity, illicit drug use and drug trafficking, negative impacts on surrounding properties, urban blight, litter, and sexual assault and exploitation. Alcohol consumption impairs judgment and lowers inhibitions, thereby increasing the risk of adverse secondary effects. 14:55 �Zoning Ordinance 2. Sexually oriented businesses should be separated from sensitive land uses to minimize the impact of their secondary effects upon such uses, and should be separated from other sexually oriented businesses, to minimize the secondary effects associated with such uses and to prevent an unnecessary concentration of sexually oriented businesses in one (1) area. 3. Each of the foregoing negative secondary effects constitutes a harm which the City of Dexter has a substantial government interest in preventing and/ or abating. This substantial government interest in preventing secondary effects, which is the City’s rationale for this Zoning Ordinance, exists independent of any comparative analysis between sexually oriented and non-sexually oriented businesses. Additionally, the City’s interest in regulating sexually oriented businesses extends to preventing future secondary effects of either current or future sexually oriented businesses that may locate in the City. The City finds that the cases and documentation relied on in this Zoning Ordinance are reasonably believed to be relevant to said secondary effects. The City hereby adopts and incorporates herein its stated findings and legislative record related to the adverse secondary effects of sexually oriented businesses, including the judicial opinions and reports related to such secondary effects. C. . D. 14:56 Uses Regulated. The following uses are regulated by this Section: 1. Adult Book or Supply Store 2. Adult Model Studio 3. Adult Motion Picture Arcade 4. Adult Motion Picture Theater or Adult Live Stage Performing Theater 5. Adult Outdoor Motion Picture Theater 6. Adult Physical Cultural Establishment 7. Cabaret 8. Massage Parlor except those licensed by the State of Michigan and meeting the criteria outlined in the definitions Section (Article II). Required Spacing. The establishment of the types of Adult Regulated Uses listed in “C” above shall meet all of the following space requirements’ with the distance between uses measured horizontally between the nearest point of each property line: �The City of E. F. DEXTER ~ 1. At least five hundred (500) feet from any other adult regulated use; 2. At least five hundred (500) feet from all churches, convents, temples, and similar religious institutions; 3. At least five hundred (500) feet from all public, private, or parochial nursery, primary or secondary schools, public parks, and hospitals; 4. At least five hundred (500) feet from any use defined as a “care organization”; 5. At least five hundred (500) feet from any one-family or multiple-family residential district or use; 6. At least five hundred (500) feet from any pool or billiard hall, coinoperated amusement center, indoor and outdoor recreation such as miniature golf; dance club catering primarily to teenagers, movie theaters-, ice- or rollerskating rinks and similar uses frequented by children and teenagers. Special Site Design Standards: 1. Maximum size of the building shall be five thousand (5,000) sq. ft.. 2. The building and site shall be designed, constructed, and maintained so material such as a display, decoration or sign depicting, describing, or relating to “specific sexual activities” or “specified anatomical areas” (as defined in this Zoning Ordinance) cannot be observed by pedestrians, motorists on a public right-of-way or from an adjacent land use. 3. Adult regulated uses shall be located within a free-standing building. A shared or common wall structure or shopping center are not considered to be a free-standing building. 4. The color of the building materials shall be reviewed by the Planning Commission and approved by the elected body. 5. A six (6) foot high brick or masonry wall shall be constructed to screen the parking lot. The Planning Commission may permit use of landscaping in place of the wall. 6. Access shall be from an arterial roadway. Waivers. Upon denial of any application for an Adult Regulated Use, the applicant may appeal for a waiver of the location provisions above to the Zoning Board of Appeals consistent with the standards set forth below. The Zoning Board of Appeals may waive the location provisions set forth herein, after all the following findings are made: 1. Compliance with Regulations: The proposed use will not be contrary to any other provision of these zoning regulations, or injurious to nearby properties; 14:57 �Zoning Ordinance G. 2. Not Enlarge District: The proposed use will not enlarge or encourage the development of a “skid row” or “strip”; 3. Consistent with Programs: The establishment of an additional regulated use will not be contrary to, or interfere with, any program of urban renewal or neighborhood development; 4. Consistent with Law: All applicable City, state or federal laws and regulations will be observed. Procedure for Waiver. Prior to granting a waiver of the location restrictions set forth above, and no less than five (5), nor more than fifteen (15) days before the request for waivers is considered or a public hearing held pursuant to this Section, the City Council shall publish, in a newspaper of general circulation in the City, one (1) notice indicating that a request for waivers to establish a regulated use has been received, and shall send by mail or personal delivery a copy of that notice to the owners of the property for which waivers are being considered, and to all waivers are being considered, and to all persons to whom any real property is assessed within five hundred (500) feet of the boundary of the premises in question, and to the occupants of all structures within five hundred (500) feet. If the name of the occupant is not known, the term “occupant” may be used in making notification. 1. The notice of application shall further indicate that a public hearing on the proposed regulated use may be requested by a property owner or occupant, no less than eighteen (18) years of age, or the property owner or occupant, no less than eighteen (18) years of age, of a structure located within three hundred (300) feet of the boundary of the property being considered for the regulated use. The applicant, City Council, or Zoning Board of Appeals may request a public hearing. H. Conditions of Approval. Prior to the granting of approval for the establishment of any Adult Regulated Use, the Planning Commission may impose any conditions or limitations upon the establishment, location, construction, maintenance, or operation of the regulated use as in its judgment may be necessary for the protection of the public interest. Any evidence, bond, or other performance and guarantee may be required as proof that the conditions stipulated in connection therewith will be fulfilled. I. Specific Penalties. No person operating an adult entertainment business shall permit any person under the age of eighteen (18) to be on the premises of said business either as an employee or customer. Section 14.68 RESERVED 14:58 �The City of DEXTER ~ Section 14.69 RESERVED Section 14.70 RESERVED Section 14.71 RESERVED Section 14.72 OPEN AIR BUSINESSES The following regulations shall apply to permanent open-air businesses: A. Generally. B. 1. The minimum lot size for open-air businesses shall be twenty-one thousand seven hundred and eighty (21,780) sq. ft.. 2. Notwithstanding the regulations in Section 5.11 Access Management, subSection F.4, the minimum spacing requirements between a commercial driveway and an intersection shall be set on a case-by-case basis by the Planning Commission during site plan review, as recommended by the City engineer. 3. Parking shall be setback a minimum of ten (10) feet from any existing or planned road right-of-way line. 4. All loading, unloading, and parking areas for open-air businesses shall be confined within the boundaries of the site, and shall not be permitted to encroach into adjacent road rights-of-way. a. Automobiles or vehicles dealerships shall comply with the requirements in Section 14.58. b. Nurseries and garden centers, which deal with plant materials shall comply with the following: i. Plant storage and display areas shall comply with the minimum setback requirements for the district in which the nursery or garden center is located. ii. The storage of soil, fertilizer, and similar loosely packaged materials shall be contained and covered to prevent it from blowing onto adjacent properties. Outdoor display areas. The following regulations shall apply to outdoor display areas: 14:59 �Zoning Ordinance 1. Grading, surfacing, and drainage. Outdoor display areas, parking areas, and other vehicle maneuvering areas shall be hard-surfaced with concrete or plant-mixed bituminous material and shall be graded and drained so as to dispose of surface waters. Grading, surfacing, and drainage plans shall be subject to review and approval by the City Engineer. 2. C. Off-road parking, loading, and unloading. a. Outdoor display areas, parking areas, and other vehicle maneuvering areas shall comply with the locational requirements for off-road parking spaces, as described in Article V. b. All outdoor display areas, loading, unloading, and parking areas shall be confined within the boundaries of the site, and shall not be permitted to encroach into adjacent roads rights-of-way. c. All outdoor display parking areas adjacent to residential and nonresidential zoning districts shall provide landscape buffer and screening, as described in Article VI. Access Management. Notwithstanding the regulations in Section 5.11 Access Management, subsection F.4, the minimum spacing requirements between a commercial driveway and an intersection shall be set on a case-by-case basis by the Planning Commission during site plan review, as recommended by the City engineer. Section 14.73 OUTDOOR DISPLAY AREAS, TEMPORARY A. B. Permit Required. 1. No person shall operate a temporary outdoor display area without first obtaining a Zoning Compliance Permit. 2. All temporary outdoor display area permits shall expire on December 31st of the current year, unless another time frame is specified in the permit, or by the requirements of this Section, and shall be renewed annually, by administrative review. 3. The application and annual permit fee for operating a temporary outdoor display area shall be established by Resolution of City Council. Application Requirements. 1. 14:60 All applications for a temporary outdoor display area permit or permit renewal shall be filed with the City of Dexter Zoning Administrator on forms �The City of DEXTER ~ provided by the Zoning Administrator, subject to the requirements of Section 22.04(B). 2. 3. C. All applications for a temporary outdoor display area permit or permit renewal shall include the following: a. A location sketch that identifies the location and dimensions of the temporary outdoor display area, including the width of the sidewalk, as applicable, in relation to the business it will serve, the entrance to the business, adjacent properties (include addresses) and their building entrances, as well the location of existing landscaping, road, trees, catch basins, fire hydrants, and other utilities. b. Photographs, drawings, or manufacturers brochures fully describing the appearance of all proposed merchandise display furnishings and fixtures for the temporary outdoor display area, including but not limited to shelving, tents, canopies, igloos, greenhouses, portable heaters, decorative lighting, and other fixtures used during colder weather, shall be included with the application. c. A signed Hold Harmless Agreement as provided by the City. In addition to the documents listed above, permit applications for a temporary outdoor display area proposed in a public right-of-way or on other public property shall be accompanied by a Certificate of Liability Insurance, in an amount acceptable to the City, including workers compensation, and naming the City as an additionally insured. General Regulations. 1. For a temporary outdoor display area located on a sidewalk, a minimum of ten (10) feet of sidewalk width must be provided, of which a minimum of five (5) feet must be maintained free of any encumbrances, to allow for unobstructed pedestrian access along the sidewalk, as well as ingress/ egress to the principal use for which the temporary outdoor display area is accessory. 2. The maintenance of an outdoor display area shall be the responsibility of the establishment including but not limited to, surface treatment and cleaning, litter control, sweeping, and snow and ice removal. The sidewalk and public property shall be kept neat and clean at all times and free from any substance that may cause damage to the sidewalk or public property or cause pedestrian injury. 3. Extended awnings or canopies attached to the building within which the temporary outdoor display area permittees principal use is located may be allowed and shall be complementary with the architecture and color of said building. 14:61 �Zoning Ordinance 4. All temporary outdoor display area furnishings and fixtures shall be of substantial weight so that at no time shall the temporary outdoor display area present an obstruction or risk to public safety, especially during inclement weather. 5. All temporary outdoor display area furnishings and fixtures shall be maintained in a state of good repair. Any temporary outdoor display area furnishings and fixtures having broken, peeling, or rusting features or are showing other signs of disrepair shall be promptly removed and replaced. 6. The City of Dexter reserves the right to deny, revoke, or suspend a temporary outdoor display area permit, if the permittee has failed to correct violations of the temporary outdoor display area permit, within the time specified on the violation notice. If the City denies, revokes, or suspends the permit the City will notify the permittee in writing. The decision to deny, revoke, or suspend a permit may be appealed to the City Council. Variances from the temporary outdoor display area standards must be appealed before the Zoning Board of Appeals. Section 14.74 OUTDOOR SERVICE AREAS A. B. 14:62 Permit Required. 1. No person shall operate an outdoor service area without first obtaining a Zoning Compliance Permit. 2. All outdoor service area permits shall expire on December 31st of the current year, unless another time frame is specified in the permit, or by the requirements of this Section, and shall be renewed annually, by administrative review. 3. Permitted outdoor service areas may be operated all year; however, the use of public on-road parking spaces shall be limited to May 1st - November 1st. 4. The application and annual permit fee for operating an outdoor service area shall be established by Resolution of City Council. Application Requirements. 1. All applications for an outdoor service area permit or permit renewal shall be filed with the City of Dexter Zoning Administrator on forms provided by the Zoning Administrator, subject to the requirements of Section 22.04(B). 2. All applications for an outdoor service area permit or permit renewal shall include the following: �The City of a. 3. DEXTER ~ Sketch Plan: A sketch plan (top-view drawing of the outdoor service area) shall include: i. The location of an outdoor service area in relation to the business it will serve, the entrance to the business, adjacent properties (include addresses) and their building entrances, as well the location of existing landscaping, road, trees, catch basins, fire hydrants, and other utilities. ii. The dimensions of the outdoor service area footprint, including dimensions and total square footage. Identify the number of parking spaces to be combined, if using parking spaces, and include setback dimensions. iii. The location of the access ramps, platforms, and internal barriers such as planters, stanchions, or railing, if using parking spaces. iv. Any hardware such as fasteners to be used in the construction of ramps and platforms. v. The location and dimensions of all road furniture and furnishings, including, but not limited to tables, chairs, trash receptacles, benches, and sun shading. vi. The location of outdoor lighting fixtures, as applicable, as well as the location of wiring and a description of how the wiring will be secured to prevent trip or electrical hazards. vii. Photographs, drawings, or manufacturers brochures fully describing the appearance of all proposed tables, chairs, umbrellas, awnings, canopies, or other furnishings/fixtures related to the outdoor service area, including but not limited to portable heaters, and other fixtures used during colder weather, shall be included with the application. viii. A signed Hold Harmless Agreement as provided by the City. Temporary shelters. Outdoor service area permittees may be allowed to erect temporary shelters, such as tents, igloos, bubbles, garden sheds, or similar type from November 1st through April 30th, excepted as cited herein, with the submittal of a separate sketch plan that includes the following: a. The location and dimensions of all temporary shelters within the permitted outdoor service area, and shall include a dimensioned interior seating layout, and the materials of which the shelters are fabricated. 14:63 �Zoning Ordinance 4. C. The type, size and location of portable heating elements, fuel tanks, and decorative lighting. Non-electric heating elements are prohibited inside any temporary shelters. c. Non-electric portable heating elements shall be a minimum of ten (10) feet from the temporary shelter for which it is used and ten (10) feet from all other permanent or temporary structures. d. The type and location of decorative lighting to be used. e. The power source for portable heating elements and decorative lighting. In addition to the documents listed above, permit applications for an outdoor service area proposed in a public right-of-way or on other public property shall be accompanied by a Certificate of Liability Insurance, in an amount acceptable to the City, including workers compensation, and naming the City as an additionally insured. An outdoor service area in which alcohol is served shall also provide a liquor liability policy or certificate of insurance naming the City as an additionally insured. General Regulations. On-road parking spaces, parking lots, sidewalks, and similar areas may be closed for their current uses and made available for use by a nearby business for outdoor dining and beverage service, subject to the following regulations: 1. 2. 3. 14:64 b. Use of sidewalks. a. Sidewalk outdoor service areas shall only be permitted on sidewalks that are ten (10) feet in width or greater. b. All outdoor services areas, whether located on a sidewalk or accessed from a sidewalk, must allow a minimum of five (5) feet of unobstructed pedestrian access along the sidewalk, as well as ingress/egress to the principal use for which the outdoor service area is accessory. Use of on-road or parking lot spaces. a. A minimum of two (2) parking spaces are required for use of public on-road or parking lots spaces as an outdoor service area. b. Parking space outdoor service areas shall be setback at least two (2) feet from adjacent auto traffic lanes and at least three (3) feet from adjacent parking spaces not used as an outdoor service area. Access. Outdoor service areas shall be Michigan Barrier Free Code compliant, including but not limited to the following: �The City of 4. DEXTER ~ a. Entrances must be a minimum of forty-eight (48) inches wide. b. Connections between platforms, ramps, sidewalks, or parking spaces must be flush, and must not leave a horizontal gap greater than half (1/2) inch, or a vertical separation greater than a quarter (¼) inch. 1:4 bevels are required for vertical differences that exceed a quarter (¼) inch. c. For outdoor service areas proposed on parking spaces with grades that exceed five percent (5%), level platforms must be provided. d. Ramps must be provided for parking space outdoor service areas that are accessed from curbed sidewalks. Enclosures and railings. a. A continuous rigid physical separation (enclosure) is required to separate outdoor service areas from vehicular traffic. Such enclosures are required along the curb separating a sidewalk outdoor service area from the roadway, and on all three (3) sides of parking space outdoor service areas that are adjacent to vehicular parking spaces or roadway. b. All enclosures shall be a minimum of forty-two (42) inches in height. c. Railings shall be a minimum height of thirty-six (36) inches in height and not exceed forty-two (42) inches in height. d. Enclosures and railings shall be constructed of wrought iron, cast aluminum, steel, or other substantial metal material and painted/ colored black or the primary color of the building. Enclosure and railing spacing shall not exceed four (4) inches in width. Opaque enclosures are prohibited. 5. Bolting of ramps and platforms into the road or penetrating the surface of the road/parking space is prohibited. Ramps and platforms may be bolted to the existing curb. Curbs must be restored to the satisfaction of the Superintendent of Public Services, for the City of Dexter. 6. Ramps and platforms shall be designed and constructed to maintain unobstructed drainage flow along the gutter. 7. Platform and ramp substructures must be made of quality materials: i.e., wood, treated wood, or composite materials. Platform and ramp surfaces must be of a non-slip, composite material (not wood). 14:65 �Zoning Ordinance 8. The maintenance of an outdoor service area shall be the responsibility of the establishment including but not limited to, surface treatment and cleaning, litter control, sweeping, and snow and ice removal. The sidewalk and public property shall be kept neat and clean at all times and free from any substance that may cause damage to the sidewalk or public property or cause pedestrian injury. 9. Outdoor service area furniture and enclosures shall not block the view of traffic, including pedestrian traffic, or block the view of traffic control devices such as traffic signs, traffic signals, and other traffic warning devices. It should not obstruct motorists’ visibility of traffic signals from two hundred (200) feet away (about half a block). 10. Hanging or overhead objects, including umbrellas, must have a clearance of at least seven (7) feet (or eighty-four (84) inches), and cannot exceed ten (10) feet (including poles, posts, canopies, wires, signs) from the ground. 11. Alcohol Service. 12. a. Alcoholic beverages may be served in an outdoor service area, as licensed by the State, for consumption by customers of the licensee. b. The City may restrict the hours of operation for an immediately adjacent to residential uses. c. The outdoor service area shall be no more than twenty-five (25) feet from the licensed premises. d. The maximum size of an outdoor seating area shall not exceed twenty- thousand (20,000) sq. ft. e. The outdoor service area shall not be separated from the license premises by a public road, road, or alley. f. The outdoor service area shall not be located on a balcony or rooftop. g. The outdoor service area shall include a removable enclosure, such as, but not limited to planters, posts with ropes, or other decorative equipment to define and secure the outdoor service area for consumption. Street furniture and furnishings. a. 14:66 Extended awnings or canopies attached to the building within which the outdoor service area permittees principal use is located may be allowed and shall be complementary with the architecture and color of said building. �The City of 13. DEXTER ~ b. Sun shading in public spaces shall be limited to umbrellas; sun shading in private spaces may include umbrellas, shelters, and tents. All sun shading shall be constructed of fire-retardant materials. c. Tables, chairs, umbrellas, planters, trash receptacles, and other elements of road furniture/fixtures shall be of high-quality materials that are consistent with the character of the district in which the outdoor service area is located. d. Decorative outdoor lighting may be permitted, provided such lighting shall be limited to the hours of operation of the outdoor seating area and shall not create glare that negatively impacts public safety or adjacent properties and shall be secured in a manner to prevent trip or electrical hazards. e. All outdoor service area road furniture/fixtures shall be of substantial weight so that at no time shall the outdoor service area furniture present an obstruction or risk to public safety, especially during inclement weather. All umbrellas shall be closed or removed each evening. f. All outdoor service area furniture/fixtures shall be maintained in a state of good repair. Any outdoor service area furniture/fixtures having broken, peeling, or rusting features or are showing other signs of disrepair shall be promptly removed and replaced. Violations. The City of Dexter reserves the right to deny, revoke, or suspend an outdoor service area permit, if the permittee has failed to correct violations of the permit, within the time specified on the violation notice. If the City denies, revokes, or suspends the permit, the City will notify the permittee in writing. The decision to deny, revoke, or suspend a permit may be appealed to the City Council. Variances from the outdoor service area standards must be appealed before the Zoning Board of Appeals. Section 14.75 TASTING ROOMS Tasting rooms shall meet the following requirements: A. A tasting room shall be accessory to a wine, beer, and/or other alcoholic beverage manufacturing facility, licensed as such by the State of Michigan. B. The square footage of the tasting room shall not exceed 15% of the gross floor area of the principal facility in the R-D or I-1 Zoning Districts. C. A tasting room licensee may be permitted to operate an outdoor service area, subject to Section 14.74 and the following additional regulations: 14:67 �Zoning Ordinance 14:68 1. The consumption of alcoholic beverages outside of the outdoor service area enclosure shall be prohibited. 2. Hours of operation shall be consistent with the hours of operation of the tasting room. 3. All other federal, state, and local approvals. �The City of DEXTER ~ ARTICLE XV ENVIRONMENTAL PROVISIONS Section 15.01 PURPOSE Environmental standards are established in order to preserve the short-term and longterm environmental health, safety, and quality of the City of Dexter. Any use that does not conform to the environmental standards set forth in this Article shall be prohibited. Section 15.02 PERFORMANCE STANDARDS No parcel, lot, building, or structure in any district shall be used or occupied in any manner so as to create any dangerous, injurious, noxious, or otherwise objectionable element or condition so as to adversely affect the surrounding area or adjoining premises provided that any use permitted by this Ordinance may be undertaken and maintained if acceptable measures and safeguards are employed to limit dangerous and objectionable elements to acceptable limits as established by the following performance standards: A. Fire Hazard. Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate firefighting and fire suppression equipment and by such safety devices as are normally used in the handling of any such material. Such hazards shall be kept removed from adjacent activities to a distance which is compatible with the potential danger involved. B. Airborne Emissions. 1. Smoke and Air Contaminants. It shall be unlawful for any person to permit the emission of any smoke or air contaminant from any source whatsoever to a density greater than that permitted by applicable Federal and State Clean Air Standards. There shall not be discharged from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, or nuisance to the public; or which endanger comfort, repose, health, or safety of persons; or which cause injury or damage to business or property. 2. Odors. Any condition or operation which results in the creation of odors of such intensity and character as to be detrimental to the health and welfare of the public or which interferes unreasonably with the comfort of the public shall be removed, stopped, or so modified as to remove the odor. 3. Gases. The escape or emission of any gas that is injurious, destructive, or harmful to persons or property, or explosive, shall be unlawful and shall be abated. 15:1 �Zoning Ordinance C. Noise. Noise restrictions are provided in Section 18-61 of the City of Dexter Codified Ordinances. D. Vibration. No vibration shall be permitted which is discernible without instruments on any adjoining lot or property. E. Glare. No direct or reflected glare shall be permitted which is visible from any property, or from any public road, road, or highway. F. Radioactivity or Electrical Disturbance. No activity shall emit dangerous radioactivity at any point, or unreasonable electrical disturbance adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance. G. Hazardous Uses. Any activity defined as a hazardous use, as defined in Article II, shall abide by the following standards: 1. Areas storing hazardous substances must be designed to prevent spills and discharges to the air, surface of the ground, stormwater system, groundwater, lakes, streams, rivers, or wetlands. 2. Secondary containment for above ground areas where hazardous substances are stored or used shall be provided. Secondary containment shall be sufficient to store the substance for maximum anticipated time necessary for the recovery of any released substance. 3. General purpose floor drains shall be allowed only if they are authorized to be connected to a public sewer system, an on-site holding tank, or a system authorized through a state groundwater discharge permit. 4. State and federal requirements for storage, spill prevention, records keeping, emergency response, transport, and disposal of hazardous substances shall be met. No discharge shall be allowed without required permits and approvals. Section 15.03 PRESERVATION OF ENVIRONMENTAL QUALITY The preservation of enhancement of natural features is essential to maintaining the City of Dexter’s character, ecological diversity and stability, economic well-being, and quality of life. For purposes of this Section, “natural features” shall include wetlands, watercourses, floodplains, woodlands and trees, steep slopes, threatened or endangered species habitats, and ground water recharge areas. When natural features exist on a site proposed to be developed, the applicant shall do the following: A. 15:2 Federal, State, and Local Permits. Development in or affecting natural features may be regulated by the Federal, State, County, or City governments, and require licenses, permits or approvals. Permits and approvals required by the City of Dexter �The City of DEXTER ~ shall not relieve a person from obtaining applicable permits or approvals from other relevant jurisdictions. Similarly, obtaining permits from the Federal, State, or County government does not relieve a person from obtaining the required permits from the City of Dexter. B. Applicable for Parcels Five (5) Acres or Larger. For property five (5) acres or larger in any zoning district, none of the following natural features shall be obstructed, removed, altered, transformed, or otherwise impacted in any way at any time by any person unless as part of an approved site plan as provided in Article XXI, Site Plan Review: 1. Area, water level, vegetation, edge, bank, shore, or natural condition of a river, stream, watercourse, drainageway, lake, or pond, whether filled or partially filled with water or dry in certain seasons. 2. Area, water level, vegetation, or natural conditions of a marsh, swamp, or wetland. 3. Living tree(s) in any wooded lot, grove, bush, park, wooded area, or forested land. 4. Land having a slope of twelve percent (12%) or greater. If such person wishes to obstruct, remove, alter, transform, or otherwise impact the natural features in items 1-4 above on a parcel five (5) acres or larger, they must submit a site plan to the Planning Commission containing the information described in sub-sections C and D below. If approved, any such alterations shall be made in conformance to applicable local, State, and Federal requirements. C. Natural Features Impact Statement. As part of the site plan review process, the applicant is required to determine if natural features exist on the site, and within one hundred (100) feet of the site. If one (1) natural feature is determined to exist on a site, then the Zoning Administrator shall require the applicant to submit a Natural Features Impact Statement containing the following information: 1. Site inventory map clearly showing locations and types of natural features both on-site and those within one hundred (100) feet beyond the property lines. For natural features beyond the property lines, aerial photographs and publicly available data and maps may be used. The drawing shall delineate: a. Edges of woodlands and description of plant community type. b. Landmark trees identified and labeled on the plans and in an accompanying table showing corresponding species, size, and condition data for individual trees. Trees on the site must be tagged in the field and tag numbers shown on the site inventory map. 15:3 �Zoning Ordinance 2. D. c. Edges of wetlands, watercourse stream banks, ordinary high-water marks of water features, floodways, floodplains, areas of hydric soils, highly permeable soils, and groundwater recharge areas. d. Steep slopes. Written description that illustrates the quality, character, and health of the natural features. Natural Feature Protection Plan. In addition to the Natural Features Impact Statement, the applicant shall provide a Natural Features Protection Plan as part of the site plan review process, showing: 1. Natural features that are excluded from the development. 2. Natural features that are to be retained as part of the development, and the measures taken to sustain the natural features. 3. Landmark trees, as defined in Section 6.05.b, to be retained, in compliance with Section 6.16, Tree Protection During Construction. Section 15.04 WETLAND PROTECTION The City of Dexter intends to promote compliance with Part 303 Wetlands Protection, of the Natural Resources and Environmental Protection Act of 1994, Public Act 451 as amended. The City encourages placement of buildings to protect Michigan Department of Environment, Great Lakes and Energy (EGLE) regulated wetlands and nonregulated wetlands between two (2) acres and five (5) acres in size. The City intends to ensure important wetlands are preserved, to prevent the mistaken elimination of regulated wetlands and to promote the goals of the Dexter Master Plan. 15:4 A. Any disturbance of soils, removal of landmark trees or stumps, grading, alteration of water flowing into or from an EGLE regulated wetlands, or any prohibited activity as listed in Section 5 of Public Act 203 of 1979, without a permit from the EGLE, may result in a stop work order issued by the City and/or require restoration of the wetland in accordance with EGLE standards. B. Judicious effort shall be made through site plan design to preserve wetlands not protected by EGLE, which exceed two (2) acres in size, particularly those with standing water or considered to be important wildlife habitat. C. Where stormwater is planned to drain into a wetlands, the standards of Section 15.05 D shall be met. D. Land shall not be subdivided in a manner creating property or lots which cannot be used in conformance with the requirements of this Section or the EGLE regulations. �The City of DEXTER ~ Section 15.05 STORMWATER MANAGEMENT A. Purpose. Efforts shall be made to preserve water features (including natural wetlands and watercourses) in a natural state, and to avoid stormwater and sedimentation discharge that may damage these features. B. Stormwater Drainage / Erosion Control. All stormwater drainage and erosion control plans shall meet the standards of the City of Dexter and shall, to the maximum extent feasible, utilize non-structural control techniques including, but not limited to: 1. Limitation of land disturbance and grading. 2. Maintenance of vegetated buffers and natural vegetation. 3. Use of terraces, contoured landscapes, run-off spreaders, grass, or rock-lined swales. 4. Use of infiltration devices. Best management practices to reduce stormwater runoff and erosion, such as rain gardens and pervious surfaces, are encouraged. C. General Standards. 1. Sites shall be designed and managed utilizing low impact development techniques to emulate the natural water cycle and maintain local and regional hydrologic patterns. The Low Impact Development Manual for Michigan, published by the Southeast Michigan Council of Governments (SEMCOG) provides guidance for the designer and developer. 2. Stormwater management systems shall be designed to prevent flooding and the degradation of water quality related to stormwater runoff and soil erosion from proposed development. 3. All new development and redevelopment of properties shall include on-site storage of stormwater. Facilities shall be designed to provide a volume of storage and discharge rate which meets City standards. 4. Priority shall be placed on site design which maintains natural drainage patterns and watercourses. Alterations to natural drainage patterns shall not create flooding or degradation of water quality for adjacent or downstream property owners. 5. The use of swales and buffer strips vegetated with desirable native materials is encouraged as a method of stormwater conveyance so as to decrease runoff velocity, allow for bio-filtration, allow suspended sediment particles to settle and to remove pollutants. Tolerance for water saturation, sunlight, pesticides, metals, and salts shall be required in determining appropriate plantings in these areas. 15:5 �Zoning Ordinance D. 6. Where large amounts of grease and oil may accumulate, as in the case of commercial/industrial developments, and large areas of impervious surfaces for parking, oil separators shall be required. 7. For sites that store or use chemicals, a spill response plan shall be submitted and approved by the City. Use of Wetlands. Wetlands may be used for stormwater management, provided applicable permits are obtained from EGLE and/or the appropriate federal agency. Section 15.06 CONSTRUCTION FLOODPLAIN AREAS WITHIN DESIGNATED A. Intent. It is the intent and purpose of this Section to establish those standards necessary to significantly reduce hazards to persons and damage to property as a result of flood conditions in the City of Dexter; and further comply with the provisions and requirements of the National Flood Insurance Program. B. Delineation of Flood Hazard Areas. The boundaries of flood hazard areas shall be determined by reference to the Flood Insurance Rate Maps and the Flood Boundary and Floodway Maps, and any amendment thereto, as provided by the National Flood Insurance Program. C. Development Requirements. In cases of conflict, the flood hazard area development requirements shall take precedence over the standards and requirements of the existing zoning district. Compliance with the requirements of this Section shall be necessary for all development occurring within flood hazard areas. D. Uses Permitted. 1. 15:6 Within flood hazard areas, no land shall be used except for one (1) or more of the following uses: a. Parks, picnic areas, playgrounds, playfields, athletic fields, golf courses, nature paths and trails, and wildlife preserves. b. Required open space or lot area for uses in compliance with zoning district requirements of contiguous property not within the flood hazard area. c. Off-road parking, roads, drives, roads, and outdoor lay equipment or structures, provided that such equipment and/or structures would not cause an increase in water surface elevation, obstruct flow, or reduce impoundment capacity. Such equipment and/or structures shall be anchored to prevent flotation and lateral movement. When possible and approved by the City Engineer, use of pervious surfaces is expected. �The City of 2. DEXTER ~ New and/or substantially improved structures shall be permitted, provided that such structures comply with the standards and requirements of Sections 6.12.2.1, 612.2.2, or 612.2.3 of the Army Corps of Engineers “Flood Proofing Regulations”. E. Permits. No structure shall be erected, converted, or substantially improved or placed, and no land filled or used in a flood hazard area without the granting of any applicable permits by the Washtenaw County Building Department and the City Engineer, as well as any other authorized state or federal agency. Section 15.07 GRADING, REMOVAL AND FILLING OF LAND Any grading which changes site elevation by more than three (3) feet, or the use of land for the excavation, removal, filling or depositing of any type of earth material, topsoil, gravel, rock, garbage, rubbish or other wastes or byproducts, is not permitted in any zoning district except under a certificate from, and under the supervision of the Zoning Administrator in accordance with a topographic plan, approved by the Zoning Administrator and City engineer, submitted at a scale of not less than one (1) inch equals fifty (50) feet and shall show existing and proposed grades and topographic features and such other data as may from time to time be required by the Zoning Administrator. Such certificate may be issued in appropriate cases upon the filing with the application of a performance or surety bond in an amount as established by the Zoning Administrator sufficient to rehabilitate the property upon default of the operator or such other reasonable expenses. The form of the bond shall be approved by the City Attorney. This regulation does not apply to normal soil removal for basement or foundation work when a building permit has previously been duly issued by the Zoning Administrator. 15:7 �Zoning Ordinance This page is intentionally left blank. 15:8 �The City of DEXTER ~ Article XVI RESERVED 16:1 �Zoning Ordinance This page is intentionally left blank. 16:2 �The City of DEXTER ~ Article XVII RESERVED 17:1 �Zoning Ordinance This page is intentionally left blank. 17:2 �The City of DEXTER ~ Article XVIII RESERVED 18:1 �Zoning Ordinance This page is intentionally left blank. 18:2 �The City of DEXTER ~ Article XIX PUD PLANNING AND DEVELOPMENT REGULATIONS FOR PLANNED UNIT DEVELOPMENT DISTRICTS Section 19.01 PURPOSE AND INTENT The Planned Unit Development (PUD) is provided as a design and planning option, intended to permit flexibility in the regulation of land development; to encourage innovative land use in terms of variety in design, layout, and type of structures constructed; to preserve significant natural features and open space; to promote efficient provision of public services and utilities; to encourage aesthetically pleasing development; to ensure compatibility of a proposed PUD with adjacent uses of land and to promote the use of land in a socially and environmentally desirable manner; minimize adverse traffic impacts, to provide adequate housing and employment; to encourage development of convenient recreational facilities; and to encourage the use and improvement of existing sites or buildings when the uniform regulations contained in other zoning districts alone do not provide adequate protection and safeguards for the site or its surrounding areas or flexibility to consider adaptive re-use of existing structures. Specifically, the PUD District regulations set forth herein are intended to achieve the following and a petitioner for a PUD must demonstrate all of the following as a condition for a PUD: A. A recognizable and material benefit to the ultimate users of the project and to the community, where such benefit would otherwise be unfeasible or unlikely to be achieved without application of the PUD regulations. 1. The applicant shall demonstrate to the Planning Commission and City Council that the PUD provides at least three of the following site design elements that could not be attained through a project design under conventional zoning: a. Mixed-use development with residential and non-residential uses or a variety of housing types. b. Redevelopment of brownfield or grayfield sites. c. Pedestrian/transit-oriented design with buildings oriented to the sidewalk and parking to the side or rear of the site. d. High quality architectural design beyond the site plan requirements of this Ordinance. 19:1 �Zoning Ordinance 19:2 e. Extensive landscaping beyond the site plan requirements of this Ordinance. f. Preservation, enhancement, or restoration of natural resources (e.g. trees, slopes, non-regulated wetland areas, views to Mill Creek and/or the Huron River). g. Preservation or restoration of historic resources. h. Provision of open space of public plazas or features. i. Efficient consolidation of poorly dimensioned parcels or property with difficult site conditions (e.g. topography, shape, etc.). j. Effective transition between higher and lower density uses, and/or between non-residential and residential uses; or allow incompatible adjacent land uses to be developed in a manner that is not possible using a conventional approach. k. Shared vehicular access between properties or uses. l. Mitigation of off-site impacts on public facilities such as road improvements. m. Significant use of sustainable building and site design features such as: water use reduction, water-efficient landscaping, innovative wastewater technologies, low-impact stormwater management, optimized energy performance, on-site renewable energy, passive solar heating, reused/recycled/renewable materials, indoor air quality, or other elements identified as sustainable by established groups such as the U.S. Green Building Council (LEED) or ANSI National Green Building Standards. B. Encourage innovation in land use and excellence in design, architecture, layout, type of structures constructed through the flexible application of land development regulations, and the preservation of natural resources. C. The PUD shall incorporate design elements that unify the site through landscaping, lighting, coordinated signage, pedestrian walks, and pathways. D. Long term protection and preservation of natural resources and natural features of a significant quantity and/or quality, where such benefit would otherwise be unfeasible or unlikely to be achieved without application of the PUD regulations. The PUD emphasizes a planning approach, which identifies and integrates natural resources and features in the overall site design concept and encourages the provision of open space for active and passive use. �The City of DEXTER ~ E. Long term protection of historic structures or significant architecture worthy of preservation, if applicable. F. Achieve economy and efficiency in the use of land, natural resources, energy and the provision for public services and utilities, provides adequate housing, employment and shopping opportunities particularly suited to the needs of the City residents, if applicable. G. The PUD shall be harmonious with public health, safety, and welfare of the City. H. The proposed PUD shall not result in an unreasonable negative environmental impact or loss of historic structure(s) on the subject site. I. The proposed planned unit development shall not result in an unreasonable negative economic impact upon surrounding properties. J. The proposed use or uses shall be of such location, size, density, and character as to be in harmony with the zoning district and City of Dexter Master Plan and shall not be detrimental to the adjoining districts. K. The proposed PUD shall be under single ownership and/or control such that there is a single person, corporation, or partnership having responsibility for completing the project in conformity with this ordinance. L. The PUD is not proposed in an attempt by the petitioner to circumvent the strict application of zoning standards. Section 19.02 PUD REGULATIONS A. A PUD may be applied in any zoning district. B. Any land use or mix of land uses authorized in the City of Dexter Zoning Ordinance may be considered for a PUD, subject to public health, safety, and welfare to ensure the compatibility of varied land uses both within and outside of the development and to the limitations of this Article. C. The location of all uses and buildings, all uses and mixtures thereof, all yards and transition strips, and all other information regarding uses of properties as shown on or as part of an approved final PUD site plan, shall have the full force and permanence of the zoning ordinance as though such regulations were specifically set forth in the zoning ordinance. D. Regulations shall be the continuing obligation of any subsequent interest in a PUD district or parts thereof and shall not be changed or altered except as approved through amendment or revision procedures as set forth in this Article XIX. The approved plan(s) and any conditions attached thereto shall control all subsequent planning or development. A parcel of land that has been approved as a PUD district shall not thereafter be developed or used except in accordance with the approved final PUD site plan. 19:3 �Zoning Ordinance E. No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permit shall be issued therefore, on a lot with, or under petition for, a PUD district classification, until the requirements of this article have been met. Section 19.03 GENERAL PROVISIONS All regulations within the City Zoning Ordinance applicable to setback, parking and loading, general provisions, and other requirements shall be met in relation to each respective land use in the PUD based upon the zoning districts in which the use is listed as Permitted Principle Uses. In all cases, the strictest provision shall apply. Notwithstanding the immediately preceding paragraph, deviations with respect to such regulation may be granted as part of the overall approval of the PUD, provided there are features or elements demonstrated by the petitioner and deemed adequate by the City Council, upon recommendation of the Planning Commission designed into the project plan for the purpose of achieving the objectives of this Section. For properties approved for PUD designation, the PUD standards provide the developer with flexibility in design and permit variation of the specific bulk, area, and in some situations, the density requirements of this Ordinance on the basis of the total PUD plan, subject to the approval of the PUD by the City Council, based on a recommendation of the Planning Commission, in accordance with the requirements set forth herein. The PUD standards shall not be sought primarily to avoid the imposition of standards and requirements of other zoning classifications rather than to achieve the stated purposes set forth in this Section. A. Residential Density. 1. 2. 19:4 Residential density shall not be greater than the maximum density permitted in the zoning district in which the property is situated immediately prior to classification under this Article. Provided, however, City Council may allow, based on a recommendation by the Planning Commission, up to a 25% density bonus upon a finding that: a. Additional density is consistent with the Master Plan and/or DDA Plan; and b. The project provides more than five recognizable and material benefits listed in Section 19.01 A.1. Further, in the determination whether a project warrants additional density, the Planning Commission and City Council may also consider the following factors including, without limitation: innovative design; pedestrian or vehicular safety; long term aesthetic beauty; protection and preservation of natural resources and features; preservation of open space which avoids fragmentation of the resources base and contributes to an area wide open space network; and improvements to the City’s infrastructure. �The City of B. DEXTER ~ 3. To determine density achievable with the underlying zoning for projects 20 acres or greater, the applicant shall submit a parallel plan, which is a conceptual subdivision layout based on the uses of land, dimensional requirements, access to public utilities, and density allowed by right in the district in which the land is located. Only the net buildable area of the residential portion of the site shall be considered. The “net buildable area” consists of the portion of the site that is not encumbered by regulated wetlands, steep slopes, existing rights-of-way, easements that cannot be included in residential lots, and other site features that would prevent use of the site for residential purposes. The parallel plan shall be submitted as part of the preliminary PUD application. Projects less than twenty (20) acres do not require a parallel plan. 4. If the parcel is not zoned for residential use immediately prior to classification under this Article, the City shall make a determination as to appropriate density based upon existing and planned residential densities in the surrounding area, the availability of utilities and services, and the natural features and resources of the subject parcel. 5. Where a PUD is proposed for a land area that includes multiple underlying zoning districts, density shall be determined separately for each respective zoning district then combined for a maximum permitted dwelling unit density for the overall project. Following the determination of density, residential dwelling unit types may be integrated within the overall design for the project and need not be segregated by the underlying zoning districts. The location and distribution of dwellings within the PUD shall be determined through design that meets the intent of this Article, preservation of natural features and compatibility with surrounding land uses. Mixed Use Projects. For planned unit development projects which contain a residential component, the City shall make a determination as to appropriate residential density based upon existing and planned residential densities in the surrounding area, the availability of utilities and services, the natural features, and natural resources of the subject parcel. Where non-residential uses adjoin off-site residentially zoned or used property, noise reduction and visual screening mechanisms such as earthen and/or landscaping berms and/or decorative walls, shall be employed in accordance with Article VI. C. Open Space Regulations. 1. Buildings, parking lots, drives, and similar improvements may be permitted in open space areas if related and necessary to the functions of the open space. Other buildings and improvements shall be prohibited therein. 2. Open space areas shall be conveniently located in relation to dwelling units. 19:5 �Zoning Ordinance D. 19:6 3. Open space areas shall have minimum dimensions, which are useable for the functions intended, which will be maintainable. 4. The City Council may require, upon recommendation of the Planning Commission, that natural amenities such as ravines, rock outcrops, wooded areas, tree or shrub specimens, unique wildlife habitat, ponds, streams and marshes be preserved as part of the open space system. 5. Landscaping shall be preserved and/or provided to ensure that the proposed uses will be adequately buffered from one another and from surrounding public and private property. 6. Efforts shall be made to preserve natural, historical, and architectural features and the integrity of the land, including EGLE regulated and non-EGLE regulated wetlands or floodplains. 7. When completed, the PUD shall have significant areas devoted to open space, which shall remain in its natural state and/or be restricted for use for active and/or passive recreation purposes harmonious with peaceful single-family residential uses in and surrounding the development. Priority shall be on preserving the most important natural features on the site, as identified by a site analysis. The amount of open space, including the area and percentage of the site, shall be specified on the site plan. 8. In addition to preservation of natural features, additional open space shall be, where possible, located and designed to achieve the following: provide areas for active recreation, provide areas for informal recreation and pathways convenient to the majority of the residents within the development connect into adjacent open space, parks, bike paths, and provide natural greenbelts between land uses. 9. Areas not considered open space. a. The area within a public street right-of-way or private road access easements or other easements that include roads or drives. b. The area located below the ordinary high water mark of an inland lake, river or stream, or any pond with standing water year round. c. The area within any manmade storm water detention or retention pond. d. The required yard (setbacks) area around buildings, which are not located on an individual lot or condominium site. Preservation of Natural Resources and Natural Features. Taking into consideration the criteria set forth in Sections 19.01 and 19.03, the City shall evaluate the proposed PUD to determine the following: �The City of DEXTER ~ 1. Natural resources will be preserved to the maximum extent feasible. 2. The proposed PUD respects the natural topography and minimizes the cutting, filling, and grading required. 3. The proposed PUD will not detrimentally affect or destroy natural features such as lakes, ponds, streams, wetlands, steep slopes, and woodlands and will preserve and incorporate such features into the development’s site design. 4. The proposed PUD will not cause off-site soil erosion or sedimentation problems. 5. The conveyance and storage of storm water will enhance the aesthetics of the site. Section 19.04 DESIGN STANDARDS A. Generally. The proposed development shall be consistent with the general principles and objectives of the adopted Master Plan, the subdivision ordinance, and all applicable building codes. B. Setbacks in the PUD Project. All regulations applicable to front, side and rear yard setbacks, shall be met in relation to each respective land use in the PUD upon zoning district regulations in which the proposed use is listed as a Permitted Principle Use or Special Land Use. C. Vehicular and Pedestrian Circulation. 1. Vehicular circulation shall be designed in a manner, which provides safe and convenient access to all portions of the site, promotes safety, contributes to coherence of site design, and adapts to site topography. The City encourages vehicular circulation to be modeled after the grid system or a modified grid system and traditional neighborhood design (TND) guidelines. 2. Walkways shall be provided in a manner, which promotes pedestrian safety and circulation. Walkways should be separated from vehicular traffic except where roadway crossings are necessary. The plan shall provide pedestrian and bicycle access to, between or through all open space areas, and to appropriate off-site amenities. Informal trails may be constructed of gravel or other similar material. However, the City may require the construction of a pathway of up to eight (8) feet in width be constructed of concrete or asphalt through portions of the development or along any public rightof-way abutting the development. The pedestrian circulation system, and its related walkways and safety paths, shall be separated from vehicular thoroughfares and ways. 19:7 �Zoning Ordinance D. 3. Physical design techniques, known as traffic calming are encouraged. These techniques are intended to alter driver behavior to reduce speed and cut-through traffic, improve vehicular safety, and improve conditions for non-motorized traffic. Traffic calming techniques may include but are not limited to the following, pedestrian refuge islands, central islands, chicanes, roundabouts, chokers, curb extensions, and/or raised pedestrian crossings. 4. Locations for school bus stops and mailboxes shall be shown on the site plan. 5. Each lot or principal building shall have vehicular access from a public street or private street or alley approved by the City Council and recommended by the Planning Commission. 6. Each lot or principal building shall have pedestrian access from a public or private sidewalk where deemed necessary by the City Council, upon recommendation of the Planning Commission, as part of the preliminary and final site plans. All parts of a PUD district shall be interconnected by a sidewalk system with design and materials acceptable to City Council, which will provide necessary, safe, and convenient movement of pedestrians. 7. Standards of design and construction for public and private streets may be modified to adequately provide the service required. Right-of-way standards may also be modified, especially where the preliminary and final site plans provide for separation of pedestrian and vehicular traffic and adequate, offstreet parking facilities. Modification of proposed public streets shall first be reviewed by the City Engineer. 8. Public and private streets shall be designed and constructed according to established standards for public streets, except that such standards may be modified as provided in Section 19.03.A.3. If private streets are to be dedicated to a public agency in the future, the petitioner shall first agree to bear the full expense of making the street suitable for public acceptance. 9. An individual dwelling unit in any single-family, two-family, townhouse, mobile home, or similar residential structure shall not have direct access to a collector or arterial street. 10. Thoroughfare, drainage, and utility design shall meet and exceed standards otherwise applicable in connection with each of the respective types of uses served. Parking and Loading Regulations. 1. 19:8 The parking and loading requirements set forth in Article V, herein, shall apply except that the number of spaces required may be reduced if approved by the City Council, upon recommendation of the Planning Commission, as part �The City of DEXTER ~ of the preliminary and final site plans. Such reduction shall be based upon specific findings and further based on the provisions in Article V. 2. Parking areas within the PUD shall meet the minimum requirements of City Ordinances, unless modified by the Planning Commission and City Council. E. Utilities. F. G. 1. Each principal building shall be connected to public water and sanitary sewer lines. 2. Each site shall be provided with adequate storm drainage. Open drainage courses and storm water retention/detention ponds may be permitted. 3. There shall be underground installation of utilities, including but not limited to, electrical, telephone, and cable television lines, provided, however, that distribution lines may be placed overhead if approved by the City Council. Surface mounted equipment for underground wires shall be shown on the final site plan and shall be screened from view. 4. The uses proposed in the PUD shall not adversely affect the existing public utilities and circulation system, surrounding properties, or the environment. Storm water Drainage/Erosion Control. All storm water drainage and erosion control plans shall meet the standards adopted by the City for design and construction and shall to the minimum extent feasible, utilize non-structural control techniques, including but not limited to: 1. Limitation of land disturbance and grading; 2. Maintenance of vegetated buffers and natural vegetation; 3. Minimization of impervious surfaces; 4. Use of terraces, contoured landscapes, runoff spreaders, grass, vegetated, or rock-lined swales; use of infiltration devices, including but not limited to rain gardens, native landscaping, and bio-retention swales. Design Elements. It is the intent of this article to promote excellence and innovation in design. Signage, lighting, landscaping, architecture and building materials for the exterior of all structures, and other features of the project, shall be designed and completed with the objective of achieving an integrated and controlled development, consistent with the character and the community, surrounding developments, and natural features of the area. Residential projects shall be designed to complement the visual context of the natural area. Techniques such as architectural design, site design, the use of native landscaping, and choice of colors and building materials shall be utilized in such manner that the scenic views across or through the site are protected and that the residential development is buffered from different land uses. 19:9 �Zoning Ordinance Non-residential and/or mixed use projects shall contribute to the enhancement of community and public spaces by providing at least two of the following: patio/ seating area, pedestrian plaza with benches, transportation center, window shopping walkway, outdoor playground area, kiosk area, water feature, clock tower or other such deliberately shaped area and/or focal feature or amenity that, in the judgment of the City Council, as recommended by the Planning Commission, adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network, and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape. Section 19.05 APPLICATION AND PROCESSING PROCEDURES 19:10 A. Pre-Application Meeting (Optional). An optional pre-application meeting with the Zoning Administrator may be requested by the applicant, and may include the Fire Inspector, other City department heads, and the City’s engineer and planning consultants, as determined by the Zoning Administrator. The intent of the PreApplication meeting is to discuss the appropriateness for the PUD concept, solicit feedback, and receive requests for additional materials supporting the proposal. A generalized site plan may be presented by the prospective applicant for consideration of the overall idea of the development. Statements made during the pre-application meeting shall not be legally binding commitments. B. Conceptual Review. All Planned Unit Development (PUD) projects are required to undergo a conceptual review process to facilitate a complete and thorough review prior to approval. This requirement is deemed necessary because PUD projects are generally complex projects with potentially higher intensity development that could have a major impact on surrounding land uses and significantly affect the health, safety, and general welfare of City residents. 1. Conceptual Review Procedure. Conceptual review shall be undertaken first by the Planning Commission and then by the City Council at public meetings held pursuant to all applicable notice requirements. At this stage, complete details of landscaping, site grading, drainage, and utilities, etc. are not essential. Basic questions of use, density, design, architecture, integration with existing development in the area, and impacts on and the availability of public infrastructure are generally discussed. No formal action shall be taken on a plan submitted for conceptual review. Statements made during conceptual review shall not be legally binding commitments. 2. Information Required for Conceptual Review. The following information shall be required for conceptual review and shall be submitted to the Zoning Administrator at least thirty (30) days prior to a Planning Commission or City Council meeting, as appropriate. If complete and accurate plans and documents are submitted, the case will be eligible to be placed on the meeting agenda (although placement on an agenda may be delayed due to other scheduling priorities). �The City of DEXTER ~ a. An application, in a form provided by the Zoning Administrator, along with the applicable fee, as set forth by resolution of the City Council. b. A conceptual plan for the proposed PUD, drawn to an engineer’s scale of not less than one (1) inch = twenty (20) feet for property less than three acres, or one (1) inch = one hundred (100) feet for property three (3) acres or more in size, that includes all of the following: i. Title block with sheet number/title; name, address and telephone number of the applicant and firm or individual who prepared the plans; and date(s) of submission and any revisions. ii. Scale and northpoint; iii. Location map drawn to a separate scale; iv. A legal description of the property; v. Zoning classification of site and all abutting parcels; vi. Net acreage (minus rights-of-ways) and total acreage. For parcels less than one acre, square footage must be provided; vii. Adjacent land uses; viii. Existing lot lines, building lines, structures, parking areas, and other improvements on the site and within one hundred (100) feet of the site; ix. Location, type, and land area of each proposed land use; type of dwelling units, if residential use is proposed, along with the number of units and proposed density; x. Proposed lot lines, lot dimensions, property liens, setback dimensions, and other improvements; xi. Location and height of all proposed buildings and structures; xii. Location of existing and proposed roads, driveways, parking lots, sidewalks, and pathways on or within two hundred and fifty (250) feet of the site; xiii. Proposed off-street parking lots and number of spaces; xiv. Conceptual landscape plan; xv. The general location of existing plant material; 19:11 �Zoning Ordinance Propose d Arii:d e 119 IPlianned Unit Deve lopme nt Process ~--------=--Pre~appliranon meeting (Opti1onal, but strnngl;y encouraged) Submit l1etter of request andl application f or Conceptu al PU D Pl an Review 1 Review an di discu ssi100 by Planning Commisston , and tl1.en Gify Coun t i'i Su bm i~petiti'oruappli1cati.on an di Prelii1m in al)'JFinail PU D Site·Phan and Deve·lopmem Agreement No adiion talke·n on Con cepb.J al PUD Pl1an, but appl:ica m recei,ve·s valluable i1nput andl drirecti:o,n from PC andl CC, staff and consu litmts. Publii c He.ari1JTg ar,i d Revi,ew of Preli:m i111a1y Site Pl,an an dl Devel opmentAg"reemeot by Plan ni1ng Commi,ssi·on 1 Acti10,n by Pllarmiing Com mission: Recoinm en dation to Gi1ty Counci ll Prel1im ina1y1Fi11 al Si~e Pllan andr Devel•opmem:Agreemelll: reviewed by Ciily Coundl Revi,ew of Final.Site Pltan and DevelopmentA:greement by Pl.anning Commissiioo If Pl1an is tabled'by PC, it may be revised & resubmitted for ri<>,l"l'>n<::irl...,r.:1tiM hv P ("_ 1 If Plan i:s denied by CC, p11an may be revi.sed & resu bmi1 1Ed, f or PC review/acti'on. Acti on by City Council If Plan israbledbyCC, i1 t m ay be revi,sedt & resubm itted f or Approval!of Fi1nal PU D Plian a11 d' DevelopmemAgre,ement fy Cou nci'IIi,s foll1owed1by by Ci1 ttle executi:0,11 an dl recording of tn e dlevellopment agreemenl 19:12 reconsrd'erati:oo by CC. �The City of C. DEXTER ~ xvi. Location of existing drainage courses, floodplains, rivers, and EGLE regulated wetlands; xvii. Location of existing and proposed sanitary sewers; xviii. Location of existing and proposed water mains; xix. Stormwater retention and detention pond locations and existing, or proposed storm sewers; xx. Number and location of residential units; xxi. Density calculation by type of residential unit; and xxii. Location and size of recreation and open space areas. c. Documentation indicating how the criteria for qualifications for a PUD have been met (as outlined in Section 19.01). d. A table which details all deviations from the established zoning district uses; area, height, and setback requirements; off-street parking regulations; general provisions; or subdivision regulations which would otherwise be applicable to the uses and development proposed in the absence of this PUD article. This table shall clearly identify the allowed regulation in comparison to the requested deviation. e. Any additional information requested by the Planning Commission and City Council to better assist in the determination of PUD qualification such as, but not limited to: market studies, fiscal impact analysis, traffic impact studies, and environmental impact assessments. Preliminary PUD Application – Submission and Content. Following the Conceptual Review with the Planning Commission and City Council, sixteen (16) paper copies and one electronic PDF copy of the application and all required materials for Preliminary PUD Plan shall be submitted. The submission shall be made to the Zoning Administrator for distribution to applicable reviewing parties and agencies. The Preliminary PUD Plan shall be accompanied by an application form and fee as determined by the City Council. The Preliminary PUD Plan shall contain the following information: 1. All information required for Preliminary Site Plan Review in accordance with Section 21.08, Data Required for Preliminary and Final Site Plans. 2. A narrative describing: a. The nature of the project, projected phases, and timetable. b. The proposed density, number, and types of dwelling units if a residential PUD. 19:13 �Zoning Ordinance 19:14 c. A statement describing how the proposed project meets the intent of the PUD District pursuant to Section 19.01. d. A statement from a registered engineer describing how the proposed project will be served by public water, sanitary sewer, and storm drainage. e. Proof of ownership or legal interest in property. D. Public Hearing – Planning Commission. The Planning Commission shall hold a public hearing and give notice in accordance with Section 22.08, Public Notice. If at any time after the public hearing the Preliminary PUD becomes inactive (no new information or plans submitted) for a period of six (6) months, the Preliminary PUD submittal shall become null and void. A single extension may be granted at the discretion of the Zoning Administrator upon written request by the applicant to the Zoning Administrator with additional information provided for a period of six (6) months. The Zoning Administrator will notify the Planning Commission and the City Council of the extension. E. Preliminary PUD Plan – Planning Commission Review and Recommendation. The Planning Commission shall review the Preliminary PUD Plan according to the provisions found in Sections 19.03 through 19.05. Following the public hearing, the Planning Commission shall recommend to the City Council either approval, denial, or approval with conditions of the Preliminary PUD Plan. In making its recommendation, the Planning Commission shall find that the proposed PUD meets the intent of the PUD district and the following standards: 1. In relation to the underlying zoning, the proposed type and density of use shall not result in a material increase in the need for public services, facilities, and utilities and shall not place a material burden upon the subject or surrounding land or property owners and occupants or the natural environment. 2. The proposed development shall be compatible with the Master Plan and shall be consistent with the intent and spirit of this Article. 3. The PUD shall not change the essential character of the surrounding area. 4. Proposed phases and timetable. 5. The proposed PUD shall be under single-ownership or control such that there is a single person or entity having responsibility for completing the project in conformity with this Article. This provision shall not prohibit transfer of ownership or control which must be requested in writing to the Zoning Administrator and shall require approval of City Council. �The City of DEXTER ~ F. Preliminary PUD Plan – City Council Review and Determination. After receiving the recommendation of the Planning Commission, the City Council shall approve, deny, or approve with conditions the Preliminary PUD Plan in accordance with the standards for approval and conditions for a PUD noted in Subsection E. above. G. Preliminary PUD Plan – Effect of Approval. Approval of the Preliminary PUD Plan that is required to accompany a PUD application does not constitute Final PUD Plan or rezoning approval, but only bestows the right on the applicant to proceed to the Final PUD Plan stage. The application for Final PUD consideration shall be submitted within twelve (12) months of receiving Preliminary PUD approval or the application shall be null and void. H. Final PUD Application – Submission and Content. Following Preliminary PUD Plan approval, copies of the application for Final PUD Plan shall be submitted to the Zoning Administrator. The Final PUD Plan shall be accompanied by an application form and fee as determined by the City Council. The Final PUD Plan shall contain the same information required for the Preliminary PUD Plan in subsection C. above along with the following information and any information specifically requested by the Planning Commission and/or City Council in their review of the Preliminary PUD Plan: 1. All information required for Final Site Plan Review in accordance with Section 21.08, Data Required for Preliminary and Final Site Plans. 2. Detailed construction and engineering plans in accordance with Section 21.10. 3. PUD Agreement. The applicant shall submit a Development Agreement in accordance with Section 22.12. I. Final PUD Plan and Rezoning – Planning Commission Review and Recommendation. After receiving approval of the Preliminary PUD Plan from the City Council, the Planning Commission shall review the Final PUD Site Plan and rezoning application and shall recommend to the City Council either approval, denial, or approval with conditions. In making its recommendation, the Planning Commission shall find that the proposed Final PUD Plan is in substantial compliance with the approved Preliminary PUD Plan and still meets the intent of the PUD District in addition to all development standards outlined in Sections 19.03 through 19.05. J. Final PUD Plan and Rezoning – City Council Review and Determination. After receiving the recommendation of the Planning Commission and considering the comments of the public, the City Council shall prepare a report stating its conclusions, its decision, the basis for its decision, and any conditions imposed on an affirmative decision. 19:15 �Zoning Ordinance K. Final PUD Plan and Rezoning – Effect of Approval. The Final PUD Plan, the narrative and all conditions imposed, if any, shall constitute the land use authorization for the property. All uses not specifically listed in the Final PUD Plan are disallowed and not permitted on the property. All improvements and uses shall be in conformity with this zoning amendment to PUD. The applicant shall record an affidavit with the Washtenaw County Register of Deeds, which shall contain the following: 1. Information Related to the Condominium Development. The following information shall be provided with the final site plan for a condominium development a. Condominium documents, including the proposed master deed, restrictive covenants, and condominium bylaws. b. Condominium subdivision plan requirements, as specified in Section 66 of Public Act 59 of 1978, as amended, and Rule 401 of the Condominium Rules promulgated by the Michigan Department of Commerce, Corporation and Securities Bureau. 2. Legal description of the property. 3. Legal description of the required open space and/or common space along with a plan stating how the open space and/or common space is to be maintained. 4. A statement that the property will be developed in accordance with the approved Final PUD Plan and any conditions imposed by the City Council or Planning Commission unless an amendment is duly approved by the City upon the request of the applicant or applicant’s transferees and/or assigns. This statement shall also include the duration of approval and action for noncompliance. Section 19.06 RESOLUTION OF AMBIGUITIES AND CHAPTER DEVIATIONS 19:16 A. The City Council, based upon the recommendation of the Planning Commission, shall resolve all ambiguities as to applicable regulations using this Zoning Chapter, the Master Plan, and other City standards and/or polices as a guide. B. Deviations with respect to such regulations may be granted as part of the overall approval of the PUD provided there are features or elements demonstrated by the applicant, and deemed adequate by the City Council upon the recommendation of the Planning Commission, designed into the PUD for the purpose of achieving the intent and objectives of this Article. �The City of DEXTER ~ Section 19.07 PUD CONDITIONS A. Reasonable conditions may be required by the City Council, upon the recommendation of the Planning Commission before approval of a PUD, to the extent authorized by law. Conditions may be included which are deemed necessary to ensure that existing public services and facilities affected by a proposed land use or activity will be capable of accommodating increased service and facility loads caused by the land use or activity; protecting the natural environment and conserving natural resources and energy; ensuring compatibility with adjacent land uses; and promoting the use of land in a socially and economically desirable manner consistent with the Master Plan. B. Conditions imposed shall be designed to protect natural resources and the public health, safety and welfare of individuals within the project and those immediately adjacent, and the community as a whole; necessary to meet the intent and purpose of this Ordinance; and be related to the objective of ensuring compliance with the standards of this Ordinance. All conditions imposed shall be made part of the record of the approved PUD which shall include a Final PUD plan and development agreement signed by the City and the petitioner. Section 19.08 PHASING AND COMMENCEMENT OF CONSTRUCTION A. Phasing. 1. Where a project is proposed for construction in phases, upon completion, each phase shall be capable of standing on its own in terms of the presence of safe and convenient vehicular and pedestrian access, adequate utility services and facilities; recreation facilities and open space. Each phase shall contain all necessary components to ensure protection of natural resources and the health, safety, and welfare of the users of the PUD and the residents of the surrounding area, including sidewalk connections and roadway improvements. In addition, each phase of the development which includes residential and non-residential uses shall provide the relative mix of uses and the scheduled completion of construction shall be disclosed and determined to be reasonable at the discretion of the City Council after recommendation from the Planning Commission. 2. The City Council, upon recommendation of the Planning Commission, may require that development be phased so that property tax revenues resulting from such development will generally balance the expenditures required by public agencies to properly service the development; so that serious overloading of utility services and community facilities will not result; and so that the various amenities and services necessary to provide a safe, convenient, and healthful residential environment will be available upon completion of any one phase. 19:17 �Zoning Ordinance The Planning Commission may require the petitioner to provide housing and commercial market analyses, traffic studies, and other information necessary for the Planning Commission to properly and adequately analyze a PUD district request for recommendation to the City Council. 3. The Planning Commission may require, as part of a Final PUD Plan review of a development phase, that land shown as open space on the approved Preliminary PUD Plan be held in reserve as part of the phase to be developed, in order to guarantee that density limits for the entire approved PUD will not be exceeded when the subject phase is completed. Such reserved land may be included in the development of subsequent phases if the density limits will not be exceeded upon completion of that phase or if other land is similarly held in reserve. B. Commencement and Completion of Construction. Construction shall be commenced within one (1) year following Final PUD Plan approval and shall proceed substantially in conformance with the schedule set forth by the applicant, as approved by the City. If construction is not commenced within such time, any approval of a Final PUD Plan shall expire and be null and void, provided, an extension for a one (1)-year period may be granted by the City Council upon good cause shown if such request is made to the City Council prior to the expiration of the initial period. In the event a Final PUD plan has expired, the City Council, based on a recommendation from the Planning Commission, shall be authorized to rezone the property in any reasonable manner, and, if the property remains classified as PUD, a new PUD or zoning application shall be required, and shall be reviewed in light of the existing and applicable law and Ordinance provisions prior to any construction. Extensions on Final PUD Plan approvals are limited to two (2), one (1)-year extension periods. C. No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permit shall be issued for a PUD until the requirements of this Article have been met. Section 19.09 AS-BUILT DRAWINGS As-built drawings shall be provided in accordance with Section 21.13, herein. Section 19.10 PERFORMANCE GUARANTEE Performance guarantees shall be provided in accordance with Section 21.16 herein. Section 19.11 MODIFICATION TO AN APPROVED PUD PLAN A. 19:18 A developer may request a change in an approved Preliminary PUD Plan, or an approved Final PUD Plan. A change which is determined by the Zoning Administrator to be a major change shall require an amendment to the approved Preliminary and/or �The City of DEXTER ~ Final PUD Plans. All amendments shall follow the procedures and conditions herein required for the original submittal, review, and approval, including a public hearing and notification. A change, which results only in a minor change as determined by the Zoning Administrator, shall only require a revision to the approved Preliminary PUD Plan and/or Final PUD Plan, and may be approved by the City Zoning Administrator after notification to the Planning Commission and City Council provided the minor change will not significantly alter the PUD as approved by the City Council, including the appearance of the development. B. A request for an amendment shall be made in writing to the Zoning Administrator and shall clearly state the reasons for all proposed amendments. Such reasons shall be based upon considerations such as changing social or economic conditions; potential improvements in layout or design features; unforeseen difficulties; or advantages mutually affecting the interest of City of Dexter and the developer, such as: technical causes, site conditions, state or federal projects and installations, and statutory revisions. Following payment of the appropriate fee, the developer shall submit the required information to the Zoning Administrator for review. C. The following changes shall be considered major: D. 1. A change in concept of the development. 2. A change in use or character of the development. 3. Changes in type(s) of dwelling units. 4. A change in the number of dwelling units (density). 5. Changes in non-residential floor area of over five percent (5%). 6. Changes in lot coverage and/ or floor area ratio of the entire development greater than one percent (1%). 7. The rearrangement of lots, blocks, and building tracts. 8. A change in the character or function of any street. 9. A reduction in land area set aside for common open space or the relocations of such area(s). 10. Horizontal and/or vertical elevation changes of five percent (5%) or more. Minor changes shall include the following: 1. A change in residential floor area. 2. A change in non-residential floor area of five percent (5%) or less. 3. Horizontal and/or vertical elevation changes of five percent (5%) or less. 19:19 �Zoning Ordinance E. 4. An increase in designated “areas not to be disturbed” or open space. 5. Plantings approved in the Final PUD Landscape Plan may be replaced by similar types of landscaping on a one-to-one (1:1) or greater basis. 6. Changes to approved building materials to higher quality materials. 7. Changes floor plans which do not alter the character of the use. 8. Slight modifications of sign placement or reduction of size. 9. Minor variations in layout which do not constitute major changes. 10. An increase in gross floor area or floor area ratio of the entire development of one percent (1%) or less. The Zoning Administrator shall have authority to determine whether a requested change is major or minor, in accordance with this Section. The burden shall be on the applicant to show good cause for any requested change. Upon approval of a minor change, revised drawings shall each be signed by the petitioner, the owner(s) of record, and/or the legal representative(s) of said owner(s) and submitted for the record. Section 19.12 VIOLATIONS 19:20 A. A violation of an approved Preliminary PUD Plan, and/or a Final PUD Plan, shall be grounds for the City Council to order that all construction be stopped, and that building permits and certificates of occupancy be withheld until the violation is removed or adequate guarantee of such removal is provided to the City Council. B. Violations of any plan approved under this Article, or failure to comply with any requirement of this Article, including agreements and conditions attached to an approved plan, shall be considered a violation of the City Ordinance as provided in Section 21.11. �The City of DEXTER ~ Article XX RESERVED 20:1 �Zoning Ordinance This page is intentionally left blank. 20:2 �The City of DEXTER ~ Article XXI SITE PLAN REVIEW Section 21.01 INTENT The intent of this Article is to provide consistent standards and methods for review and approval of site plans to ensure full compliance with the regulations in this Ordinance, other applicable ordinances, state, and federal regulations. Further, the intent is to encourage a harmonious relationship of buildings and uses both within a site and in relation to adjacent uses, achieve efficient use of the land; encourage innovative design solutions; protect natural resources; ensure safety for both internal and external vehicular and pedestrian users; achieve innovative storm water management solutions; and prevent adverse impact on adjoining or nearby properties. It is the intent of these provisions to encourage cooperation and consultation between the City and the applicant to facilitate development in accordance with the City’s land use objectives. This Article also allows administrative approval in certain cases where there is a change in use, a minor change to an existing site, or a minor change determined necessary in the field during construction. Section 21.02 BUILDINGS, STRUCTURES, AND USES REQUIRING SITE PLAN REVIEW A. Site Plan Review Requirement. The following buildings, structures, and uses require site plan review: 1. All proposed or permitted uses and related buildings, except single- and twofamily dwellings located on individual lots and their associated accessory structures. 2. All proposed special land uses and related buildings. 3. Any alteration, addition, or expansion of an existing permitted or special use and/or related building. 4. Any parking lot or addition thereto. Section 21.03 ADMINISTRATIVE REVIEW A. Authority. The City Zoning Administrator shall have the authority to conduct an administrative review of a site plan, provided all other standards of this Ordinance are met. The Zoning Administrator may seek the review and comments of applicable staff and/or consultants and reserves the right to refer the matter to the Planning Commission if desired. 21:1 �Zoning Ordinance B. C. D. 21:2 Projects to be Reviewed Administratively. Administrative review of a site plan may be conducted for the following projects or under the following circumstances: 1. Minor changes required by outside governmental agencies during construction as determined by the Zoning Administrator. 2. Expansion or reduction of an existing conforming structure or use of one thousand (1,000) sq. ft. or less or five percent (5%) of the floor area of the structure, whichever is less, provided the site will not require any significant change to existing site improvements such as parking, landscaping, lighting, signs, or sidewalks. 3. A change in use to a similar or less intense use provided the site will not require any significant changes to the existing site improvements such as parking, landscaping, lighting, signs, or sidewalks. 4. Increase in parking or loading area of up to twenty-five percent (25%) or six thousand (6,000) sq. ft. of pavement area without any building changes. 5. Changes to the building height that do not add additional floor area nor exceed the maximum height requirements of the district. 6. Site improvements such as installation of walls fences, lighting, or landscaping consistent with the Ordinance standards. 7. Temporary uses, sales, and seasonal events. Information Required. At the direction of the Zoning Administrator, any information required in Section 21.05 and Section 21.06 of the Zoning Ordinance may be required for administrative site plan approval. However, at a minimum, submissions of a site plan including the following information: 1. Proprietors’, applicants, and owner’s names, addresses and telephone numbers. 2. Date (month, day, year), including revisions. 3. Title Block and Scale. 4. North arrow. 5. Proposed and existing structures, parking areas, etc. on the parcel, and within one hundred (100) feet of the parcel. 6. Floor plans and Elevations. Two (2) or three (3) dimensional color renderings may be requested by the Zoning Administrator. The Zoning Administrator shall consider the criteria set forth in Section 21.09 in the �The City of DEXTER ~ review of the site plans submitted under this Section. Section 21.04 PRE-APPLICATION MEETING (OPTIONAL) An optional pre-application meeting with the City Zoning Administrator and/or the Site Plan Review Committee, may be requested by the applicant, and may include the Fire Inspector, other City department heads, and the City’s engineer and planning consultants, as determined by the Zoning Administrator. The intent of the pre-application meeting is to discuss the appropriateness of the development concept, solicit feedback, and receive requests for additional materials supporting the proposal. A generalized site plan may be presented by the prospective applicant for consideration of the overall idea of the development. Statements made during the pre-application meeting shall not be legally binding commitments. Section 21.05 PRELIMINARY SITE PLAN REVIEW A. Application and Fee for Preliminary Site Plan Review. An application for a preliminary site plan review shall be filed with the Zoning Administrator and include the number of copies specified on the application. An application for preliminary site plan review shall be accompanied by the required fees, as well as other data, exhibits, and information hereinafter required. B. Required Data for a Preliminary Site Plan. An application for approval of a preliminary site plan shall provide the information required for a preliminary site plan as set forth in Section 21.08. C. Staff/Consultant Review of Preliminary Site Plan. The Zoning Administrator shall determine if the preliminary site plan includes the required information set forth in this Article. If complete, the Zoning Administrator shall forward the preliminary site plan to all applicable City Departments, City Consultants, outside agencies, and other applicable review entities. City Departments, City Consultants, outside agencies, and other applicable review entities shall review the plans and other information submitted for compliance with applicable ordinances, policies, laws, and standards and shall furnish written comments, opinions, and recommendations to the City Zoning Administrator at least two (2) weeks prior to the Planning Commission meeting where action is sought. The City may permit the applicant to resubmit revised plans in response to the review comment depending on the complexity of the project and the time necessary to review the plans. All plan revisions must be clearly demonstrated, i.e. “bubbled” on the revised plan sets, and accompanied by a written narrative summarizing the revisions. Any plan revised in response to comments from the Planner, Engineer, or agencies/departments having jurisdiction shall not be placed on the Planning Commission agenda until written review comments from those persons noted above on the revision have been received by the Zoning Administrator. D. Planning Commission Review of Preliminary Site Plan. If complete, the Zoning 21:3 �Zoning Ordinance Arfi:cle 21 Site Plan R,eview Process Pre-application meetin.g wi .Zoning Administrator and}or site Plan Review committse (Optional, but ,encouraged) Submit generalized q:mce pt sitE plan Na, action ·ra ken an c:onc:eptual sire plan,. but applirarrt receiv es ·i;aluable input and direction. from submit applir ati'on and Pr eliminarv/final or ca,mbined Site Plan ~•tiew of Plan. b'I' sraffi, ccnsull!ant!i, fire Department and. other applicable departments. .Action. b•t Plarmi'ng commi,ssion: If Plan is tatJJe.d bV PC, it REc.ummendation lio Ciu; C::ouncil' ma~· be revised & resubmitted for reconsideration by PC. Zoning AdminislFclOOf' and/or Site Plan Rev iew committee. PreliminaP(/final site Plan,. and possible [le11elopment Agreement r eviewe d b~· ~ ' council is de.n1ed b•t o::, Plan ma·1· be rei1ised' & resubmittEd i'ar PC n Plan re·,iew/action. , Plan is tabled b'f Appra!/al al' rrinal site Plan by city council ma~· be followed b•; the eXEcution and r ec.urding a' ·lihe d.e1,1 elcpment agreement 21:4 cc, it ma,, be re11ised & resubmitted for reconsideration by cc. �The City of DEXTER ~ Administrator shall transmit complete submittals of the application and preliminary site plan drawing(s), including Planner and Engineer reviews to the Planning Commission prior to its next available regularly scheduled meeting. The Planning Commission shall undertake a study of the same and shall make a recommendation on approval, disapproval, or approval with modifications to the City Council. E. City Council Approval of a Preliminary Site Plan – Effect of Approval. After recommendation of the Planning Commission, the City Council may approve, deny, or may require changes in the preliminary site plan, and may attach conditions to its approval. Approval of a preliminary site plan by the City Council shall indicate its acceptance of the proposed layout of buildings, streets, drives, parking areas, and other facilities and areas in accordance with the standards set forth in Section 21.09. F. Expiration of Approval. Approval of a preliminary site plan shall be valid for a period of six (6) months from the date of approval and shall expire and be of no effect unless an application for a final site plan for all or part of the area included in the approved preliminary site plan is filed with the City Zoning Administrator. G. Phased Site Plans. If a final site plan is submitted for only a part of the area included in the approved preliminary site plan, successive final site plans shall be filed at intervals no greater than three (3) years from the date of approval of the previously approved final site plan. If such period is exceeded, the City Council may declare the approved preliminary site plan invalid with respect to the remaining parts of the site, unless good cause can be shown for the development schedule. In such case, the City Council may require that the site plan be revised to meet current ordinance requirements. H. Extension of Time Limits. Time limits set forth in this Article may be extended upon showing of good cause, and by written request by the applicant and review and approval by City Council. Section 21.06 FINAL SITE PLAN REVIEW A. Application and Fee for Final Site Plan Review. Following approval of the preliminary site plan, an application for final site plan review shall be filed with the Zoning Administrator, including the number of copies specified on the application of the proposed final site plan as well as other data, exhibits, and information hereinafter required. An application for final site plan review shall be accompanied by the required fees. B. Required Data for a Final Site Plan. An application for approval of a final site plan shall provide the information required for a final site plan as set forth in Section 21.08. 1. Information Related to a Condominium Development. The following 21:5 �Zoning Ordinance information shall be provided with the final site plan for a condominium development: C. a. Condominium documents, including the proposed master deed, restrictive covenants, and condominium bylaws. b. Condominium subdivision plan requirements, as specified in Section 66 of Public Act 59 of 1978, as amended, and Rule 401 of the Condominium Rules promulgated by the Michigan Department of Commerce, Corporation and Securities Bureau. 2. Legal description of the property. 3. Legal description of the required open space and/or common space along with a plan stating how the open space and/or common space is to be maintained. 4. A statement that the property will be developed in accordance with the approved Final PUD Plan and any conditions imposed by the City Council or Planning Commission unless an amendment is duly approved by the City upon the request of the applicant or applicant’s transferees and/or assigns. This statement shall also include the duration of approval and action for non-compliance. Staff/Consultant Review of Final Site Plan. The Zoning Administrator shall determine if the final site plan includes the required information set forth in this Article. If complete, the Zoning Administrator shall forward the final site plan to all applicable City Departments, City Consultants, outside agencies, and other applicable review entities. City Departments, City Consultants, outside agencies, and other applicable review entities shall review the plans and other information submitted for compliance with applicable ordinances, policies, laws, and standards and shall furnish written comments, opinions and recommendations to the City Zoning Administrator at least two (2) weeks prior to the Planning Commission meeting where action is sought. The City may permit the applicant to resubmit revised plans in response to the review comment depending on the complexity of the project and the time necessary to review the plans. Any plan revised in response to comments from the Planner, Engineer or agencies/departments having jurisdiction shall not be placed on the Planning Commission agenda until written review comments from those persons noted above on the revision have been received by the Zoning Administrator. D. 21:6 Planning Commission Review of a Final Site Plan. The Zoning Administrator shall transmit complete submittals and applicable consultant reviews to the Planning Commission prior to its next available regularly scheduled meeting. The Planning Commission shall undertake a study of the same and shall make a recommendation on approval, disapproval, or approval with modifications to the �The City of DEXTER ~ City Council. The Planning Commission shall include in its study of the site plan consultation with the Zoning Administrator, the Fire Chief, planning and engineering consultants, other governmental officials and departments, and public utility companies that might have an interest in or be affected by the proposed development. E. City Council Review of a Final Site Plan. After recommendation of the Planning Commission, the City Council may approve, deny or may require changes in the final site plan, and may attach conditions to its approval. The Zoning Administrator shall advise the applicant in writing of City Council’s action and any required modifications to a final site plan necessary to achieve conformance to the standards specified in this Ordinance after approval of the Official Meeting Minutes. F. Approval of a Final Site Plan. Upon approval of a final site plan by the City Council, and resolution of any approval contingencies, the applicant, the owner(s) of record, or the legal representative thereof, and the Zoning Administrator shall each sign and stamp five (5) copies of the approved final site plan. A single electronic copy of the approved site plan in PDF format shall also be provided for the City’s records. The Zoning Administrator shall transmit two (2) signed copies of the plan and any conditions attached to the approval to the applicant and City project file. The approved site plan shall become part of the record of approval, and subsequent actions relating to the activity authorized shall be consistent with the approved site plan unless a change conforming to the Zoning Ordinance is agreed by the landowner and the City Council. G. Effect of Approval. Approval of a final site plan authorizes issuance of a certificate of zoning compliance and issuance of a building permit, provided all other requirements for a building permit have been met. In the case of uses without buildings or structures, approval of a final site plan authorizes issuance of a certificate of zoning compliance and issuance of a certificate of occupancy, provided all other requirements for such certificate have been met. H. Expiration of Approval. Approval of a final site plan shall expire and be of no effect two (2) years following the date of approval unless a Zoning Compliance Permit has been issued and construction has begun on the property and is diligently pursued to completion in conformance with the approved final site plan. I. Extensions of Time Limits. Time limits set forth in this Article may be extended upon showing of good cause, and by written agreement between the petitioner and the recommendation of the Planning Commission and approval by City Council. 21:7 �Zoning Ordinance Section 21.07 COMBINING PRELIMINARY AND FINAL SITE PLANS An applicant may, at the applicant’s discretion and risk, with approval of the Zoning Administrator, combine a preliminary and final site plan in an application for approval. The Zoning Administrator shall have the authority to require submittal of a preliminary site plan separate from a final site plan, where, in his/her opinion, the complexity and/or size of the proposed development so warrant. A preliminary and final site plan shall not be combined for any development consisting of two (2) or more phases. Section 21.08 DATA REQUIRED FOR PRELIMINARY AND FINAL SITE PLANS All plans shall be prepared by a professional engineer registered in the State of Michigan whose seal shall be affixed to the first sheet. All landscape plans shall be prepared by a Landscape Architect licensed in the State of Michigan whose seal has been affixed to the Landscape Plan. Preliminary and final site plans shall include the information set forth in Table 21.08 A-1. Table 21.08 A-1. Preliminary Site Plan and Final Site Plan Submittal Requirements Plan Data A. Application Form Name and address of the applicant and property owner Address and common description of property and complete legal description Dimensions of land and total acreage Zoning on the site and all adjacent properties Description of proposed project or use, type of building or structures, and name of proposed development, if applicable Name and address of firm or individual who prepared the site plan Proof of property ownership B. Site and Zoning Data Existing lot lines, building lines, structures, parking areas, and other improvements on the site and within 100 feet of the site 21:8 Required For: Preliminary Final Site Site Plan Plan X X X X X X X X X X X X X X X X �The City of Plan Data Proposed lot lines, lot dimensions, property lines setback dimensions, structures, and other improvements to the site and within 100 feet of the site. All existing and proposed easements, including type Zoning district of site and all adjacent properties Land use of site and all adjacent property Proposed use of site Gross and net lot area in acres and sq. ft., net lot area excluding all existing road rights-of-way as well as that in proposed rights-of-way, required access easements and portions covered by wetlands, bodies of water (including streams, ponds, lakes), and 90% of the area of all existing drainage easements Ground floor and total floor area to be constructed Lot coverage (ground floor area divided by net lot area) Impervious surface (total impervious area and percentage of impervious area to total net lot area) Floor area ratio (total floor area divided by net lot area) Number and type of dwelling units and density, for residential projects Building height, in feet and number of floors Required yards C. Natural Features General location of existing plant materials, with identification of materials to be removed and materials to be preserved Location, sizes, types, and condition of existing trees Topography on the site and within 100 feet of the site at two-foot contour intervals, referenced to a USGS benchmark Location of existing drainage courses, floodplains, lakes and streams, and wetlands with elevations Wetlands delineated both in the field and on the plan. The existing area must be shown for each wetland. All impacted areas and mitigation areas shall be shown with calculations provided. DEXTER ~ Required For: Preliminary Final Site Site Plan Plan X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 21:9 �Zoning Ordinance Plan Data Soils information, location, and extent of soils that are unbuildable in their natural state because of organic content or water table level, based on the Washtenaw County Soil Survey or equivalent information. Groundwater information on the site, with supporting evidence including, but not limited to site-specific soils information. D. Access and Circulation Dimensions, curve radii, and centerlines of existing and proposed access points, roads, and road rights-of-way or access easements Driveways and intersections within 250 feet of the site Location of proposed roads, driveways, parking lots, sidewalks, and non-motorized pathways Cross-section details of proposed roads, driveways, paring lots, sidewalks, and non-motorized paths illustrating materials and thickness Dimensions of acceleration, deceleration, and passing lanes Calculations for required number of parking and loading spaces, location, and layout Dimensions of parking spaces, islands, circulation aisles, and loading zones Fire protection plan Traffic regulatory signs and pavement markings E. Landscape Plans General landscape plan, including location and type of all proposed shrubs, trees, and other live plant material. Existing live plant material to remain, and if material will be applied to landscaping requirements Existing and proposed topography, by contours, correlated with the grading plan Location of all proposed improvements, as shown on the site plan 21:10 Required For: Preliminary Final Site Site Plan Plan X X X X X X X X X X X X X X X X X X X X X X X X �The City of Plan Data DEXTER ~ Required For: Preliminary Final Site Site Plan Plan Planting list for proposed landscape materials, with caliper size or height of material, root ball type, method of installation (planting/staking details), botanical and common names, spacing, and quantity Irrigation system plan for watering and draining landscape areas Sections, elevations, plans, and details of landscape elements, such as berms, walls, ponds, retaining walls, and tree wells. Proposed means of protecting existing plan material during construction Proposed dates of installation Landscape maintenance schedule F. Building, Structure, and Miscellaneous Site Information Location, height, and outside dimensions of all proposed X buildings and structures Building floor plans and total floor area Details on accessory structures and any screening Location, size, height, and lighting of all proposed site and wall signs Building façade elevations for all sites, drawn at an appropriate scale Description of exterior building materials and colors (samples may be required) Location of exterior lighting (site and building lighting) Lighting details, including size, height, initial lumen rating, type of lamp, method of shielding, type of lens, and depiction of lighting pattern for all site and building lighting Lighting photometric grid overlaid on proposed site plan showing light intensity (in foot-candles) on site and 10 feet beyond parcel lines Location of trash receptacle(s) and transformer pad(s) and method of screening Location of any outdoor sales or display area X X X X X X X X X X X X X X X X X X 21:11 �Zoning Ordinance Plan Data Required For: Preliminary Final Site Site Plan Plan G. Information Concerning Utilities, Drainage, and Related Issues Location of existing and proposed sanitary sewer systems X X Size of existing and proposed sanitary sewer systems X Location of existing and proposed water mains, water X X service, and fire hydrants Size of existing and proposed water mains, water service, X and fire hydrants Site grading, drainage patterns, and other stormwater X X management measures Stormwater drainage and retention/detention calculations X X Stormwater retention and detention ponds, including grading, side slopes, depth, high water elevation, volume, X and outfalls Location of storm sewers and drains X X Size of storm sewers and drains X Location of above and below ground gas, electric, and X X telephone lines, existing and proposed Location of transformers and utility boxes X Assessments of potential impacts from the use, processing, or movement of hazardous materials or X chemicals, if applicable H. Additional Information Required for Multiple-Family Residential Development The number and location of each type of residential unit X X (one-bedroom units, two-bedroom units, etc.) Density calculations by type of residential unit (dwelling X X units per acre) Garage and/or carport locations and details, if proposed X Mailbox clusters X Location, dimensions, floor plans, and elevations of common building(s) (e.g. recreation, laundry, etc.), if X applicable Swimming pool fencing detail, including height and type X of fence, if applicable Location and size of recreation and open space areas X 21:12 �The City of Plan Data DEXTER ~ Required For: Preliminary Final Site Site Plan Plan Indication of type of recreation facilities proposed for X recreation area I. Additional Study (as required by the Zoning Administrator) As required by Zoning Traffic Study Administrator As required by Zoning Environmental Assessment Administrator As required by Zoning Noise Administrator As required by Zoning Additional Study as required by the Zoning Administrator Administrator NOTE: If any of the items listed above are not applicable, a list of each item considered not applicable and the reason(s) why each listed item is not considered applicable should be provided on the site plan. Section 21.09 CRITERIA FOR SITE PLAN REVIEW A. Standards. The Planning Commission (and City Council) shall review the site plan to ensure that it complies with all of the criteria below: 1. General. a. The proposed development shall be consistent with the general principles and objectives of the adopted City Master Plan, the subdivision ordinance, and all applicable building codes. b. All elements of the site plan shall be designed to take into account the site’s topography, existing historical and architectural features, the size and type of lot, the character of adjoining property, and the traffic operations of adjacent streets. The site shall be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses permitted in this Ordinance. 2. Building Design. The building design shall relate to the surrounding environment in regard to texture, scale, mass, proportion, and color. High standards of construction and quality materials will be incorporated into the new development. 3. Preservation of Significant Natural Features. Judicious effort shall be used to preserve the integrity of the land, existing topography, and natural features, in particular woodlands, MDEQ designed/regulated wetlands, and, to a lesser extent, wetlands which are not regulated by the MEDQ. 21:13 �Zoning Ordinance 21:14 4. Landscaping. The landscape shall be preserved in its natural state, insofar as practical, by removing only those areas of vegetation or making those alterations to the topography which are reasonably necessary to develop the site in accordance with the requirements of this Ordinance. Landscaping shall be preserved and/or provided to ensure that proposed uses will be adequately buffered from one another and from surrounding public and private property. Landscaping shall be provided and designed in accordance with the provisions of Article VI, Landscaping Standards. 5. Streets. All streets shall be developed in accordance with the City of Dexter Subdivision control Ordinance and Engineering Standards. 6. Access, Driveways, and Circulation. Safe, convenient, uncongested, and well-defined vehicular and pedestrian circulation within and to the site shall be provided and shall meet the following criteria: a. Drives, streets, parking, and other elements shall be designed to discourage through traffic, while promoting safe and efficient traffic operations within the site and at its access points. b. All driveways shall meet the design and construction standards of the City. c. Access to the site shall be designed to minimize conflicts with traffic on adjacent streets, particularly left turns into and from the site. d. For uses having frontage and/or access on a major traffic route, as defined in the City of Dexter Master Plan, the number design, and location of access driveways, and other provisions for vehicular circulation shall comply with the provisions of Section 5.11 Access Management. 7. Emergency Vehicle Access. All buildings or groups of buildings shall be arranged so as to permit necessary emergency vehicle access as required by the City fire and police departments. 8. Sidewalks, Pedestrian, and Bicycle Circulation. a. The arrangement of public or common ways for vehicular and pedestrian circulation shall be connected to existing or planned streets and sidewalks/pedestrian or bicycle pathways in the area in accordance with City of Dexter Non-Motorized Pathways Plan. b. A pedestrian circulation system shall be separated from vehicular circulation systems. �The City of c. DEXTER ~ In order to ensure public safety, special pedestrian measures, such as crosswalks and crossing signals, other such facilities may be required in the vicinity of primary and secondary schools, playgrounds, local shopping areas, fast food/service restaurants, and other high-traffic areas of pedestrians or bicycles. 9. Barrier-Free Access. The site has been designed to provide barrier-free parking and pedestrian circulation. 10. Parking. The number and dimensions of off-street parking spaces shall be sufficient to meet the maximum standards outlined in Article V, Parking and Loading. However, the Planning Commission may reduce the required number of parking spaces as permitted in Section 5.03 Off-Street Parking: Flexibility in Application and Section 5.05.A. 11. Loading and Storage. All loading and unloading areas and outside storage areas shall be screened, as determined by the Planning Commission, in accordance with Article VI, Landscaping Standards. 12. Soil Erosion Control. The site shall have adequate lateral support so as to ensure that there will be no erosion of soil or other material. The final determination as to adequacy of, or need for, lateral support shall be made by the City Engineer. 13. Utilities. Public water and sewer facilities shall be available or shall be provided for by the developer as part of the site development, where such systems are available. 14. Stormwater Management. a. Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system. Provisions shall be made to accommodate stormwater which complements the natural drainage patterns and wetlands, prevent erosion and the formation of dust. Sharing of stormwater facilities with adjacent properties shall be encouraged. The use of detention/retention ponds may be required. Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water. b. Storm water detention, retention, transport, and drainage facilities shall be designed to conserve and enhance the natural storm water system on site, including the storage and filtering capacity of wetlands, watercourses, and water bodies, and/or the infiltration capability of the natural landscape. Storm water facilities shall not cause flooding 21:15 �Zoning Ordinance or the potential for pollution of surface or groundwater, on-site or offsite. Storm water facilities shall conform to the requirements of the Washtenaw County Water Resource Commissioner. Deviations from the Washtenaw County Water Resource Commissioner standards may be permitted upon review and approval by the City Engineer. 21:16 15. Lighting. Exterior lighting, in accordance with Section 3.11, Exterior Lighting, shall be arranged so that it is deflected away from adjacent properties and so that it does not impede the vision of traffic along adjacent streets. Flashing or intermittent lights shall not be permitted. 16. Noise. The site has been designed, buildings so arranged, and activities/ equipment programmed to minimize the emission of noise, particularly for sites adjacent to residential districts. 17. Mechanical Equipment and Utilities. Mechanical equipment and utilities, roof, building- and ground-mounted, shall be screened in accordance with the requirements of Article VI, Landscaping Standards. 18. Waste Receptacles. Waste receptacles shall be provided as required in Section 3.08, Dumpster and Waste Receptacles. 19. Signs. The standards of Article VII must be met. 20. Hazardous Materials or Waste. For businesses utilizing, storing or handling hazardous material such as automobile service and automobile repair stations, automobile body repair stations, dry cleaning plants, metal plating industries, and other industrial uses, documentation of compliance with state and federal requirements shall be provided. 21. Industrial site plan requirements. a. Site plan proposals for new or expanded industrial development shall comply with the site plan requirements in Articles XVI, I-1, Limited Industrial District and XVII, RD Research and Development District. b. In order to plan for and accommodate new industries in the City of Dexter, the following information shall be provided for all proposed industrial businesses. An industrial activity statement is required in conjunction with site plan review. An industrial activity statement is also required for a new industry prior to occupying an existing building, even if a formal site plan review is not required. Responses shall be submitted on company letterhead, signed, and dated by the chief executive of the proposed facility. i. Business name. ii. Business mailing address. �The City of DEXTER ~ iii. Business phone no., fax no., and emergency phone no. iv. If a subsidiary, the name and address of the parent company. v. The names and titles of individuals involved in management of the business in the City of Dexter. vi. A detailed description of the business to be located in the City of Dexter, including, at minimum, the following information (this information, including the levels of emissions and discharges specified will become a part of the approved site plan, and may be used by the city to monitor compliance with the approved site plan): (1) The types of industrial processes to be used. (2) The products to be created. (3) Identification of chemicals, hazardous substances, flammable or combustible liquids, pesticides, fertilizers, and oil products to be used, stored, or produced. (4) Description of the type and maximum level of any air contaminants or air emissions to be produced by the industrial processes, and description of the measures to be taken to protect air quality. (5) Description of the type and maximum amount of wastewater to be produced, and description of the measures to be taken to prevent discharge of pollutants into or onto the ground. (6) Description of the type and level of noise to be created by the industrial processes, and description of any noise abatement measures to be taken vii. If the business is relocating from another municipality, the addresses of previous location(s). viii. The expected daily hours of operation. ix. The days of the week when expected to be in operation. x. Number of employees expected at the facility. xi. Indication whether the business has been cited within the past five years, in any form or manner, by any governmental authority for violation of any laws and regulations, including 21:17 �Zoning Ordinance environmental laws and regulations, and indication whether the business had any permits revoked because of noncompliance with governmental regulations, with detailed explanation. c. 22. 21:18 xii. Indication whether, in the past five (5) years, any employees sustained on-the-job disabling injuries or injuries necessitating recovery lasting more than two (2) weeks, or whether any employees have been killed on the job, with detailed explanation. xiii. Indication whether there are any special fire protection devices or measures required by this business, with detailed explanation. xiv. Indication whether there are any special waste treatment procedures or measures required by this business, with detailed explanation. Certification Statements. In the letter containing the above information, the following statement shall be inserted prior to the signature by the chief executive officer of the City of Dexter facility: i. I hereby swear or affirm that I have sufficient knowledge concerning the proposed business to provide the information provided herein and that this information is true and accurate. I further swear or affirm that I have the authority to sign this document on behalf of the applicant. ii. I acknowledge that the information contained in this document is required under the City of Dexter Zoning Ordinance and shall become a part of our site plan review application. I acknowledge that any omission or material misrepresentation as to the information contained herein shall be cause for denial of the application, and if the omission or material misrepresentation is discovered subsequent to site plan approval, for revocation of that site plan approval. I acknowledge that any operations of the business that are inconsistent with or in conflict with the information presented herein shall constitute a violation of the Zoning Ordinance, and shall be subject to the penalties and corrective action specified in the Zoning Ordinance. Other Agency Reviews. The applicant has provided documentation of compliance with other appropriate agency review standards, including, but �The City of DEXTER ~ not limited to, the MDEQ, MDOT, Washtenaw County Road Commission, Washtenaw County Water Resources Commission, Washtenaw County Health Department, and other Federal and State agencies, as applicable. Section 21.10 FINAL SITE PLAN AND ENGINEERING A. No certificates of zoning compliance or building permits shall be issued until all required site plans and engineering plans have been approved and all applicable construction permits are in effect. B. No grading, removal of trees or other vegetation, landfilling, or construction of improvements shall commence for any development for which site plan approval is required until a final site plan is approved and is in effect, and construction permits are issued, except as otherwise provided in this Ordinance. Section 21.11 AMENDMENT, REVISION OF SITE PLAN A. An applicant or property owner who has been granted site plan approval shall notify the Zoning Administrator of any proposed amendment to such approved site plan. B. Minor changes may be approved by the Zoning Administrator. The Zoning Administrator must provide, in writing to the Planning Commission and City Council, documentation that the proposed revision does not alter the basic design, compliance with the standards of this Ordinance, nor any specified conditions of the plan. In considering such determination, the Zoning Administrator shall consider the following to be a minor change: 1. Change in size of structures, for residential buildings by up to five percent (5%), provided that the overall density of units does not increase. 2. Change in square footage of non-residential buildings by up to ten percent (10%) or two thousand (2,000) sq. ft., whichever is smaller. 3. Alterations to horizontal and /or vertical elevations by up to five percent (5%). 4. Movement of a building or buildings by no more than ten (10) feet. 5. Increase in designated “areas not to be disturbed”. 6. Replacement of plantings approved in the site plan landscape plan by similar types and sizes of landscaping, which provides a similar screening effect on a one to one (1:1) or greater basis, with approval of the Zoning Administrator. 7. Improvements to site access or circulation, such as inclusion of deceleration lanes, boulevards, curbing, pedestrian/bicycle paths, etc. 21:19 �Zoning Ordinance C. 8. Changes of building materials to another of higher quality, as determined by the Zoning Administrator. 9. Changes in floor plans, which do not alter the character of the use. 10. Modification of sign placement or reduction of size. 11. Internal rearrangement of parking lot, which does not change the number of parking spaces by five percent (5%) or alter access locations or design. 12. Changes required or required by the City of safety reasons. 13. Other minor site improvements that meet all Ordinance requirements. Should the Zoning Administrator determine that the requested site plan modification is not minor, the Planning Commission and City Council shall be notified in writing, and the applicant shall submit an application for an amendment to an approved site plan to the Zoning Administrator, in accordance with the procedure under Section 21.06. Section 21.12 MODIFICATION CONSTRUCTION OF PLAN DURING A. All site improvements shall conform to the approved final site plan, including engineering drawings approved by the City Engineer. If the applicant makes any changes during construction in the development in relation to the approved final site plan, such changes shall be made at the applicant’s risk, without any assurances that the City Council will approve the changes. B. It shall be the responsibility of the applicant to notify in writing the Zoning Administrator, and the City Council of any changes. The Zoning Administrator may require the applicant to correct the changes so as to conform to the approved final site plan, approve the proposed modification or require the applicant to make the modification request to the City Council. C. Any deviation from the approved site plan, except as authorized in Section 21.11, Amendment to an Approved Site Plan, shall be considered a violation of this Article. Section 21.13 AS-BUILT DRAWINGS A. 21:20 The applicant shall provide as-built drawings and a project engineer’s certificate of all sanitary sewer, water, and stormsewer lines and all appurtenances, which were installed on a site for which a final site plan was approved. As-built drawing requirements are available in the City’s current engineering standards. The drawings shall be submitted to the Zoning Administrator, and shall be approved by the City Engineer prior to the release of any performance guarantee or part thereof �The City of DEXTER ~ covering such installation. An as-built performance deposit is required to ensure the completion of the as-built drawings. B. The as-built drawings shall show, but shall not be limited to, such information as the exact size, type, and location of pipes; location and size of valves, fire hydrants, tees, and crosses; depth and slopes of retention basins; and location of any type of other utility installations. The drawings shall show plan and profile views of all sanitary and storm sewer lines and plan views of all water lines. C. The as-built drawings shall show all work as actually installed and as field verified by a professional engineer or a representative thereof. The drawings shall be identified as “As-built Drawings” in the title block of each drawing and shall be signed and dated by the owner of the development or the owner’s legal representative and shall bear the seal of a professional engineer. D. Upon acceptance of the as-built drawings, the applicant shall submit the required information for the dedication of public infrastructure, if applicable. Section 21.14 PHASING OF DEVELOPMENT The applicant may divide the proposed development into two (2) or more phases. In such case the preliminary site plan shall cover the entire property involved and shall clearly indicate the location, size, and character of each phase. A final site plan shall be submitted for review and approval for each phase. A construction timeline must be submitted for phased development. The City Council may impose restrictions on the approval of subsequent plans and phases due to lack of permit activity for a period of more than one year. Prior to the approval of subsequent phases the City Council may require that incomplete site work, such as but not limited to incomplete sidewalks, roads or other site amenities that affect the quality of life for residents, be completed. Section 21.15 INSPECTION The Zoning Administrator shall be responsible for inspecting all improvements for conformance with the approved final site plan. All subgrade improvements, such as utilities subbase installations for drives and parking lots, and similar improvements shall be inspected and approved prior to covering. The applicant shall deposit with the City, to be held by the City in escrow, an amount deemed reasonable by the Zoning Administrator and/or City Engineer to pay for anticipated inspections. The applicant shall be responsible for requesting the necessary inspections. The Zoning Administrator shall obtain inspection assistance from the City Fire Chief, and Engineer, where applicable. The Zoning Administrator shall notify the Planning Commission in writing when a development for which a final site plan is approved has passed inspection with respect to the approved final site plan. The Zoning Administrator shall notify the City Council and the Planning Commission in writing, of any development for which a final site plan was approved, which does not pass inspection with respect to the approved final site plan, and shall advise the 21:21 �Zoning Ordinance City Council and the Planning Commission of steps taken to achieve compliance. In such case, the Zoning Administrator shall periodically notify the City Council and the Planning Commission of progress toward compliance with the approved final site plan and when compliance is achieved. Section 21.16 PERFORMANCE GUARANTEES A. Performance bonds, irrevocable bank letters of credit, cash deposits, or other forms of security shall be provided by the applicant to the City. The guarantee shall be provided after a final site plan and/or zoning compliance certificate is approved, but prior to issuance of a certificate of final zoning compliance, or as determined by the Zoning Administrator, for any improvements covered by the site plan. The guarantee shall cover site improvements shown on the approved final site plan, which will not be completed prior to issuance of the certificate of final zoning compliance. Site improvements shall include but not be limited to: streets and drives, parking lots, sidewalks, street signage, grading, required landscaping, required screens, storm drainage, exterior lighting, trash enclosures, utilities and any other information shown on the approved final site plan. B. The applicant shall provide a cost estimate of the improvements to be covered by the guarantee and such estimate shall be verified as to amount by the City Engineer. The form of the guarantee shall be approved by the City Attorney. C. If the applicant shall fail to provide any site improvement according to the approved plans within the time period specified in the guarantee, the City Council shall have the authority to have such work completed. The City Council may reimburse itself for cost of such work, including administrative costs, by appropriating funds from the deposited security, or may require performance by the bonding company. D. If a cash deposit is used, the applicant and City Zoning Administrator shall decide at the time of deposit on the means of rebating portions of the deposit in proportion to the amount of work completed on the covered improvements. All required inspections for improvements for which the cash deposit is to be rebated shall have been made before any rebate shall be made. E. The Zoning Administrator may refuse to sign a certificate of final zoning compliance in order to achieve compliance with the approved final site plan, and approved engineering plans related thereto. In such cases, a certificate of final zoning compliance shall be signed by the Zoning Administrator upon compliance with the approved plans or upon provision of adequate security to guarantee compliance following occupancy. Section 21.17 FEES Fees for the application and review of site plans and inspections as required by this Article shall be established and may be amended by resolution of the City Council. 21:22 �The City of DEXTER ~ Section 21.18 VIOLATIONS The approved final site plan shall become part of the record of approval and subsequent action relating to the site in question shall be consistent with the approved final site plan, unless the City Council agrees to such changes as provided in this Article. Any violation of the provisions of this Article, including any improvement not in conformance with the approved final site plan, shall be deemed a violation of this Ordinance and shall be subject to all penalties therein. Section 21.19 PROPERTY MAINTENANCE AFTER APPROVAL It shall be the responsibility of the owner of a property for which site plan approval has been granted to maintain the property in accordance with the approved site design on a continuing basis until the property is razed, or until new zoning regulations supersede the regulations upon which site plan approval was based, or until a new site design is approved. This maintenance requirement includes healthy landscaping, walls, fences, pavement, pavement markings, signs, building exterior, drainage facilities and all other elements of a site. Any property owner who fails to so maintain an approved site design shall be deemed in violation of the use provisions of this Ordinance and shall be subject to the same penalties appropriate for a use violation. With respect to condominium projects, the Master Deed shall contain provisions describing the responsibilities of the condominium association, condominium owners, and public entities, with regard to maintenance of the property in accordance with the approved site plan on a continuing basis. A storm water management maintenance schedule shall be part of the master deed. The Master Deed shall further establish the means of permanent financing for required maintenance and improvement activities, which are the responsibility of the condominium association. Failure to maintain an approved site plan shall be deemed in violation of the use provisions of this Ordinance and shall be subject to the same penalties appropriate for a use violation. Prior to the transitional control date, the developer shall not amend the Master Deed without approval from the Planning Commission. Section 21.20 DEVELOPMENT AGREEMENTS The City Council may as a condition of final site plan approval, require the proprietor and/or developer to enter into a Development Agreement with the City. Such agreement shall set forth and define the responsibilities of the proprietor and the City, as set forth in Section 22.12. 21:23 �Zoning Ordinance This page is intentionally left blank. 21:24 �The City of DEXTER ~ Article XXII ADMINISTRATION AND ENFORCEMENT Section 22.01 PURPOSE It is the purpose of this article to provide the procedures for the administration of the Ordinance, issuance of permits, inspection of properties, collection of fees, handling of violators, and enforcement of provisions of this Ordinance and amendments thereto. Section 22.02 ADMINISTRATION The provisions of this Ordinance shall be administered by the Zoning Administrator, or their designee, to enforce the provisions of this Ordinance. The Zoning Administrator shall be appointed by the City Council. When the position of Zoning Administrator is vacant the City Manager shall act as Zoning Administrator until such time a Zoning Administrator is appointed by the City Council. Section 22.03 DUTIES AND POWERS OF THE ZONING ADMINISTRATOR The Zoning Administrator shall have the following duties and powers. A. The Zoning Administrator shall enforce all provisions of this Ordinance and shall issue all necessary notices or orders to ensure compliance with said provisions. B. The Zoning Administrator shall receive applications for and issue certificates of zoning compliance in accordance with this Ordinance. Certificates of Occupancy are issued by the Washtenaw County Building Department. It is the applicant’s responsibility to submit a copy of the Certificate of Occupancy to the Zoning Administrator upon receipt. C. The Zoning Administrator shall make all inspections required by this Ordinance, and all inspections necessary to enforce this Ordinance, and may engage the assistance of the City Fire Chief, Engineer, Attorney, and applicable outside agencies as deemed necessary, in making such inspections. The Zoning Administrator may engage other expert opinion to assist in making such inspections subject to the approval of the City Council. D. The Zoning Administrator shall identify and process violations of this Ordinance. The Zoning Administrator shall be responsible for making periodic inspection of the City or parts thereof for the purpose of finding violations of this Ordinance. 22:1 �Zoning Ordinance E. The Zoning Administrator shall keep official records of applications received, certificates issued, fees collected, reports of inspections, and notices and orders issued. F. The Zoning Administrator shall submit to the City Council a quarterly report in which a summary of the activities of the office is presented. Section 22.04 ZONING COMPLIANCE PERMIT A. B. 22:2 Purpose. A Zoning Compliance Permit must first be obtained by the Zoning Administrator prior to all of the following actions; 1. Procurement of a building permit from the Washtenaw County Building Department. 2. Attaining a Certificate of Occupancy from the Washtenaw County Building Department. 3. A change in use of a lot or structure. 4. Extending a use on a lot where there is a non-conforming use or structure. Requirements. 1. Applications for certificates of zoning compliance shall be made to the Zoning Administrator. Each application shall include a description of the proposed use, specifications including a dimensional plot plan or site plan as required in Section 21.08 herein, or any other information requested by the Zoning Administrator necessary to determine zoning compliance. The Zoning Administrator may waive information requirements that do not affect compliance with the Ordinance. The Zoning Administrator shall retain the original documents in accordance with the City’s document retention policy. 2. A certificate of zoning compliance shall be issued for a use or structure and the lot on which situated in which one or more legal non-conformities exist. In such case, the certificate of zoning compliance shall clearly list each legal non-conformity. A certificate of zoning compliance shall not be issued for any use or structure and the lot on which situated if any illegal non-conformity exists thereon. 3. Application for a certificate of zoning compliance may be made by the owner or lessee of the structure or lot, or agent, or by the licensed engineer or architect employed in connection with the proposed work or operation. If the application is made by a person other than the property owner, the application shall either be signed by the property owner or, it shall be accompanied by a letter from the property owner stating they give authorization to the applicant to make such application. The full names and addresses of the owner, lessee, applicant, and of the responsible officers, if the owner or lessee is a corporate body, shall be stated in the application. �The City of 4. DEXTER ~ Subject to the limitations of this section, amendments to a plan, application, or other records accompanying the same may be filed at any time before completion of the work for which the zoning compliance is issued. Such amendments shall be deemed part of the original application and shall be filed therewith. C. Issuance of a Certificate. The Zoning Administrator shall examine or cause to be examined all applications and required supplemental materials for a certificate of zoning compliance and amendments thereto within seven days after filing. If the application or the plans do not conform to all requirements of this Ordinance, the Zoning Administrator shall reject such application in writing and state the reasons therefore. If the application or plans do so conform, the Zoning Administrator shall issue a certificate of zoning compliance as soon as possible. The Zoning Administrator shall attach his/her signature to every certificate, or may authorize a subordinate to affix such signature thereto. The Zoning Administrator shall stamp or endorse all sets of corrected and approved plans submitted with such applications as “Approved”. D. Voiding of a Certificate. An application for a certificate of zoning compliance shall be deemed to have been abandoned six (6) months after the date of filing unless such application has been diligently prosecuted or a building permit shall have been issued, or a certificate of occupancy shall have been issued for a use not requiring a building permit. The Zoning Administrator may, for reasonable cause, grant one or more extensions of time for additional periods not exceeding ninety (90) days each. Any certificate issued shall become invalid if the authorized work is suspended or abandoned for a period of six (6) months after time of commencing the work. The Zoning Administrator may revoke a certificate of zoning compliance in case of any false statement or misrepresentation of fact in the application or on the plans on which the certificate was based. Section 22.05 BUILDING PERMITS No building permit shall be issued for the erection, alteration, moving or repair of any structure or part thereof which does not comply with all provisions of this Ordinance and unless a certificate of zoning compliance has been issued therefore by the Zoning Administrator and is in effect. No structure shall be erected, moved, added to, or structurally altered unless a building permit shall have been issued therefore by the Zoning Administrator. Section 22.06 CERTIFICATES OF OCCUPANCY A. General Requirement. It shall be unlawful to use or occupy or to permit the use of any structure or premises, or both, or part thereof hereafter created, erected, changed, converted, or wholly or partly altered or enlarged in its use or structure 22:3 �Zoning Ordinance until a certificate of final zoning compliance has been issued by the Zoning Administrator. A certificate of final zoning compliance shall not be approved until it has been signed by the Zoning Administrator, signifying compliance with all provisions of this Ordinance. A certificate of occupancy shall be obtained from the Washtenaw County Building Department, following issuance of final zoning compliance, as cited herein. Failure to obtain a certificate of occupancy when required shall be a violation of this Ordinance and punishable under Section 22.11, herein. B. Change in Use. A structure or part thereof shall not be changed to or occupied by a use different from that existing at the effective date of this Ordinance if a building permit is required, unless a certificate of occupancy is first issued for the different use. C. Existing Structure and Use. A certificate of occupancy shall be issued upon the request of the owner for an existing structure or part thereof, or for an existing use of land, including legal non-conforming uses and structures if, after inspection of premises, it is found that such structures or uses comply with all provisions of this Ordinance, or otherwise have legal non-conforming status. All legal nonconformities shall be clearly described on the certificate of occupancy. A certificate of occupancy shall not be issued for any premises on which illegal non-conformities exist. D. Accessory Structures. An accessory structure shall require a separate certificate of occupancy, unless included in the certificate of occupancy issued for the principal structure, when such accessory structure is completed under the same building permit as the principal structure. E. Application. Application for certificates of occupancy shall be made in writing to Washtenaw County on forms therefore furnished. Upon receipt a copy shall be forwarded to the Zoning Administrator. F. Certificate to Include Zoning. Certificates of occupancy as required by the County Building Code for new buildings or structures, or parts thereof, or for alterations or repairs to existing buildings or structures shall also constitute certificates of occupancy as required by this ordinance. G. Temporary Certificates. Where permitted under the County Building Code, a temporary certificate of occupancy may be issued by the County subject to a recommendation of approval by the Zoning Administrator. Section 22.07 RECORDS The Zoning Administrator shall maintain records of all certificates and permits issued under this ordinance and said records shall be open for public inspection. 22:4 �The City of DEXTER ~ Section 22.08 NOTICES Except as otherwise provided below, notices of hearings regarding zoning amendments, special land uses, and matters before the Zoning Board of Appeals shall be provided as required by the Zoning Enabling Act as follows: A. Newspaper Notice. A notice shall be published in a newspaper of general circulation in the City not less than fifteen (15) days before the hearing. B. Notice Requirements. At least fifteen (15) days before the hearing, notices shall be mailed or hand-delivered to the following: C. 1. The applicant and the owner(s) of the property, if the applicant is not the owner. 2. All persons to whom real property is assessed within three hundred (300) feet of the property for which approval has been requested, as shown by the latest assessment roll, regardless of whether the property is located within the City. 3. The occupants of any structures within three hundred (300) feet of the boundary for the property for which the approval has been requested, regardless of whether the owner and property is located within the City, except as set forth in Section 22.08 B.4. 4. Notification need not be given to more than one (1) occupant of a structure, except that if a structure contains more than one (1) dwelling unit or spatial area owned or leased by different persons, one (1) occupant of each unit or spatial area shall be given notice. If a single structure contains more than four (4) dwelling units or other distinct spatial areas owned or leased by different persons, notice may be given to the manager or owner of the structure, who shall be requested to post the notice at the primary entrance to the structure. 5. The notice under this section is considered to be given when personally delivered or when deposited during normal business hours for delivery with the United States Postal Service, or other public or private delivery service. If the name of the occupant is not known, the term “occupant” may be used for the intended recipient of the notice. Exemption. Actions exempt from notification: 1. Requirements for individual notice to property owners shall not apply to Ordinance text amendments. 2. Requirement for individual notice as set forth in Section 22.08.B. does not apply to any group of adjacent properties numbering eleven (11) or more that are proposed for rezoning. 22:5 �Zoning Ordinance D. Content of Notice. The notices shall: 1. Describe the nature of the request. 2. Identify any property that is the subject of the request. The notice shall include a listing of all existing street addresses and/or parcel ID numbers within the property. If there are not street addresses, other means of identification (including illustrations) may be used. 3. State when and where the request will be considered. 4. Indicate when and where written comments will be received concerning the request. Section 22.09 FEES The City Council shall establish a schedule of fees, by resolution, for administering this Ordinance. The schedule of fees shall be posted on public display in the Office of the Zoning Administrator and may be altered or amended only by the City Council. No permit, certificate, space land use approval, or variance shall be issued unless or until such costs, charges, fees, or expenses listed in this Ordinance have been paid in full, nor shall any action be taken on proceedings before the Zoning Board of Appeals, unless or until charges and fees have been paid in full. Section 22.10 COMPLIANCE WITH PLANS AND APPLICATIONS Building permits and certificates of occupancy issued on the basis of plans and applications approved by the Zoning Administrator authorize only the use, arrangement, and construction set forth in such approved plans and applications, and no other use, arrangement, or construction. Use, arrangement, or construction at variance with that authorized shall be deemed a violation of this ordinance and punishable as provided in Section 22.11, herein. Section 22.11 VIOLATIONS A. A violation of this Ordinance shall be a Municipal Civil Infraction and shall be subject to the penalties established under the Municipal Civil Infraction Ordinance of the City of Dexter (Section 22-9). The imposition of any sentence shall not exempt the offender from compliance with the requirements of this Ordinance nor prevent the City from seeking injunctive relief or any other remedy available under the law. It shall be the responsibility of the Zoning Administrator to initiate the procedure for removing or abating a violation of the Zoning Ordinance. Upon verification that a Zoning Ordinance violation exists, the Zoning Administrator shall: 1. 22:6 Give notice of violation by mail or in person to the property owner and the property possessor/occupant (if any). Such notice shall identify the subject property, identify the nature of the violation and the applicable parts of the �The City of DEXTER ~ Zoning Ordinance, direct the discontinuance of the violation, and specify the time period, which will be allowed for abatement of the violation. Or, 2. Issue a “Stop Work Order” if any one of the following apply: a. A zoning compliance permit has not been issued. b. Work in progress does not comply with the plan of the corresponding zoning compliance permit. The stop work order shall contain the same information required for the notice of violation (paragraph A.1., above). In addition the stop work order shall contain the time of day that the order is issued, shall order all persons to stop work immediately, and shall state that failure to comply with the order or removal of the posted order may result in criminal prosecution. If work is progressing at the time of issuance of the stop work order, the order shall be shown to all persons performing work. A copy of the order shall be posted on the property at a point visible from the street and shall be of a distinctive bright color. The Zoning Administrator shall cancel a notice of violation or remove and cancel a stop work order when his/her re-inspection confirms that the violation originally cited has been abated and that no new violation exists. A copy of the cancellation will be mailed or hand delivered to the property owner and the occupant if different from the owner. B. If work continues after posting of the stop work order or the noted violation has not be rectified within the time period afforded, the Zoning Administrator is authorized to issue a Municipal Civil Infraction violation notice per Section 22-9 of the City of Dexter General Code. Any person who violates any provision of this section shall be responsible for a municipal civil infraction, subject to payment of a civil fine as set forth in Section 22-9 of the City of Dexter General Code. C. Public Nuisance Per Se. Any structure which is erected, altered, or converted, or any use of any structure or lot which is commenced or changed after the effective date of this Ordinance, in violation of any of the provisions herein, is declared to be a public nuisance per se, and may be abated by order of any court of competent jurisdiction. Section 22.12 DEVELOPMENT AGREEMENTS A. Development Agreement Requirement. Following the approval of a planned unit development (PUD) or conditional rezoning, an applicant shall execute a development agreement, in a form approved by the City, specifying all the terms and understandings relative to the proposed development. Development agreements following the approval of site plans or special land uses shall be at the City’s discretion. All costs incurred by the City, including attorney fees, in drafting and approving the development agreement shall be paid by the applicant. 22:7 �Zoning Ordinance B. 22:8 Minimum Terms. The content of the agreement shall outline the specifics of the proposed development, but shall at a minimum provide the following terms: 1. A survey of the acreage involved in the proposed development. 2. A description of the ownership of the subject property. 3. A land use description, including a specific description of the proposed uses, density, lot dimensions, setbacks, and other dimensional standards. 4. Proposed method of dedication or mechanism to protect areas designated as common areas, open spaces, or conservation areas. 5. Description of required improvements to common areas, recreational facilities, and non-motorized pathways. 6. General description of any improvements to roads or utilities. 7. Mechanisms to ensure the continued maintenance of common areas, including but not limited to roadways, sidewalks, lighting, landscaping, utilities, and other site improvements. 8. Provisions assuring that open space areas shown on the plan for use by the public or residents of the development will be irrevocably committed for that purpose. The City may require conveyances or other documents to be placed in escrow to accomplish this. 9. Provisions for the future financing of any improvement shown on the plan as site improvements, open space areas, and common areas, which are to be included within the development, and that maintenance of such improvements is assured by means satisfactory to the City. 10. Provisions to ensure adequate protection of natural features. 11. Financial assurances in accordance with Section 21.16 Performance Guarantee, to guarantee the completion of all site improvements. 12. Requirements that the applicant maintain insurance coverage during development in amounts established by the City, naming the City as an additional insured, and required insurance provisions after the development is completed. 13. The site plan, special land use, planned unit development (PUD), or conditional rezoning shall be incorporated by reference and attached as an exhibit. 14. Description of the timing to complete the development of the project. If the project is to be developed in phases, a timeline to complete the construction of each phase. �The City of 15. DEXTER ~ An acknowledgement by the applicant that the terms and conditions of the approval are fair, reasonable, and equitable, and that the terms and conditions do not violate any constitutional rights, and that the applicant freely agrees to be bound by each condition and provision of the development agreement. 22:9 �Zoning Ordinance This page is intentionally left blank. 22:10 �The City of DEXTER ~ Article XXIII AMENDMENT PROCEDURE Section 23.01 INITIATION OF AMENDMENTS The City Council may, from time to time, amend, modify, supplement, or revise the zoning district boundaries shown on the Official Zoning Map or the provisions of this Ordinance. Amendments may be initiated by resolution of the City Council, the Planning Commission, or by petition of one or more property owners to be affected by the proposed amendment. Section 23.02 AMENDMENT REQUEST An amendment to this Ordinance or the Official Zoning Map, except those initiated by the City, shall be initiated by submission of a completed application form and fee. The following information shall accompany the Zoning Amendment application form: A. A legal description and street address of the subject property, together with a scaled map identifying the subject property in relation to surrounding properties clearly showing the property’s location. B. The name and address of the owner of the subject site, and a statement of the applicant’s interest in the subject site if not the owner in fee simple title. C. The existing and proposed zoning district designation of the subject property. D. The land use classification for the subject site as illustrated on the City’s Master Plan. E. In the case of an amendment to this Ordinance, other than an amendment to the Official Zoning Map, a general description of the proposed amendment and rationale for the change shall accompany the application form. F. A written description of how the requested rezoning meets Section 23.05 Criteria for Amendment of the Official Zoning Map, or Section 23.06 Criteria for Amendments to the Zoning Ordinance Text. Section 23.03 AMENDMENT PROCEDURE A. Upon initiation of an amendment, a work session and public hearing to consider the proposed amendment shall be scheduled before the Planning Commission. Notice of the hearing shall be given as required by the Michigan Zoning Enabling Act (Public Act 110 of 2006, as amended) as provided in Section 22.08. B. Following the public hearing, the Planning Commission shall identify and evaluate all factors relevant to the petition and shall report its findings and recommendation to the City Council. The Planning Commission shall consider the criteria listed 23:1 �Zoning Ordinance in Section 23.05 for a requested amendment to the Official Zoning Map, and the criteria listed in Section 23.06 for requested amendments to the standards and regulations in the text. C. Following receipt of the findings and recommendation of the Planning Commission, the City Council shall act on the proposed amendment. In the case of an amendment to the text of this Ordinance, the City Council may modify or revise the proposed amendment recommended by the Planning Commission prior to enactment. The Zoning Ordinance and any amendment shall be approved by a majority vote of members of the City Council. In the case of an amendment to the Official Zoning Map, the City Council shall approve or deny the amendment, based on its consideration of the criteria in Section 23.05. D. Following adoption of a zoning ordinance or any subsequent amendments by the City Council, the Zoning Ordinance or subsequent amendments shall be filed with the City Clerk, and a notice of ordinance adoption shall be published in a newspaper of general circulation in the City of Dexter within fifteen (15) days of after adoption. The notice required shall include all of the following information: E. 1. In the case of a newly adopted Zoning Ordinance, the following statement: “A zoning ordinance regulating the development and use of land has been adopted by the City Council of the City of Dexter.” 2. In the case of an amendment to an existing zoning ordinance, either a summary of the regulatory effect of the amendment, including the geographic area affected, or the text of the amendment. 3. The effective date of the ordinance or amendment. 4. The place where and time when a copy of the ordinance or amendment may be purchased or inspected. Except as otherwise provided under Section 23.03 D., a Zoning Ordinance shall take effect upon the expiration of seven days after publication as required by Section 23.03 E. or at such later date after publication as may be specified by the City Council. Section 23.04 AMENDMENTS REQUIRED TO CONFORM TO COURT DECREE Any amendment for the purpose of conforming to a decree of a court of competent jurisdiction shall be adopted by the City Council and published, without necessity of a public hearing or referral thereof to any other board or agency. 23:2 �The City of DEXTER ~ Section 23.05 CRITERIA FOR AMENDMENT OF THE OFFICIAL ZONING MAP A. Review. In considering any petition for an amendment to the Official Zoning Map, the Planning Commission and City Council shall identify and evaluate all factors relevant to the application, and shall report its findings in full, along with its recommendations for disposition of the application, to the City Council. B. Findings. The facts to be considered by the Planning Commission and City Council shall include, but not be limited to the following criteria: 1. Consistency with the City of Dexter Master Plan. If conditions upon which the Master Plan was developed (such as market factors, demographics, infrastructure, traffic, and environmental issues) have changed significantly since the Master Plan was adopted. Consistency with recent development trends in the area may be considered. 2. Compatibility with the Environment. Compatibility of the site’s physical, geological, hydrological, and other environmental features with the host of uses permitted in the proposed zoning district. 3. Return on Investment. Evidence the applicant cannot receive a reasonable return on investment through developing the property with at least one (1) of the uses permitted under the current zoning. 4. Use Compatibility. The compatibility of all the potential uses allowed in the proposed zoning district with surrounding uses and zoning in terms of land suitability, impacts on the environment, density, nature of use, traffic impacts, aesthetics, infrastructure and potential influence on property values. 5. Impact on City Services. The capacity of the City’s infrastructure and services sufficient to accommodate the uses permitted in the requested district without compromising the “health, safety and welfare.” 6. Demand for Use. The apparent demand for the types of uses permitted in the requested zoning district in the Dexter area in relation to the amount of land currently zoned and available to accommodate the demand. 7. Other factors deemed appropriate by the Planning Commission and City Council. Section 23.06 CRITERIA FOR AMENDMENT TO THE ZONING ORDINANCE TEXT The Planning Commission and City Council shall consider the following criteria to determine the appropriateness of amending the text, standards and regulations of the Zoning Ordinance. 23:3 �Zoning Ordinance A. Documentation has been provided from City Staff or the Board of Zoning Appeals indicating problems and conflicts in implementation of specific sections of the Ordinance. B. Reference materials, planning and zoning publications, information gained at seminars or experiences of other communities demonstrate improved techniques to deal with certain zoning issues, or that the City’s standards are outdated. C. The City Attorney recommends an amendment to respond to significant case law. D. The amendment would promote implementation of the goals and objectives of the City’s Master Plan. E. Other factors deemed appropriate by the Planning Commission and City Council. Section 23.07 RESTRICTIONS ON RESUBMITTAL OF A REZONING REQUEST An application for an amendment to the Official Zoning Map that has been denied shall not be reconsidered for one (1) year, unless the applicant demonstrates that conditions have changed. Section 23.08 CONDITIONAL REZONING OF LAND A. 23:4 Authorization and Limitations. As an alternative to a rezoning amendment as described in Section 23.01 of this Ordinance, the City Council shall have the authority to place conditions on a rezoning, provided the conditions have been voluntarily offered in writing by the applicant and are acceptable to the City Council. In exercising its authority to consider a conditional rezoning, the City is also authorized to impose the following limitations: 1. An owner of land may voluntarily offer written conditions relating to the use and/or development of land for which a conditional rezoning is requested. This offer may be made either at the time of the application for conditional rezoning is filed, or additional conditions may be offered at a later time during the conditional rezoning process as set forth below. 2. The owner’s offer of conditions may not authorize uses or developments not permitted in the proposed zoning district. The owner’s offer of conditions shall bear a reasonable and rational relationship to the property for which the conditional rezoning is requested. 3. Any use or development proposed as part of an offer of conditions that would require a variance under the terms of this Ordinance may only be commenced if a variance for such use or development is ultimately granted by the Zoning Board of Appeals in accordance with the provisions of Article XXIV of this Ordinance. �The City of DEXTER ~ 4. Conditional rezoning shall not grant special land use approval. The process for review and approval of special land uses must follow the provisions of Article VIII of this Ordinance. 5. In addition to the informational requirements provided for in Section 23.02 of this ordinance the applicant must provide a conditional rezoning site plan prepared by a licensed professional allowed to prepare such plans under this Ordinance. The site plan shall show the location, size, height, or other dimensions for and/or of buildings, structures, improvements and features on, and in some cases adjacent to, the property that are the subject of the conditional rezoning of land. The details to be offered for inclusion in the conditional rezoning site plan shall be determined by the applicant, subject to approval of the City. A conditional rezoning site plan shall not replace the requirement under this Ordinance for site plan review and approval, or subdivision or site condominium approval, as the case may be. B. Amendment of Conditions. The offer of conditions may be amended during the process of conditional rezoning consideration, provided any amended or additional conditions are entered voluntarily by the owner, and confirmed in writing. An owner may withdraw in writing all or part of its offer of conditions any time prior to final rezoning action of the City Council, provided such withdrawal occurs subsequent to the Planning Commission’s public hearing on the original rezoning request, then the rezoning application shall be referred back to the Planning Commission for a new public hearing with appropriate notice and a new recommendation. C. Procedure. The procedure for consideration of a conditional rezoning shall follow the same procedure as a traditional rezoning amendment pursuant to Article XXIII of this Ordinance in addition to the following: 1. A conditional rezoning request shall be initiated by the applicant submitting a proposed Conditional Rezoning Agreement. A conditional Rezoning Agreement shall include the following information: a. A written statement that confirms the Conditional Rezoning Agreement was proposed by the applicant and entered into voluntarily. b. A written statement that confirms the property will not be used or developed in a manner that is inconsistent with conditions placed on the rezoning. c. A list of conditions proposed by the applicant. d. A timeframe for completing the proposed improvements. e. A legal description of the land. f. A sketch plan in sufficient detail to illustrate any specific conditions proposed by the applicant. 23:5 �Zoning Ordinance 23:6 2. The notice of public hearing on a conditional rezoning request shall include a general description of the proposed agreement being considered. A review of the proposed agreement shall be conducted at the public hearing. 3. A conditional rezoning may only be approved upon a finding and determination that all of the following are satisfied: a. The conditions, proposed development, and/or proposed use of the land are designed or proposed for public health, safety, and welfare purposes. b. The conditions, proposed development and/or proposed use are not in material conflict with the Master Plan, or, if there is material conflict with the Master Plan, such conflict is due to one (1) of the following: i. A change in City policy since the Master Plan was adopted. ii. A change in conditions since the Master Plan was adopted. iii. An error in the Master Plan. c. The conditions, proposed development, and/or proposed use are in accordance with all terms and provisions of the zoning district to which the land is to be rezoned, except as otherwise allowed in the Conditional Rezoning Agreement. d. Public services and facilities affected by the proposed development will be capable of accommodating service and facility loads caused by use of the development. e. The conditions, proposed development and/or proposed use shall ensure compatibility with adjacent uses of land. D. Amendment to Zoning Map. Upon approval by the City Council of a Conditional Rezoning request and a Conditional Rezoning Agreement, as provided by this section, the Zoning Map shall be amended to reflect a new zoning classification along with a relevant designation that will provide reasonable notice of the Conditional Rezoning Agreement. E. Expiration A Conditional Rezoning Approval shall expire two (2) years from the effective date of the rezoning unless development has been diligently pursued and substantial completion has occurred in accordance with permits issued by the City. 1. In the event the conditional rezoning expires, the rezoning and the Conditional Rezoning Agreement shall be void and of no effect. 2. If the Conditional Rezoning becomes void, no development shall be undertaken and no permits for development shall be issued until such time as a new zoning district classification of the property has become effective as a result of one or both of the following actions that may be taken: �The City of 3. DEXTER ~ a. The property owner seeks a new zoning classification for the property; and/or b. The City initiates a new request for the property to a reasonable district classification, in accordance with the conventional rezoning procedure. The two (2) year allotted approval may be extended upon the application of the landowner and approval of the City. F. Recording. A Conditional Rezoning Approval shall not become effective until a copy of the Conditional Rezoning Agreement is filed with the Washtenaw County Register of Deeds, and a certified copy of the Agreement is filed with the City Clerk. G. Violation of Conditional Rezoning Agreement. If development and/or actions are undertaken in violation of the Conditional Rezoning Agreement, such development and/or actions shall constitute a violation of this Ordinance and deemed a nuisance per se. In such case, the City may issue a stop work order relative to the property and seek any other lawful remedies. Until action is taken to bring the property into compliance with the Conditional Rezoning Agreement, the City may withholds, or, following notice and an opportunity to be heard, revoke permits and certificates, in addition to or in lieu of such other lawful action to achieve compliance. 23:7 �Zoning Ordinance This page is intentionally left blank. 23:8 �The City of DEXTER ~ Article XXIV ZONING BOARD OF APPEALS Section 24.01 CREATION A Zoning Board of Appeals is hereby established in accordance with Act 110, P.A. 2006, as amended. Section 24.02 MEMBERSHIP AND TERMS A. Number of Members. The Zoning Board of Appeals shall consist of not less than five (5) members and no more than two (2) alternate members to be appointed by the legislative body, and shall be composed of the following five (5) members whose terms shall be as stated: 1. One (1) member shall be a member of the Planning Commission and one member shall be a member of the City Council. The member of the City Council that serves on the Zoning Board of Appeals shall not serve as chairperson of the Zoning Board of Appeals. 2. The remaining regular and any alternate members of the Zoning Board of Appeals shall be selected from the electors residing within the City. The members selected shall be representative of the population distribution and of the various interests present in the City. B. Terms of Office. The term of office for each member shall be for three (3) years except for members serving because of their membership on the Planning Commission or City Council, whose terms shall be limited to the time they are members of the Planning Commission or City Council respectively, and the period stated in the resolution appointing them, whichever is shorter. A successor shall be selected and appointed by resolution of the City Council for any unexpired vacated position. C. Employees/Contractors as Members. An employee or contractor of the City Council shall not serve as a member of the Zoning Board of Appeals. D. Removal of Members / Conflict of Interest. 1. The City Council shall provide for the removal of a member of the Zoning Board of Appeals for misfeasance, malfeasance or nonfeasance in office upon written charges and after a public hearing. 2. A member of the Zoning Board of Appeals shall disqualify herself or himself from a vote in which the member has a conflict of interest. Failure of a member to disqualify herself or himself from a vote in which the member has a conflict of interest constitutes malfeasance in office. 24:1 �Zoning Ordinance E. Alternate Members. An alternate member may be called to serve as a member of the Zoning Board of Appeals in the absence of a regular member, if the regular member will be unable to attend one (1) or more meetings. An alternate member may also be called to serve in the place of a regular member for the purpose of reaching a decision on a case in which the regular member has abstained for reasons of conflict of interest. The alternate member having been appointed shall serve in the case until a final decision is made. The alternate member shall have the same voting rights as a regular member of the Zoning Board of Appeals. Section 24.03 MEETINGS All meetings of the Zoning Board of Appeals shall be held at the call of the Chairperson and at such times as the Zoning Board of Appeals may determine. All hearings conducted by the Zoning Board of Appeals shall be open to the public. The Secretary, or his representative, shall keep minutes of the proceedings, recording the vote of each member upon each question, and indicating absences and abstentions, and shall keep records of hearings and other official action. The Zoning Board of Appeals shall have the power to subpoena and require the attendance of witnesses, administer oaths, and compel testimony and the production of books, papers, files, and other evidence pertinent to the matters before it. The Zoning Board of Appeals shall not conduct business unless a majority of the members of the Board are present. Section 24.04 APPEAL The Zoning Board of Appeals shall hear and decide appeals from and a review any administrative order, requirement, decision, or determination made by an administrative official or body charged with enforcement of this Zoning Ordinance. Such appeal shall be in writing and taken within such time as shall be prescribed by the Zoning Board of Appeals, by filing with the Zoning Administrator and with the Zoning Board of Appeals, a Notice of Appeal specifying the grounds thereof. The Zoning Administrator shall forthwith transmit to the Zoning Board of Appeals all the documents and records pertaining to the action being appealed. Decisions related to Planned Unit Developments or Special Land Uses shall not be appealed to the Zoning Board of Appeals An appeal shall stay all proceedings in furtherance of the action appealed from unless the Zoning Administrator certifies to the Zoning Board of Appeals, after notice of appeal has been filed with the Zoning Administrator, that by reason of facts stated in the certificate, a stay would, in his opinion, cause imminent peril to life or property, in which case, the proceedings shall not be stayed otherwise than by a restraining order which may be granted by a court of record. The Zoning Board of Appeals shall select a reasonable time and place for the hearing of the appeal and give due notice thereof to the parties and shall render a decision on the appeal without unreasonable delay. Any person may appear and testify at the hearing, either in person or by duly authorized agent or attorney. 24:2 �The City of DEXTER ~ A fee, as established by the City Council shall be paid to the City Clerk at the time the notice of appeal is filed. Section 24.05 JURISDICTION A. General Powers. The Zoning Board of Appeals has the power to act on matters as provided in this Article and Public Act 110 of 2006, as amended. The specific powers of the Zoning Board of Appeals are enumerated in this section. B. Delegated Duties. To hear and decide on all matters referred to it upon which it is required to pass under this Ordinance. C. Administrative Review. The Zoning Board of Appeals shall hear and decide appeals where it is alleged there is error of law in any order, requirement, decision or determination made by an administrative official or body charged with enforcement of the Zoning Ordinance. In exercising the powers set forth in this Article, the Zoning Board of Appeals may reverse or affirm wholly or partly, or may modify the order requirements, decision, or determination appealed from and may make such order, requirements, decision or determination as ought to be made, and to that end shall have all the powers of the administrative official or body from whom the appeal is taken. D. Interpretation. 1. The Zoning Board of Appeals shall hear and decide requests for interpretation of this Ordinance or the zoning map, taking into consideration the intent and purpose of this Ordinance and the Master Plan. 2. In an interpretation of the Zoning Map, the Zoning Board of Appeals shall be governed by the rules of interpretation set forth in Section 2.01. 3. A record shall be kept by the Zoning Board of Appeals of all decisions for interpretation of this Ordinance or Zoning Map and land uses which are approved under the terms of this Section. The Zoning Board of Appeals shall request the Planning Commission to review any ordinance amendment it deems necessary. E. Variances. Where, owing to special conditions, a literal enforcement of the provisions of this Ordinance would involve practical difficulties by reason of narrowness, shallowness, shape, or area of a specific piece of property at the time of enactment of this Ordinance, or by reason of exception topographic conditions or other extraordinary or exceptional conditions of a property, the Zoning Board of Appeals shall have power upon appeal in specific cases to authorize such variation or modification of the dimensional provisions of this Ordinance with such spirit of this Ordinance and so that public safety and welfare be secured and substantial justice done. No such variance or modification of the provisions of this Ordinance shall be granted unless the requirements of Section 24.06 A. are met. 24:3 �Zoning Ordinance F. 24:4 1. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties or class of uses in the same district or zone. 2. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same zone and vicinity. 3. That the granting of such variance or modification will not be materially detrimental to the public welfare or materially injurious to the property or improvements in such zone or district in which the property is located. 4. That the granting of such variance will not adversely affect the purpose of objectives of the master plan. 5. Absent exceptional circumstances which would otherwise result in substantial injustice, the circumstances or conditions upon which the variance is based do not result from the actions of the applicant or his predecessors in title. 6. No provision contained in this Section shall be construed to give or grant the Zoning Board of Appeals the power or authority to alter or change the Zoning Ordinance or the Zoning Map, to rezone or to grant use variances, such power and authority being reserved to the City Council in the manner provided under Public Act 110 of 2006, as amended. Expansions, Alterations, and Substitutions: The Zoning Board of Appeals is required to determine whether a non-conforming structure may be enlarged, expanded, or extended or whether a non-conforming use can be substituted. In considering expansions, alterations, and/or substitutions related to non-conforming structures and uses, the Zoning Board of Appeals shall review the following criteria: 1. The reasons for a non-conformity shall be limited to minimum lot area, lot width, required yards, off-street loading and parking requirements, and transition strip and landscape strip requirements. In no case shall a structure that is non-conforming due to lot coverage, floor area ratio, lot area per dwelling unit, or height requirements be permitted to expand without removing the existing non-conformity, except as permitted under a variance. 2. The existing and proposed uses of such buildings and structures shall be permitted in the district in which situated. 3. The proposed improvement shall conform to all requirements of the district in which situated. 4. The retention of the non-conforming structure is reasonably necessary for the proposed improvement or that requiring removal of such structure would cause undue hardship; �The City of DEXTER ~ 5. The proposed enlarged or otherwise improved nonconforming structure will not adversely affect the public health, safety and welfare; and 6. The proposed improvement is reasonably necessary for continuation of the use on the lot. 7. The Zoning Board of Appeals shall have authority to require modification of the non-conformity, where such requirement is reasonable, as a condition of approval. The Zoning Board of Appeals may attach other conditions of approval which it deems necessary to protect the public health, safety, and welfare. 8. All expansions permitted under this Section shall meet all requirements of Article XXI, herein, Site Plan Review, if a site plan is required. The site plan may be a final site plan, and shall be first reviewed by the Planning Commission. Upon completion of its review, the Planning Commission shall transmit the site plan and a summary of its review to the Zoning Board of Appeals. The Zoning Board of Appeals shall then act upon the request and return the site plan and the Board’s findings on the request to the Planning Commission for its action. 9. A structure which does not conform to zoning ordinance regulation shall not substitute for, or replace, any conforming or non-conforming structure. 10. A non-conforming use of a structure may be substituted for another nonconforming use upon permission by the Zoning Board of Appeals, provided that no structural alterations are made, and that such nonconforming use is more appropriate than the existing non-conforming use in the district in which it is located. The Zoning Board of Appeals may require appropriate conditions and safeguards in accordance with the intent of this Ordinance. A non-conforming use, when superseded by a more appropriate use as provided in this subsection, shall not thereafter be resumed. Section 24.06 STANDARDS FOR VARIANCES AND APPEALS Variances or reversal on appeals shall be granted only in accordance with Michigan Public Act 110 of 2006, as amended, and based on the findings set forth in this section. The extent to which the following criteria apply to a specific case shall be determined by the Zoning Board of Appeals; however, all of the applicable criteria must be found by the Zoning Board of Appeals in order to receive a variance or appeal. A. Criteria Applicable to Variances. 1. Practical Difficulties. Compliance with the strict letter of the restrictions governing area, setbacks, frontage, height, bulk, density, or other dimensional provisions would create practical difficulties, unreasonably 24:5 �Zoning Ordinance prevent the use of the property for a permitted purpose, or render conformity with such restrictions unnecessarily burdensome. The showing of mere inconvenience is insufficient to justify a variance. B. 24:6 2. Substantial Justice. Granting of a requested variance or appeal would do substantial justice to the applicant as well as to other property owners in the district; or, as an alternative, granting of lesser variance than requested would give substantial relief to the owner of the property involved and be more consistent with justice to other property owners. Absent exceptional circumstances which would otherwise result in substantial injustice, the circumstances or conditions upon which the variance is based do not result from the actions of the applicant or his predecessors in title. 3. Public Safety and Welfare. The requested variance or appeal can be granted in such fashion that the spirit of these regulations will be observed and public safety and welfare secured. The granting of such variance or modification will not be detrimental to the public welfare or injurious to the property or improvement in such zone or district in which the property is located. 4. Extraordinary Circumstances. There are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties or other similar uses in the same zoning district. The conditions resulting in a variance request cannot be selfcreated. Such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same zone and vicinity. 5. No Safety Hazard or Nuisance. The granting of a variance or appeal will not increase the hazard of fire or otherwise endanger public safety or create a public nuisance. 6. Relationship to Adjacent Land Uses. The development permitted upon granting of a variance shall relate harmoniously in a physical and economic sense with adjacent land uses and will not alter the essential character of the neighborhood. In evaluating this criterion, consideration shall be given to the purpose and objectives of the master plan, prevailing shopping patterns, convenience of access for patrons, continuity of development, and the need for particular services and facilities in specific areas of the City. Criteria Applicable to Appeals. The Zoning Board of Appeals shall reverse an order of an Enforcement Official only if it finds that the action or decision appealed (Also refer to Section 24.06A for decision criteria): 1. Was arbitrary or capricious, or 2. Was based on an erroneous finding of a material fact, or �The City of DEXTER ~ 3. Constituted an abuse of discretion, or 4. Was based on erroneous interpretation of the Zoning Ordinance or zoning law. 5. Appeals from denial of Zoning Board of Appeals may be taken to Washtenaw County Circuit Court. Section 24.07 ORDERS In exercising the above powers, the Zoning Board of Appeals may reverse or affirm, wholly or partly, or may modify the order, requirement, decision or determination appealed from and may make such an order, requirement decision, or determination as ought to be made, and to that end, shall have all the powers of the administrative official or body from whom the appeal is taken. A member of the Zoning Board of Appeals who is also a member of the Planning Commission or City Council shall not participate in a public hearing on the same matter that the member voted on as a member of the Planning Commission or City Council. However, the member may consider and vote on other unrelated matters involving the same property. The concurring vote of a majority of the members of the Zoning Board of Appeals is necessary to reverse an order, requirements, decision, or determination of the administrative official or body, decide in favor of the applicant on a matter upon which the zoning board of appeals is required to pass under the zoning ordinance, or to grant a variance in the Zoning Ordinance. Section 24.08 NOTICE The Zoning Board of Appeals shall make no determination, except in a specific case, until after a public hearing. Notice of the public hearing shall be published in the manner required by Section 22.08 Notices. Section 24.09 EFFECTIVENESS No order of the Zoning Board of Appeals permitting the erection of a building shall be valid for a period longer than one (1) year, unless a building permit for such erection or alteration is obtained within such period, and such erection or alteration is started and completed in accordance with the terms of such permit. No order of the Zoning Board of Appeals permitting a use of a building or premises shall be valid for a period longer than one (1) year unless such use is established within such period; provided, however, that where such use permitted is dependent upon the erection or alteration of a building, such order shall continue in force and effect if a building permit for said erection or alteration is obtained within such period, and such erection or alteration is started and completed in accordance with the terms of such permit. 24:7 �Zoning Ordinance Section 24.10 APPEAL OF BOARD OF ZONING APPEAL DECISION Any party aggrieved by a decision of the Zoning Board of Appeals may appeal to the Washtenaw County Circuit Court as provided in Act 110 of Public Acts of Michigan of 2006, as amended. An appeal under this section shall be filed within whichever of the following deadlines comes first: 24:8 A. Thirty (30) days after the Zoning Board of Appeals issues its decision in writing signed by the chairperson, if there is a chairperson, or signed by the members of the Zoning Board of Appeals, if there is no chairperson. B. Twenty-one (21) days after the Zoning Board of Appeals approves the minutes of it decision. �The City of DEXTER ~ ARTICLE XXV SEVERABILITY, REPEAL, EFFECTIVE DATE, ADOPTION Section 25.01 SEVERABILITY This Ordinance and the various parts, sentences, paragraphs, sections, and clauses it contains are hereby declared to be severable. Should any part, sentence, paragraph, section or clause be declared unconstitutional or invalid by any court for any reason, such judgment shall not affect the validity of this Ordinance as a whole or any part thereof, other than the part so declared to be unconstitutional or invalid. Furthermore, should the application of any provision of this Ordinance to a particular property, building, or structure be adjudged invalid by any court, such judgement shall not affect the application of said provision to any other property, building, or structure in the City, unless otherwise stated in the judgment. Section 25.02 REPEAL The Zoning Ordinance text adopted by the City of Dexter on <insert date> and the Zoning Map adopted by the City of Dexter on <insert date> and all amendments thereto, shall be repealed on the effective date of this Ordinance. The repeal of the above Ordinance and its amendment does not affect or impair any act done, offense committed or right accruing, accrued, or acquired, or any liability, penalty, forfeiture, or punishment incurred prior to the time enforced, prosecuted, or inflicted. Section 25.03 EFFECTIVE DATE Made and passed by the City Council of the City of Dexter, Washtenaw County, Michigan on February 13, 2023 and effective fifteen (15) days following publication of notice of Ordinance adoption by the City Clerk in a newspaper of general circulation in the City of Dexter. This Ordinance shall be in full force and effect from and after its passage and publication according to law. Section 25.04 ADOPTION We hereby certify that the foregoing ordinance is a true copy of an ordinance as enacted by the City Council on February 13, 2023. a. Public Hearing by Planning Commission: October 3, 2022. b. Resolution of Planning Commission to Approve Zoning Ordinance Text and Map and Recommend to City Council Adoption: October 3, 2022. 25:1 �Zoning Ordinance c. Resolution of City Council to Adopt Zoning Ordinance Text and Map: February 13, 2023. d. Date Ordinance Shall Take Effect: March 1, 2023. _____________________________________ ___________________ Mayor Clerk 25:2 � 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 Dexter_Zoning-Ordinance_2023 Date A point or period of time associated with an event in the lifecycle of the resource 2023-02-13 Title A name given to the resource City of Dexter Zoning Ordinance Description An account of the resource The City of Dexter Zoning Ordinance was adopted on February 13, 2023. Subject The topic of the resource Zoning--Michigan Dexter (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/b0b9ee12ff387cde2d31c329c4d0ee69.pdf 982efd6a57d5401194a22b17957831d6 PDF Text Text l I_ CITY OF EATON RAPIDS, MICHIGAN I l COMPREHENSIVE DEVELOPMENT PLAN 1990 - 2010 : : \ ~--=1-..,,.,-c.o ~ 8~1~residern01 c~~~pids �COMPREHENSIVE DEVELOPMENT PLAN CITY OF EATON RAPIDS, MICHIGAN ADOPTED BY EATON RAPIDS PLANNING COMMISSION DECEMBER 4, 1989 GOVE ASSOCIATES INC. 1601 Portage Street Kalamazoo, Michigan 49001 �EATON RAPIDS PLANNING PARTICIPANTS Planning Commission Gary Wichman, Chairman John Schultz, Vice-Chairman Pat Hastay Valorie Kunkel Clifford Dye John Dzwiatowski Wayne Miller Gerald Kopack William Vette Alys Hoover, Secretary City Council Larry Holley, Mayor Jo Hoffman Bruce U'ren Jean Kline Claudia Brown City Administration Marietta White Neal Hart Howard Hillard Michael Seeley Richard Freer June James Robert Zona David Boes Richard Monroe Clerk/Treasurer Building Inspector/Assessor Public Works Superintendent Police Chief Fire Chief Librarian Ass't. Public Works Superintendent Wastewater Plant Superintendent Development Director �TABLE OF CONTENTS PART I EXISTII-li DEVELOPMENT SECTION I - INTRODUCTION------------------------------ 1 SECTION II - DESCRIPTION OF PLANNI~ AREA I • Location------------------------------------------ 3 SECTION III - POPULATION Introduction-------------------------------------Age/Sex Characteristics--------------------------Household/Family Composition---------------------Education/Occupation -----------------------------Population Projections---------------------------Synopsis ------------------------------------------ 5 7 11 14 16 19 SECTION IV - HOUSING Housing Characteristics--------------------------Synopsis------------------------------------------ 20 28 SECTION V - ECONOMY Introduction-------------------------------------Regional Economy---------------------------------Local Economy------------------------------------State Equalized Valuation------------------------Synopsis------------------------------------------ 30 30 37 49 53 SECTION VI - EXISTI~ LAND USE AND NATURAL RESOURCES Introduction-------------------------------------Natural Resources--------------------------------Land use Classifications-------------------------Analysis of Land Use Patterns--------------------Residential--------------------------------------Commercial---------------------------------------Synopsis------------------------------------------ 54 54 60 62 65 67 71 �SECTION VII - STREETS AND ROADS ANALYSIS Existing Conditions------------------------------Road Classifications-----------------------------Daily Traffic Volumes----------------------------Sidewalks, Curb and Gutter-----------------------Alternative Transportation Methods---------------Problem Areas------------------------------------Synopsis------------------------------------------ 73 73 75 75 78 78 81 SECTION VIII - COMMUNITY FACILITIES/SERVICES Municipal Administration-------------------------Public Safety------------------------------------Parks and Recreation Areas-----------------------Schools ------------------------------------------Library------------------------------------------Social Services----------------------------------Medical Services---------------------------------Solid Waste Disposal-----------------------------Cemetery -----------------------------------------Sewer/Water/Storm Sewer and Public Utilities-----Energy Conservation------------------------------Synopsis ------------------------------------------ 85 85 87 88 90 90 90 91 91 91 92 92 '/ �TABLE OF CONTENTS PART II FUTURE DEVELOPMENT PLAN I • SECTION I - INTRODUCTION------------------------------ 94 SECTION II - OVERALL LAND USE------------------------- 95 Incremental Development Patterns------------------ 98 SECTION III - RESIDENTIAL DEVELOPMENT Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Residential Development----- 106 106 108 109 111 SECTION IV - COMMERCIAL DEVELOPMENT Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Commerical Development-----SECTION V - 113 113 114 115 119 INDUSTRIAL DEVELOPMENT Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Industrial Development------ 122 122 123 123 125 SECTION VI - SENSE OF COMMUNITY Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Sense of Community---------- 126 127 127 128 129 �SECTION VII - PARKS AND RECREATION Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Parks and Recreation-------- 130 131 131 132 133 SECTION VIII - TRANSPORTATION Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Transportation-------------- 134 135 138 139 140 SECTION IX - PUBLIC FACILITIES, SCHOOLS AND SERVICES Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Public Facilities, Schools and Services--------------------------------- 141 142 145 146 147 SECTION X - COMMUNITY HEALTH AND SAFETY Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Community Health and Safety - 149 150 150 151 153 SECTION XI - NATURAL RESOURCES, ENERGY CONSERVATION Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Natural Resources, Energy Conservation--------------------------------- 155 157 157 157 158 IMPLEMENTATION Development Priorities---------------------------Implementation Schedule--------------------------- 159 162 CONCLUSION-------------------------------------------- 165 �LIST OF TABLES PART I TABLE 1 2 3 4 5 6 i - 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 EATON RAPIDS AGE/SEX CHARACTERISTICS----------EATON RAPIDS AND HAMLIN TOWNSHIPS AGE/SEX COMPOSITION-----------------------------------CITY OF EATON RAPIDS, EATON RAPIDS AND HAMLIN TOWNSHIPS AGE/SEX COMPOSITION-----------------YEARS OF SCHOOL COMPLETED 18 YEARS OLD AND OVER - 1980 -----------------------------------EMPLOYMENT BY OCCUPATION - 1980 - PERSONS 16 YEARS AND OLDER-------------------------------POPULATION PROJECTIONS------------------------PLANNING AREA HOUSING UNITS-------------------HOUSING BUILT PRIOR TO 1940 (1987) ------------MEDIAN OWNER-OCCUPIED HOUSING VALUE-----------MEDIAN CONTRACT RENTS-------------------------UNITS LACKING SOME OR ALL PLUMBING: 1970, 1980 EATON RAPIDS HOUSING QUALITY------------------EMPLOYMENT PROFILE BY INDUSTRY - TRI-COUNTY REGION----------------------------------------PER CAPITA AND HOUSEHOLD INCOME - TRI-COUNTY REGION----------------------------------------VALUE ADDED BY MANUFACTURING------------------CAPITAL EXPENDITURES IN MANUFACTURING FOR LANSING MSA AND EATON COUNTY------------------RETAIL SALES----------------------------------PERSONAL INCOME - 1979-1984 -------------------EMPLOYMENT BY INDUSTRY - 1980 -----------------TRI-COUNTY PROJECTED POPULATION, INCOME AND EMPLOYMENT------------------------------------MEDIAN FAMILY INCOMES - 1970-1980 -------------MEDIAN FAMILY INCOMES - COMPARABLE CITIES-----RETAIL ESTABLISHMENTS AND SALES - CITY OF EATON RAPIDS - 1963 - 1982 --------------------VOLUME OF SALES - STATEWIDE RANKING FOR PLACES OF 2,500 OR MORE------------------------------EATON RAPIDS REAL PROPERTY - STATE EQUALIZED VALUES----------------------------------------TAX LEVY - CITIES OF COMPARABLE SIZE 1978/1987 CITY TAX LEVIES - 1978/1987--------------------SOILS IN EATON RAPIDS AND THEIR LIMITATIONS---EXISTING LAND USE 1967, 1987 ------------------VEHICULAR TRAFFIC ON MAJOR STREETS------------PARK AND RECREATION AREAS---------------------EDUCATIONAL FACILITIES------------------------- 8 10 12 14 15 19 22 24 25 25 26 28 32 33 34 35 35 36 39 40 41 42 47 48 50 52 51 55 63 77 87 88 PART II 33 34 35 FUTURE LAND USE ALLOCATIONS-------------------SCHEDULED PHASES OF DEVELOPMENT---------------IMPLEMENTATION SCHEDULE------------------------ 97 160 163 �LIST OF MAPS PART I MAP LOCATION, CITY OF EATON RAPIDS------------------STRUCTURAL QUALITY SURVEY - 1967 ----------------STRUCTURAL QUALITY SURVEY - 1987 ----------------RETAIL MARKET AREA - EATON RAPIDS---------------EATON RAPIDS POSTAL ZIP CODE AREA---------------100 YEAR FLOOD AREA, CITY OF EATON RAPIDS-------EXISTING LAND USE-------------------------------RESIDENTIAL NEIGHBORHOODS - CITY OF EATON RAPIDS STREET CLASSIFICATIONS--------------------------TRAFFIC COUNTS (YEAR) ---------------------------EXISTING CURB AND GUTTER------------------------EXISTING SIDEWALKS------------------------------DOWNTOWN PUBLIC PARKING LOTS--------------------IMPROVEMENTS NEEDED - LOCAL/MAJOR STREETS-------COMMUNITY FACILITIES----------------------------EATON RAPIDS PUBLIC SCHOOL DISTRICT-------------- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 23 29 44 45 57 64 66 74 76 79 80 82 83 86 89 PART I I MAP 17 FUTURE LAND USE PLAN - CITY OF EATON RAPIDS 20-YEAR INCREMENT-------------------------------- 105 17a 17b 17c 5-YEAR INCREMENT-------------------------------10-YEAR INCREMENT-------------------------------15-YEAR INCREMENT-------------------------------- 102 103 104 18 19 FUTURE STREET PLAN------------------------------DEVELOPMENT PRIORITIES--------------------------- 137 161 LIST OF FIGURES PART I FIGURE 1 2 POPULATION GROWTH, EATON RAPIDS AND VICINITY---POPULATION PROPORTIONS OF PARENT AREAS EATON RAPIDS AND VICINITY----------------------- 6 7 �APPENDICES ' . l APPENDIX A - Procedure for Land Use Survey-------- 166 APPENDIX B - Community Opinion Survey City of Eaton Rapids----------------Eaton Rapids Township---------------Hamlin Township---------------------- 168 176 184 APPENDIX C - Survey Results----------------------- 192 �.-....:.; \ : :I . ',_. PART I EXISTING DEVELOPMENT · 1 \ ' -- i I . �' .• J I • i i1 •' i i ..... SECTION I INTRODUCTION �INTRODUCTION i • 1 : ,,,.--...... :~ I • 1 ·: This Comprehensive Development Plan for the City of Eaton Rapids, Michigan, is an update of the City's original plan which was adopted in 1969. While many of the City's physical characteristics remain much the same today as they did in 1969, and the number of people living in Eaton Rapids has not increased to any noticeable extent, change has nonetheless occurred, and will continue to occur. Much of that change is manifested in ways of doing business, new technologies and changing social values. New retail marketing techniques that focus on specialty items, increased reliance on telecommunications technology, home videos, increased popularity of jogging and walking and increased use of the automobile are examples of the changes that have occurred since 1969 that impact upon the needs and character is tics of the City. To effectively keep pace with, and accommodate, these changes, the City needs to consistently review and change, as necessary, its physical, social and economic structure. At the same time, it is important to recognize the cultural and architectural heritage of the City and retain that heritage in future development. This will ensure a community that is both vibrant and culturally attractive. Hence, the reason for updating the original plan. To continue to meet the needs of its residents and to remain competitive as an attractive and accommodating place to live and to conduct business, Eaton Rapids must consistently be looking to, and preparing for, the future while at the same time retaining those elements of the community that make it unique and distinctive. This Plan is the primary means of facilitating these responsibilities. The following describes the that this text addresses: elements of community planning What is Community Planning? i . Community planning is planning by municipal government. It is concerned with the solving of existing physical, social and economic problems in the community. It also guides future community growth and development. Community planning operates under the general objectives established by State legislation. It is also controlled by the voters of the community through their elected officials. In putting into effect the recommendations of the Planning Commission, the governing body has the final authority. The Planning Commission only recommends, but does so on the basis of facts and their analyses. The governing body has the authority to act on land acquisition, bond issues, and the effectuation of the public works program recommended by the Planning Commission. It also has final authority on zoning and other legislation to regulate land uses and population densities. This is the legal and administrative framework of community planning. -1- �I l I I What Can Community Planning Accomplish? The most important function of community planning is to coordinate the various physical elements that make up the community. Its aim is to achieve optimum compatibility and efficiency between these elements. Community planning can prevent duplication of effort among the various departments of government and avoid competition for land and funds. Even more importantly, community planning can influence the stabilization, conservation and improvement of private property and natural resources. In general, it aids in furthering the welfare of the people. What is the Comprehensive Development Plan? The Comprehensive Development Plan is a product of the planning process. Through text, maps and other graphic aids, it explains the philosophy and desires of a community towards the future. Each community must be viewed as a unique area because of the variety of factors that influence its growth. The Comprehensive Development Plan seeks to express an ideal, yet achieveable community in terms of existing conditions, growth potential and accepted planning concepts and standards. At the same time, the Plan is flexible enough so that changing future conditions in such areas as technology and demands for services can be met by the community. To be most effective, the Comprehensive Development Plan must obtain the joint participation of citizens and public officials in the orderly development of the community. This Plan differs from the City's original comprehensive plan in two major areas. It includes a community attitude survey that identifies residents' concerns and ideas regarding physical, economic and administrative elements associated with Eaton Rapids. It also incorporates data and analysis of the two surrounding townships - Eaton Rapids and Hamlin - in the realization that the activities and programs that occur in Eaton Rapids impact the surrounding areas and vice-versa. In essence, this Plan is of areawide scope and is designed to address future development on an areawide basis. -2- i ; �- i ,r· l I ' • . SECTION II DESCRIPTION OF PLANNING AREA �DESCRIPTION OF PLANNING AREA Location The City of Eaton Rapids is located geographically within the townships of Hamlin and Eaton Rapids in Eaton County, Michigan. Eaton County is part of the Lansing Metropolitan Statistical Area as defined by the U.S. Census Bureau, along with Ionia County, Clinton County and Ingham County. It is a rural county which has historically been primarily agricultural in nature. Located approximately 70 miles from the Ohio border, 65 miles from the Detroit Metropolitan Area, 30 miles from Jackson and 40 miles from Battle Creek, the City is within a two hour drive of the majority of the state I s population. Map 1 depicts the general location of the City within the Lansing Metropolitan Statistical Area as well as the Great Lakes region . . I. -3- �• ,-· \ } i I \ '\ \ I '\ ' EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN 'MAP 1 TRI-COUNTY REGION CITY OF EATON RAPIDS Gove Associates Inc • . -4- I �·•· I• ' ' ; ) ' 'A 1: '.. • .. ' I ' r· I I '. ) ' SECTION Ill POPULATION �POPULATION Introduction People are a community's most valuable asset. They are the factor which allows the community to function as a complete unit. All other aspects of the community (i.e., government, structures and thoroughfares) would cease to exist without that one important element - people. Characteristics of the City's population determine the quality of life available within the City. Local residents through individual and collective efforts form the 'built' environment (as distinguished from the natural environment). This environment, consisting of industry, commerce, housing, public places, streets and highways, is in turn intended to serve those who live in and visit the City. The built environment and the local economy are dependent upon the attitudes and backgrounds of local residents. Such factors as age, sex, education, income, life experiences and, most importantly, attitude determine the type and quality of lifestyle prevalent within the City. These factors are consequently reviewed in detail below. Most of the data listed and analyzed in this Plan is from the 1980 Census of Population and Housing and, where possible, is updated to current conditions using 1987 information. It is assumed througout the Plan that conditions have not dramatically changed since the 1980 Census enough to substantially alter any interpretation of that census data. In those instances where past trends allow for a calculated update of information, estimated figures will be used to arrive at an analysis of current conditions. The population growth trends for the 1950-1980 period for Michigan, the Lansing Standard Metropolitan Statistical Area (Eaton, Clinton, Ingham and Ionia counties), Eaton County, Charlotte, and Eaton Rapids are presented in Figure 1. The Lansing SMSA is located within the lower quarter of the State of Michigan. It is centrally located in the midst of the area bounded by Bay City-Saginaw, Grand Rapids, Kalamazoo, Battle Creek and Detroit. In 1980, it had a total population of 471,565 inhabitants representing an 11.1 percent increase over 1970. The Lansing SMSA is a relatively homogeneous unit. Population growth within the entire Lansing SMSA has occurred at a faster rate than within the City of Eaton Rapids, as noted on Figure 2. From the Figure, it can be seen that the City of Eaton Rapids has maintained relatively the same share of the total Lansing SMSA population since 1950. The percentage has fallen only slightly during the period studied, from 1.2 percent in 1950 to 1.0 percent in 1980. While Eaton Rapid's population increased 28.5 percent -5- �•• between 1950 and 1980, the City declined as a proportion of Eaton County's total population, falling from 8.8 percent to 5 .1 percent because of population growth in the county's townships. The City contained 3,509 inhabitants in 1950 and grew to 4,510 persons in 1980. The Community's population growth rate closely parallels that of Charlotte, the Lansing SMSA and the State (see Figure 1). FIGURE 1 POPULATION GROWTH EATON RAPIDS AND VICINITY - 1950-1980 Thousands 10,000 ~- Michigan 5,000 p 1,000 0 p 500 Lansing SMSA u L 100 A ------ T 50 Eaton County I 0 ------ - ~ 10 N ~ Charlotte 5 ~ - EATON RAPIDS 0 1950 SOURCE: U.S. Bureau of the Census -6- 1960 1970 1980 �FIGURE 2 POPULATION PROPORTIONS OF PARENT AREAS EATON RAPIDS AND VICINITY - 1950-1980 25 Michigan as% of the East North Central Region 20 Eaton County as a % of Lansing SMSA 15 :_ , / ---- 10 (" Eaton Rapids as a % of Eaton County - r---_ 5 :~ Lansing SMSA as % of Michigan Eaton Rapids as a % of Lansing SMSA 0 1950 SOURCE: -- 1960 1970 1980 U.S. Bureau of Census Age/Sex Composition Age and sex composition of the City's population is an important factor to consider in establishing the policies and programs that will best serve local residents. Needs and lifestyles differ among various age groups. Certain economic factors, i.e. types of retail goods stocked and sold, are dependent upon the proportion of men and women living in the area. There are several identifiable stages or cycles that individuals go through during the span of a lifetime. These stages each bring different predominant needs which in turn affect other elements of life in the City, especially retail trade and public services. The table on the following page depicts the 1970 and 1980 age and sex composition of the City's population. -7- �TABLE 1 E1\TON RAPIDS AGE/SEX CCMPOOITIOO e I f Total (%) 1970* FanaleC%) Male (%) Total (%) 1980** Fanale (%) Change in Total Age Group 1970-80 ( %} Number (%) Male Pre-School I 5 and Under 593 (11.9) 276 (10.7) 317 (13.3) 413 (9.2) 207 (8.8) 206 (9.6 (-30.3) -180 Elarentary 6-13 904 (18.2) 476 (18.4) 428 (18.0~ 678 (15.0) 315 (13. 4) 363 c16 • 9 >I <-25 • o > -226 Secondary 14-18 489 (9.9) 259 (10.0) 230 c9. 7 >I 430 (9.5) 210 (8.9) 220 <10 • 2 >I c-12 .1 > -59 College 19-24 427 (8.6) 220 (8.5) 207 (8. 7)1 416 (9.2) 219 (9.3) 197 <9. 2 >I (-2.6) -11 Young Family 25-34 599 (12.1) 307 (11.9) 292 (12.3)1 707 (15. 7) 362 (15.3) 345 Cl6 • o >I c+10. o > +108 Established Family I 35-54 11,025 ( 20 .6) 521 ( 20 .1) 504 (21.2)1 915 (20.3) 476 (20.2) 439 ( 20 • 4 ~ (-10 • 7 ) -110 Mature Family 155-641 409 (8.2) 229 (8.8) 180 c7 .6 >I 379 (8.4) 211 (8.9) 168 (7.8~ (-7.3) -30 Retired 165+ I 523 (10.5) 300 (11.6) 223 (9.4) 572 (12.7) 359 (15.2) 213 (9.9) (+9.4) +49 Total(%) I I 4,969 c100.o> 2,500 c100.o> 2,301 c100.o> 4,510 (100.0) 2,359 (100.0) 2,151 (100.0) (-9.2) -459 Median Age 29.0 *Consists of Census Tract 213, City of Eaton Rapids • .Actual 1970 population for Eaton Rapids was 4,494. **In 1980, Census Tract 213 was expanded to include portions of Eaton Rapids Township, which \\Bre in Tract 212 in 1970. SOURCE: 1970, 1980 U.S. Census of Population -STF3A ) -) -j �Table 1 indicates that the number of residents in the 25-34 year age group and retirees ( over 65) actually increased. These figures imply that, at least for the near future, community land uses and services that are oriented toward these age groups might be increased in number and scope. The increase in the young families age group also reflect the potential for an increase in the number of children living in the City during the next 5 to 10 years. I - Although municipal boundaries define the characteristics of the residents of a community, they do not circumscribe the number and characteristics of those that work, shop and play in that community. The volume of business and type and quality of retail merchandise sold in downtown Eaton Rapids, the type of labor force employed in the City and the public services and facilities (particularly park and recreation) in Eaton Rapids are also dependent upon the general characteristics of the population living in the immediate vicinity, outside the City's corporate limits. Consequently, the size and characteristics of this population group is also an important factor in planning for Eaton Rapids. That is, the City and its surrounding environs interact with, and impact upon, each other. Therefore the two townships (Eaton Rapids and Hamlin) adjacent to the City are included in the analysis of the population, housing, employment and physical characteristics of the general area. Table 2 describes the age and sex composition of the two primary townships ( Eaton Rapids and Hamlin) within the City's commercial market area which provide employees and customers for businesses within the City and users of public services and facilities within the City. ' - Table 2 shows that the population of the area surrounding the City (i.e. Eaton Rapids and Hamlin townships) grew by almost 70 percent between 1970 and 1980 ( at the same time Eaton County's population increased by 28. 2%). New construction permits issued for these townships since 1980 indicate that they are continuing to grow much faster than the City. Between 1980 and 1987, 275 permits for new residential construction were issued in Eaton Rapids and Hamlin townships, resulting in a total residential growth rate of 99.3 percent for these two townships combined. The greatest population increase in Eaton Rapids Township and Hamlin Township between 1970 and 1980 was in the 35-54 year age group. This age group comprised the largest portion of the total population in 1970 and 1980. It is interesting to note that two age groups gained population in the City between 1970 and 1980 - the 25-34 age group and 65 and older age group. Although those over 65 increased by almost 60 percent in the surrounding townships they were the fifth -9- �TABLE 2 EATON RAPIDS AND HAMLIN ~SHIPS AGE/SEX Ca-1POOITION 1970 l>,qe Pre-School 1 I-' ? I 5 and Under I Falla-re- (%) Male Total (%) 1980 Female (%) Male Total (%) 367 (12.4) 180 (12.2) 187 <12.5> I 445 (8.9) 225 (9.1) 220 (%) (%) Change in Total Age Group 1970-1980 (%) Number C8. 7> I 21.3 +78 Elerrentary 6-13 428 (14.4) 200 (13.6) 228 (15.2) 812 (16. 2) 400 (16 .1) 412 (16. 2) 89.7 +394 Secondary 14-18 341 (11.5) 158 (10.7) 183 (12. 2) 539 (10.7) 246 C9. 9) 293 (11.5) 58.1 +198 College 19-24 208 (7.0) 111 (7.5) 97 (6.5) 393 (7.8) 193 (7.8) 200 (7.9) 88.9 +185 Young Family 25-34 456 (15.4) 244 (16 .6) 212 (14. 2) 812 (16.2) 418 (16. 9) 394 (15.5) 78.1 +356 Established Family 35-54 685 (23.1) 333 (22.6) 352 (23.5) 1,274 ( 25. 4) 622 (25.1) 652 (25.6) 86.0 +589 228 (7.7) 100 (6.8) 128 (8.6) 347 (6.9) 178 (7.2) 169 C6. 7> I 52.2 +119 255 ( 8. 6) 145 ( 9. 9) 110 (7.3) 396 (7.9) 196 (7.9) 200 (7.9) I 59.2 +141 Mature Family 155-64 Retired 65+ I 2,968 (100.0) 1,471 (100.0) 1,497 (100.0) Total(%) Median Age ~) I I 69.1 2,050 5,010 c100.o> 2,478 c100.o> 2,540 c100.o> 29.3 ;)) .) - -- .l -·-- -- ! �..... t •• fastest growing age group and increased at a lower growth rate than the County's population in general. The fastest growing age group in the two townships is the 6-13 age group, followed closely by 19-24 year olds and those in the 35-54 year old category. The median age of residents in the surrounding townships was 29. 3 years in 1980, compared to similar 29.0 years in the City. These were slightly higher than in the County, where the median age in 1980 was 28. 3 years. Table 3 depicts the age/sex composition of the entire planning area. Overall, the City and Townships experienced a 20 percent increase (almost 1,600) between 1970 and 1980. The largest numerical increase was in the 35-54 year age group (established family) while the highest rate of growth occurred in the 25 to 34 year age group (44%). The only age group that lost population was the pre-school (5 and younger) group. This followed the national trend of a declining birth rate. Household/Family Composition The composition of those individuals in families, single person households or group (two or more unrelated individuals) living quarters define the socio-economic character of the City and its surrounding area. The number and type of housing units and the effective buying power and purchasing habits of local residents are a function of the type and number of households. Households, then, should be considered the primary unit for evaluating and projecting housing, retail sales and community facilities. In Eaton Rapids, there were 1,568 households in 1970 while at the same time Hamlin and Eaton Rapids townships contained 905 households. By 1980, the City's households increased by 2. 6 percent to 1,608. The number of households in the townships increased to 1,544 (70.6% over 1970), compared to a 69.4 percent rate of increase in the population over that period of time. In effect, the City experienced a disbursement of household members and an increase in smaller households resulting in a gain of housing uni ts and an average decrease in the number of persons living in each household, while in the surrounding townships the growth in households increased at a slightly faster rate than the growth in population. This is verified by the fact that the median number of persons per household within the townships decreased from 3. 55 to 3. 22 (0.33 persons) between 1970 and 1980, while in the City the median household decreased from 3.17 persons per household to 2. 7 9 per sons per household ( O. 3 8 per sons) during the same period. If existing trends continue, the need for additional housing will continue to exist even as population within the City declines. Population projections, however, indicate that the City's population will increase over the next 20 years. -11- �■ TABLE 3 CITY OF FATON RAPIDS, FATON RAPIDS AND HAMLIN ~SHIPS NJF./SEX CCMPOOITION 1970 Total p,qe Pre-School I I-' tv I 5 and I Older Falla-re- (%) Male Total (%) (%) 1980 Fanale (%) Male (%) 960 (12.1) 456 (11.2) 504 (13.0) 858 (9.0) 432 (8.9) 426 (9.1) (-10.6) -102 Elem:ntary 6-13 1,332 (16.8) 676 (16.7) 656 (16. 9) 1,490 (15.6) 715 (14.8) 775 (16.5) (ll.9) 158 Secondary 14-18 830 (10. 5) 417 (10.3) 413 (10.6) 969 (10.2) 456 (9.4) 513 (10.9) (16.7) 139 college 19-24 635 (8.0) 331 (8.1) 304 (7.8) 809 (8.5) 412 (8.5) 397 (8.5) (27.4) 174 Young Family 25-34 1,055 (13.3) 551 (13.6) 504 (13.0) 1,519 (15. 9) 780 (16.1) 739 (15.8) (44.0) 464 Established Family I 35-54 I 1, 110 (21.5) 854 (21.0) 856 c22.1> I 2,109 <23.2> I (28.0) 479 Mature Family 155-64 637 (8.0) 329 (8.1) 308 (7.9) Retired 65+ 778 (9.8) 445 (11.0) 333 (8.6) Total (%) SOURCE: ) C--J I (I) Change in Total Age Group 1970-1980 (%) Nunber I 7,937 (100.0) 4,059 (100.0) 3,878 (100.0) I (23.0) 1,098 (22.7) 1,091 389 (8.1) 337 (7.2) I (14.0) 89 555 (ll.5) 413 (8.8) (24.4) 190 9,528 (100.0) 4,837 (100.0) 4,691 (100.0) (20.0) 1,591 726 968 (7 .6 > (10. 2) 1970, 1980 U.S. Census of Pq,ulation - SI'F3A JJ ·1 ) �I \. \.. :',. __ Each community has households consisting of married couple families, single parent families, and individuals or two or more unrelated persons. These different types of households affect the type and quantity of local services and f acilities, retail merchandise available and physical composition of the community. In Eaton Rapids, there were 988 married couple families in 1980, comprising 61.4 percent of all households. This represents a 14.4 percent decrease from the 1,154 married couple families in the City in 1970, when they comprised 73.6 percent of all households. At the same time, the number of families with a female householder with no husband present almost doubled from 91 ( or 5. 8% of all households) in 1970 to 177 in 1980 (11.0%) of all households. Between 1970 and 1980, the number of non-family households decreased substantially from 305 in 1970 to 59 in 1980. These figures indicate that family and non-family households make up the major portion of the population that migrated from Eaton Rapids between 1970 and 1980, while single parent households are becoming an increasingly larger component of the City's population, although husband and wife families still comprise the majority of the City's households. Within the surrounding townships in 19 80, there were 1,234 married couple families making up 79.9 percent of all households, compared to 718 married couple families in 1970, when they comprised 79.5 percent of all households. By 1980, the number of families with a female householders and no husband present increased to 81 (or 5.2% of all households) from 45 ( 5. 0% of all households) in 1970. Non-family households decreased from 119 in 1970 to 27 (1.7% of all households) in 1980. Comparison of data between the City and surrounding townships shows that the ratio of married couple families to total households in the townships has been much more consistent than in the City. At the same time, families with a female householder (most likely widowed or divorced) increased at the same rate in both areas. -13- �Education/Occupation Two primary determinants of the income earning capacity and consequent spending power of individuals and households are the extent of formal education and the related occupations of local residents. Table 4 depicts the education level of residents 18 years and older in Eaton Rapids and Eaton Rapids and Hamlin Townships in 1980. TABLE 4 YEARS OF SCHOOL COMPLETED 18 YEARS OLD AND OVER - 1980 Eaton Rapids City Percent Number of Total Elementary (0-8 Yrs.) Through High School (1-3 Yrs.> High School ( 4 Yrs.) 833 27.4 883 26. 7 1,343 44.1 1,706 51.6 517 229 122 17.0 7.5 4.0 474 138 104 14.3 4.2 3.2 3,044 100.0 3,305 100.0 College - 1 to 3 Yrs. - 4 Yrs. - 5 or More Yrs. Total SOURCE: Townships Percent Number of Total 1980 Census STF3A Table 4 shows that residents of the City in 1980 had more of a tendency to have some college education than residents of the townships (28.5% of all residents over 18 in the City compared to 21.7% of all township residents in that age group). This fact should be reflected in a higher per capita annual income for the · City's residents and a higher proportion of occupations that require a formal education. The occupational characteristics of the residents of the City, surrounding townships and the City of Mason are depicted in Table 5. -14- ~ ; �_.,,,-...,. TABLE 5 EMPIDYMENI' BY OCCUPATION - 1980 PERSONS 16 YEARS AND OLDER i ' - \ ,, ~ L Townships Eaton Rapids City Percent Percent Number of Total Number of Total ,·'L.,; r·-I-. ... f , L: 't ' '-:::-- '~ '· . '. City of Mason Percent Number of Total Executive, Administrative, Managerial 159 8.8 146 7.0 231 8.5 Professional Specialty 219 12.0 149 7.1 391 14.4 Technicians and Related Support 38 2.1 32 1.5 59 2.2 Sales 163 9.0 190 9.1 289 10. 6 Clerical Support 317 17.4 355 17.0 585 21.6 Private Household Services 18 1.0 9 0.4 19 0.7 Protective Services 11 1.0 18 1.0 41 1.5 269 14.8 129 6.2 257 9.5 0 84 4.0 51 1.9 Services, Except Protective and Household Farming, Forestry and Fishing 6 Precision Production, Craft and Repair 200 11.0 377 18.1 338 12.4 Machine Operators, Assemblers and Inspectors 287 15.8 339 16.3 225 8.3 Transportation, Material Moving 75 4.1 140 6.7 122 4.5 Handlers, Equiprrent Cleaners, Helpers, Laborers 55 3.0 117 5.6 105 3.9 1,817 100.0 2,085 100.0 2,713 100.0 Total Persons 16 Years and Older OOURCE: 1980 Census STF3A ·;-.,-- '<---~,, -15- �Table 5 shows that a higher proportion of residents of the City tend to have professions that require a formal education beyond high school. That is, a larger percentage of the City's residents than those living in the surrounding townships are engaged in administrative, managerial, professional specialty, and technical occupations. At the same time, a larger proportion of township residents than City residents had occupations, such as production, craft and repair, machine operators, assemblers and inspectors, transporters and laborers, that require less technical and formal education. It is also interesting to note that a substantially larger proportion of the City's residents than the townships' residents had service occupations in 1980 ( 14. 8% compared to 6. 2%). These are primarily associated with commercial services and office activities. Population Projections The number and composition of the population of the City and surrounding townships over the next 20 years will be the foundation upon which community facilities and services, land use, housing, employment and retail trade will be structured. While it is not possible to project the composition of the area's future population, it is possible to estimate the number of people that will most likely live in the City and · surrounding townships over the next 20 years. The following depicts three methods used to estimate the projected population for the City of Eaton Rapids to the year 2010. Method I: Past Growth Trend - Based on actual Census counts over past 30 years. Year Population 1950 3,509 1960 4,052 1970 4,494 1980 4,510 Growth rates vary from 15. 5% between 1950 and 1960 to 10.9% between 1960 and 1970 to 0.36% between 1970 and 1980 or an average growth rate of 8.9% over a 10 year period. If this average is used, the following projections will result. Year Population Method II: 1990 4,911 1995 5,129 2000 5,348 2005 5,586 2010 5,824 Population projection using new housing construction and household densities. The following are median taken from Census data: household 1970 3.17 persons per household 1980 2.79 persons per household -16- densities �There is a decrease of .38 persons per household between 1970 and 1980, which is equivalent to a 12 percent decrease. It is assumed that the percentage change value will decrease one point every 10 years until 2010. The resulting projection of household densities is as follows: -..., 1987 2.57 1990 2.48 1995 2.36 2000 2.23 2005 2.13 2010 2.03 The number of occupied housing units in the City for 1986 is estimated by adding the total of new housing uni ts constructed in the City between 1980 and 1986 (discounted by 4% for average vacancy rate), to the total occupied housing stock in 1980. There is an estimated total of 1,740 uni ts for 1986, compared to 1,608 in 1980 (from the U.S. Census of Housing). The projected future occupied housing stock (based on the 1980-86 construction rate) is: 1987 1,761 1990 1,827 1995 1,937 2000 2,046 2005 2,156 2010 2,265 Multiplying the estimated number of occupied units by the estimated average household density for each year yields the following population projection: ; ,_ . i ' ' Year Population Method L. III: Year Population 1987 4,526 1990 4,531 1995 4,571 Use Tri-County Regional for Eaton Rapids.* 1987 4,544 1990 4,558 1995 4,582 2000 4,563 2005 4,592 Population 2000 4,606 2005 4,630 2010 4,598 projections 2010 4,655 r · j I - *Tri-County Regional Planning Commission, October 1988, Lansing, Michigan -17- �Method I represents a high projected growth in population. Method II depicts a low increase in population and Method III can be considered the medium projection. The accepted projection for this Plan is that shown in Method III, or the medium projection. The 1980 population in the two surrounding townships totalled 5,018. Again, three projection methods can be used to estimate the future population for this area. The first method utilizes past growth trends for each 10 year period, which varied from 21.5 percent between 1950 and 1960 to 69.4 percent between 1970 and 1980. Using an average 10 year growth rate of 45. 5 percent, the following projections are established: Method I Year Population 1990 7,300 1995 8,962 2000 10,623 2005 13,040 2010 15,457 The second method is based on actual new housing construction data and the change in household densities for the two townships. The density change in households in Eaton Rapids and Hamlin townships between 1970 and 1980 was -0.32 persons. That is, the average household density decreased from 3. 55 persons in 1970 to 3.23 persons in 1980. Between 1980 and July 1987, 275 new "stick-built" and mobile residential units were constructed in this area. Projecting the future average household density for the two townships through 2010 and multiplying that by the projected number of housing uni ts, based upon 1980-198 7 construction permits, yields the following population projections: Method II Year Population 1990 5,709 1995 5,885 2000 6,004 2005 6,437 2010 6,417 The third method, as in the projections for the City, is to utilize regional projections. These projections, provided by the Tri-County Regional Planning Commission, are as follows: Method III Year Population 1990 7,173 1995 8,050 2000 8,926 2005 9,802 2010 10,679 In this instance, Method III, using the regional projections, is the medium projection and will be used as the estimate of future population for this Plan. -18- �Consequently, the following table recaps the population that is projected for the Planning Area to the year 2010. These forecasts are based on past trends and reflect the most "reasonable" middle line estimates for the planning period. TABLE 6 POPULATION PROJECTIONS Estimate 1987 t' "'. 1990 1995 2000 2005 2010 City of Eaton Rapids 4,544 4,558 4,582 4,606 4,630 4,655 Hamlin and Eaton Rapids Townships 6,527 7,173 8,050 8,926 9,802 10,679 11,071 11,731 12,632 13,532 14,432 15,334 I . 'L, ' Total Planning Area SOURCE: Gove Associates Inc. Projections; Tri-County Region Population Projections Synopsis Historically, the City has grown at about the same rate as the rest of the Region. However, between 1970 and 1980, the City's growth rate was substantially lower than in the preceding decades. The surrounding townships experienced a relatively large increase in population, with a 60 percent growth rate. Based upon past trends, the City is expected to continue to grow, although that growth will not be significant. At the same time, the townships should increase by more than 4,000 people. Overall, the need for housing will continue, in both the City and townships, as the size of individual households continues to decline. While forecasts are based upon past trends, these projections can change in response to local policies and development decisions. For example, if the City were to actively pursue residential (including multiple-family) development within its municipal boundaries, the rate of population growth could increase. Additionally, the projected growth in Eaton Rapids Township and Hamlin Township could provide a solid base for increased commercial development within Eaton Rapids. -19- l \ I I l I I �c- l; SECTION IV HOUSING �' . HOUSH~ Housing Characteristics Many elements of a community make up its quality of life, and housing is one of the most important elements. Housing is unique because it is really the only component with the community that is intimately associated with each household and at the same time, when taken as a whole, is a primary community resource. Whereas businesses and community facilities are important to the total perception and functioning of an area, they are not as integral to household functioning as individual residences. Consequently, the quality of housing more directly reflects the quality of life of a household. Housing Occupancy l. l .. 1 •-. Housing occupancy refers to owner-occupied, renter-occupied or vacant housing that is available for occupancy. In 1970 there were 1, 714 housing uni ts in the City ( of which 1,640 were year-round) and 944 residences in the surrounding townships (of which 940 were year-round). At that time in the City 1,219, or 74 percent, of the year-round units were occupied by households that owned their own residence, while 342 units (21%) were renter-occupied and 70 units (5%) were vacant. Compared to the surrounding townships, where owneroccupied housing comprised 81 percent of all year-round units and renter-occupied housing made up 14. 5 percent of yearround housing, the City had a larger renter base. The City's position as a center for rental activity increased during the 1970-1980 decade. By 1980, even though the total number of housing uni ts in the City actually declined to 1,700, the year-round housing increased to 1,665, or 98 percent of the total supply, indicating that the majority, if not all, of the units that were removed during the 1970's were seasonal. During the same 10 year period, the number of owner-occupied houses decreased by 55 units while 102 new rental units were added to the housing stock. Eaton Rapids and Hamlin townships experienced a substantial increase in owneroccupied housing (to 1,366 units) while only 41 rental units were added to the housing supply in those areas. By 1980, therefore, owner-occupied housing comprised 70 percent of the City's supply of year-round housing, compared to 85 percent for the townships. At the same time, rental housing made up 27 percent of the City's year-round stock and only 11 percent of the townships'. New housing in the City between 1980 and July, 1987 continued to be oriented toward rental uni ts. Of the 13 7 new uni ts built during that period, 18 were duplexes and 86 were multiple-family apartments, while only 33 were single-family -20- �structures. At the same time, 275 uni ts were built in the townships, including 45 mobile homes. Although no data is available to determine the proportion of those new units that are being rented, it is estimated (using the same proportion of rental uni ts to year-round uni ts that existed in 1980) that there were 215 rental uni ts in the townships in July, 1987, or an increase of 37 rental units over 1980. Table 7 Planning Area Housing Uni ts - depicts the changes that have occurred over the past 17 years within the City and townships. The table also indicates that single-family homes in the surrounding townships represented the largest numerical increase in housing type within the area. Very few multiplefamily units have been built in the townships, while multiple-family housing increased at a faster rate than any other housing type in the City. As a matter of fact, the majority of new housing units in the City between 1970 and 1987 was multiple-family housing, reflecting the trend toward more mobility and a changing household composition (more single persons and childless couples). Age of Housing Stock An important indicator of the quality and cultural significance of a community's housing stock is its age. In 1970, 59 percent of the City's housing was built before 1940, that is, 30 years old or older. By 1980, 46. 6 percent of all housing uni ts in the City were built before 1940 and, of those, 26 percent were rental uni ts. Almost 46 percent of all rental units were constructed prior to 1940, compared to almost 48 percent for all owner-occupied housing, indicating that, in general, deteriorated housing is not concentrated within rental units although owner-occupied housing is typically maintained in better condition than rental housing. Within the surrounding areas (Eaton Rapids and Hamlin townships), 50 percent of all housing was built before 1940, as reported in the 1970 Census. By 1980, only 33 percent of all the townships' housing was constructed prior to 1940. Among all rental uni ts in 1980, 50 percent were constructed before 1940, while 30 percent of all owner-occupied housing was 40 years or older. According to the 1969 Eaton Rapids Comprehensive Development Plan survey, the largest proportion of the City's oldest housing units were located in the northwest and central sections; that is, the area bordered by Alice Street on the south and the Grand River on the east (see Map 2). Table 8 displays the current distribution of older housing in the Study Area, as of July 1987. -21- �( -~ M ·•·- ~ - --,- - -·, , - ..,. 1 J TABLE 7 PLANNING AREA HOUSING UNITS City of Eaton Rapids - I of 1970 I of 'lbtal 70-8 I of 1980 Total Units 100.0 1,700 100.0 1,837 100.0 7.2 944 100.0 Year-Round 1,640 96.3 1,673 97.9 1,810 98.5 9.7 943 99.9 Renter--0::cupied 2 to 9 10 or M:ire M::>bile Hailes or Trailer I of Ox~ied 1970 I of Oxueied Total Total July 1987 1,606 100.0 1,881 100.0 99.3 1,606 100.0 1,881 100.0 99.5 1980 I of CX:cupied I of CX:cupied 1970 Total 1980 'lbtal July 1987 2,658 100.0 3,306 100.0 3,718 100.0 39.9 97.6 3,279 99.2 3,691 99.3 42.3 2,593 I of Ox~ied I of Oxupied 'of Chart;jE Total 70-8 I of Oxueied I of Ox~ied 1,164 72.4 1,197 68.6 -1.8 766 84.8 1,366 88.5 1,604** 88 . 2 109.4 1,985 80.6 2,530 80.3 2,801** 78.6 41.l 342 21.9 444 27.6 548 31.4 60.2 137 15.2 178 11.5 215** 11.8 56.9 479 19.4 622 19.7 763** 21.4 59.3 1,360* I of I of I of I of I of I of I of I of I of YearRound YearRound YearRound YearRound Year- Year- Round Round YearRound YearRound YearRound 1,353 80.9 1,386 76.6 1.9 938* 99.5 1,447 90.l 1,677 89.2 78.8 2,298* 88.6 2,800 85.4 3,063 83.0 33.3 278 269 16.l 293 16.2 5.3 5 0.5 46 2.9 46 2.4 820.0 283 10.9 315 9.6 339 9. 2 19.8 12 23 1.4 103 5.7 758.3 0 11 0.7 11 0.6 - 12 0.5 34 1.1 114 3.1 850.0 28 l. 7 28 1.5 N/A 102 6.3 147 7.8 WA 130 4. 0 175 4.7 - 82.9 - *Includes M'.Jbile Hailes or Trailer *"Gove Esturates SOURCE: I I of I of 78.l Year-Round Sin, le-Family Total I of Total I I of Chan;ie 80-87 Total 1,219 lb. of Units in Structure: I Olan;jE 'lbtal Owner--Ocx::upied IV IV ' I of 1,714 I of Ox~ied I July 1987 Eaton ~ids & Hamlin '11::7wnshies U.S. Census 1970 Census Tract Data; 1980 srF3A; Field Survey; Consuner Questionnaire; Buildin, Permit Data - WA �---------------L-1 --... ~ ' . .. ~-s. , · i I I .. --...~ ·< , _ ·_•· I ( ~ I · 1··· ' -'. ~ ~~ 1 III--· I 11 ' . I ~ ~ I ' -~--~""~ -. . ·I I ~ ~! • " EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN Legend . ..E;w;J SOUND c=J MINOR CD SXJia: MAJOR REHABILITATION - MAP 2 STRUCTURAL QUALITY SURVEY - 1967 STANDARD' REHABILITATION - DEFICIENT SUBSTANDARD STRUCTURAL QUALITY DISTRICTS F.aton Rapids Carprehensive Developuent Plan, 1969 @ Gove Associates Inc. -23- : = = ; - - - - - - - - - - - - - - - -- -- -- - -- -- - - - - - - �TABLE 8 r: HOUSH-13 BUILT PRIOR TO 1940 (1987) ;·-;"' YearRound No. of Units ' l , ..., i % of % of of No. of Total Total No. of Total OwnerRenter- RenterYear- ownerRound Occu:eied Occu:eied Occu:eied Occu:eied % l City of Eaton Rapids ; ~ 770 42.7 555 46.4 203 37.0 Eaton Rapids/ Hamlin Twps • 533 28.3 415 25. 9 89 41. 3 1,303 35.4 970 34.6 292 38.2 ! ." .,, ~ I 1 • Total SOURCE: U.S. 1980 Census STF3A; Local Building Permit Records r 1 In general, the City's housing stock is proportionally older than the townships, with owner-occupied housing containing the larger percentage of older units while the townships have a higher proportion of older rental housing than the City. Newer housing units (those built since 1970), while not indicative of over all housing quality, do reflect the relative growth, change and vitality of the community. Since 1970, 353 new housing uni ts have been constructed in Eaton Rapids, representing over 19 percent of the City's total housing supply. Eaton Rapids and Hamlin Townships combined have had 586 new homes constructed since 1970 ( 31% of the total housing stock in these areas). Forty-five percent of the new units constructed within the City since 1970 have been multiple-family while the majority (76%) constructed since 1980 have been dwellings of two or more units. Within the two townships, only seven percent of all new housing since 1970 has been multiple-family ( 2 or more uni ts) and since 1980 there have been no new multiple-family units constructed. Housing Value The market value of housing, both in terms of median value and percentage of housing under a specified value, is a good indicator of housing quality as well as housing demand. In 1970, the median value of an owner-occupied residence in the City was $14,300 while the median value of an owner-occupied house within the two townships was 9. 8 percent higher at $15,700. At the same time, the median value of a house in -24- �Eaton County was $17,900 or 25 percent higher than in Eaton Rapids Township and 14 percent higher than in the two townships. By 1980, owner-occupied residences in the City had a median value of $34,200 - an increase of 139 percent over 1970, and by 1988 the average sale price of a house in Eaton Rapids was $51,395. Between 1970 and 1980, owneroccupied housing in the township increased in value by 196 percent to $46,500 while within the County in general, the value of such housing jumped by 155 percent to $45,600. Table 9 shows these housing values. TABLE 9 MEDIAN OWNER-OCCUPIED HOUSIN:i VALUE AverA9e Sale Price Percent Chanqe 1970 1980 Eaton Rapids $14,300 $34,200 $51,395 +139 +50.l Townships $15,700 $46,500 N/A ♦ 196 N/A ~17.900 ~45.600 N/A +155 N,!'.A Eaton Count:z'. SOURCE, 1988 1970-80 1980-88 1970, 1980 Census of Housinq1 Tri-County Regional Planning co-ission These large rates of appreciation between 1970 and 1980 occurred during a period of artifically high inflation and housing prices during the 1980-1988 period appreciated at about one-third the 1970-1980 rates. These figures do, however, show that the value of owner-occupied housing in the City appreciated at a slower rate than within the County as a whole, while housing in the townships realized a substantially greater increase in value than in both the City and remainder of the County. Median contract rent is another indicator of the quality of housing, although it is also dependent upon the availability of supply and the extent of local demand for rental uni ts. Table 10 depicts the median contract rents paid to landlords in the townships, City and County in 1970 and 1980, as well as an average rental rate for the City for 1989. TABLE 10 MEDIAN MONTHLY CONTRACT RENTS Percent Change 1970-ilO 1980-89 1970 1980 1989 Eaton Rapids S 84 $169 $470* +101 ♦ 178 Townships s 72 $201 N/A ♦ 179 N/A !107 $227 N/A +112 N/A Eaton Count:z'. SOURCE: 1970, 1980 Census of Housing: Local realtor *Represents average of rents ranging fro■ $225 for one bedroo■ apart-nt, to $720 for new three bedroom house. -25--, ~ �i: ! . Li i.; Median contract rents have changed most dramatically in the townships, while the slowest rate of rent increases occurred in the City. It is interesting to note that during this 10 year period the cost of renting in the townships surpassed the cost of renting in the City. This comparative change in ranking of rental rates between the City and townships occurred in spite of the fact that there were more renteroccupied units added to the City's housing stock than to the townships' housing stock. The greater increase within the townships may be due to a relatively larger proportion of new rental housing having been built in those jurisdictions. The increase in rental rates in the City was substantially higher in the 1980-89 period than the period between 1970 and 1980 ( 178% vs 101%). This can partially be attributed to thehigher inflation that occurred in the early 1980's. It can also be attributed to a low supply/high demand factor for adequate rental housing and the fact that the increased cost of buying a home has caused many households to remain in the rental market. There is no current data available for average rents paid in the townships. However, based upon 1980 data and assuming a strong correlation between the rent paid and the quality of the unit, the overall quality of rental housing in the City is lower than in the townships. Plumbing Facilities '' . l. ! . The lack of certain basic plumbing facilities is sometimes used as an indicator to determine the presence of substandard housing in a community. In Eaton Rapids, 80 units or 4. 7 percent showed the lack of some or all plumbing facilities in 1970, including 48 owner-occupied, 21 renter-occupied and 11 vacant units. By 1980, the number of these units decreased substantially to 18, including 11 owner-occupied and six renter-occupied. The percentage of units without plumbing is substantially lower than either the townships, County or State. TABLE 11 UNITS LACKIN3 SOME OR ALL PLUMBIN3: ,-· 1970, 1980 f No. 1970 Eaton Rapids Eaton Rapids and Hamlin Townships Eaton County State of Michigan • SOURCE: % of Total Units 80 87 4.7 9.2 N/A 123,827 No. 1980 18 41 423 30,215 % of Total Units 1.1 2.6 -77.5 -47.1 1. 3 0.8 -75.7 1970, Census Tract Data; 1980 Census, STF3A -26- % Change 1970-80 �Housing Quality I I I I I A "windshield" housing survey was conducted in the City of Eaton Rapids in the summer of 1987. The purpose of this survey was to gather data which would identify existing land uses and provide the basis for determining the quality of the existing housing stock within the City. The information contained in this section will help to establish present and future housing needs, goals and objectives, and will aid in determining suitable methods for achieving future housing requirements. The determination of housing quality was based on the exterior appearance of the structure. The criteria ·for identifying and mapping structures is included in the Appendix. Essentially, the determination of the soundness of a structure was based upon the degree of deterioration observed through visual inspection. If a house needed relatively little work to bring it up to standard condition, it was considered sub-standard. If it needed serious or major modifications, it was designated as dilapidated. As in any community, the housing stock is one of Eaton Rapid's primary resources. An adequate supply of good quality housing, available to families at all income levels, is important to the general health and well being of the City's residents. An adequate housing stock is also an important resource for attracting new development to the area and for maintaining an aesthetically pleasing residential environment within the City. The results of the windshield survey, combined with derived estimates of total housing units, shows that approximately 25 percent of the structures within the City are sub-standard or dilapidated (Table 12). Approximately 375 structures were estimated to be in a sub-standard condition, while 80 were estimated to be in a dilapidated condition. Sub-standard structures would require minor rehabilitation to be restored to a standard condition. Dilapidated structures would require major rehabilitation to be restored to a standard condition. -27- A .i �TABLE 12 EATON RAPIDS HOUSIN3 QUALITY f ....... Classification Standard Sub-Standard Dilapidated Total SOURCE: \ ' •. No. of Structures % of Total 1,380 375 82 75.1 20.4 4.5 1,837 100.0 Gove Associates Inc.; Land Use Survey, 1987 Generally speaking, the overall quality of the housing stock in Ea ton Rapids is good. The majority of sub-standard and dilapidated housing is located on the west side of the Grand River, north of Grand Street and northwest of Michigan Street. These are the older residential neighborhoods with smaller building lots and housing units. Most of the housing in standard condition is located in the eastern section of the City. 3 describes the general locations of concentrations of dilapidated and sub-standard housing, as well as those areas that are primarily or entirely developed with housing in standard condition. Map Synopsis l. l l .. Eaton Rapids is experiencing a transition from a housing stock that is predominantly sing le-family owner-occupied to one that is expanding with rental uni ts, especially apartments. Because the City has been the center of development and settlement in this portion of the county, its housing stock is generally older than the housing found in surrounding townships, where development is relatively recent. Since about 80 percent of the City's housing uni ts were built before 1970, it is likely that many residences in Eaton Rapids are not in conformance with current standard housing codes. The age of these uni ts, combined with the fact that many are on smaller lots, has resulted in a relatively lower median value compared to housing in surrounding areas. Overall, however, most of the City's housing is in fair-to-good condition, with pockets of one or more uni ts that are deteriorating. A primary objective should be to protect and enhance the housing that now exists in the City while rehabilitating those units that are worth saving. The resulting impact should be an improved and quality-oriented inventory of housing. -28- �EATON RAPIDS# . .I \ II I I ' . - • • • • "11 HII I ~~~' filfilllil llllll - ·~ · \ ._______ ~l_ ..._I . I L. WC 1/, -~ EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 3 STRUCTURAL QUALITY" SURVEY - 1987 legend UOlilllllli STANDARD Wffe./41 it,:,'A MINOR REHABILITATION scx.mcE: MAJOR REHABILl~ATION Eaton Rapids rana. Use Gove Associates Inc. survey, 1987 -29- �r l j' I .· r j : l .. \.' \ \ \ t • \ SECTION V ' i L -- ) I ' , ECONOMY �ECONOMY Introduction The development of a community is influenced to a great extent by economic activity within and near its boundaries. Studies of the local and regional economy are therefore essential as a basis for forecasting the type, amount and timing of the growth that will occur in the community and consequently the public facilities that will be required. Regional Economy The economy of a community is heavily influenced by regional trends. In large part, when the reg ion is prospering, this prosperity is reflected in local communities. For this reason, regional economic trends need to be assessed before local trends are evaluated. , ., I !I • ',... . As mentioned previously, the City of Eaton Rapids is in Eaton County, which is part of the Lansing-East Lansing Metropolitan Statistical Area (MSA), consisting of Eaton, Ingham, Ionia and Clinton counties. The City of Lansing, the state capital, is located in the northwest portion of Ingham County, less than 20 miles north of Eaton Rapids. Because of the City's proximity to Lansing and its location within the Lansing MSA, the economic trends of the MSA directly affect the economy of Eaton Rapids. The Tri-County Region•sl economic base has historically been associated with automobile manufacturing and state government employment. Although the automobile industry has been declining it still remains a major employment source within the Reg ion. As with the country as a whole, the Reg ion's economy is becoming increasingly oriented toward nonmanufactur ing ind us tries, such as professional services, motel and restaurant employment. The Lansing-East Lansing area is the economic as well as political center of the Reg ion. The three major employers are the State of Michigan, employing 22,200 people, Michigan State University, with 9,500 employees and the BuickOldsmobile-Cadillac Group of General Motors, which employs 23,000 people. Auto related manufacturing firms in the area 1 The Lansing-East Lansing MSA encompasses Eaton, Clinton, Ing ham and Ionia counties, while the Reg ion consists of Eaton, Clinton and Ingham counties. -30- �also employed about 14,000 persons in 1984. In addition, 6,000 people are employed in agriculture or agriculturalrelated industries within the three county area. ,,,-.... '?' The characteristics of employment in the Region, as mentioned earlier, have changed over time from a strong emphasis on manufacturing to a nonmanuf actur ing employment base. Table 13, which shows the profile of regional employment in 1979, 1984 and August 1987, reflects that change. As depicted in Table 13, the Reg ion experienced an overall decrease in employment between 1979 and 1984, when inflation and unemployment were high and a recession in effect. The recovery from that period of economic downturn is displayed by the increase in the Reg ion's employment between 1984 and 1987. Among those major industrial sectors identified in Table 13, federal government employment increased at the fastest rate between 1979 and 1987, followed by wholesale trade and retail trade. The largest decrease occurred in construction employment, which declined by 28 percent between 1979 and 1984 and has pretty well stabilized since that time. Manufacturing also lost a relatively large proportion of its employment base during the 1979-1984 period but experienced a slight gain between 1984 and 1987. The net loss in manufacturing -jobs over the 1979-1987 period was the largest among all sectors. -31- ,,,,--.... ,. �TABLE 13 n. EMPLOYMENI' PROFILE BY INDUSTRY TRI-<X>UNTY REX:;ION* } ~ !l r- ' l . % r-: Change 1979-84 % August 1987 % Change Change 1984-87 1979-87 1979 1984 State and weal Governrrent 55,198 53,933 2.3 56,200 +4.2 +1.8 Manufacturing 40,527 34,892 -13.9 36,000 +3.2 -11.2 Services 37, 769 42,985 +13.8 37,100 -15.9 -1.8 Retail Trade 31,077 30,615 -1.5 31,900 +4.2 +2.6 Finance, Insurance, Real Estate, Banking 12,693 14,140 +11.4 11,700 -21.0 -7.8 Construction 8,446 6,046 -28.4 6,000 Agriculture 6,673 6,396 -4.2 N/A Transportation, Utilities 5,668 4,983 -12.1 5,100 +2.3 -10.0 Woolesale Trade 5,775 5,274 -8.7 7,000 +32.7 +21.1 Federal Governrrent (Civilian) 2,449 2,875 +15.0 3,100 +7.8 +24.0 i Military 1,067 1,275 +19.5 N/A l ,. Other (Industry classification not available) 2,611 3,708 +42.0 28,800 210,003 207,122 -1.4 222,900 +7.6 +6.1 L_~ ' \ ..__.,. ra !L~ r. : l ; f • i' 0 -29.0 I I • f L •• Total I• ;· ~ -··• * In 1985, Benchmark adjustrrents were made to civilian labor force errployrrent and unerrployrrent figures to reflect new population controls and errployrrent count adjustrrents. Consequently, direct carparisons between pre-1985 and post-1985 data are not necessarily achieved. In addition, the 1987 data is fran the Michigan E:cployment Security Carmission Lansing Labor Market Review while 1979 and 1984 data are taken fran Michigan Departrrent of Ccmnerce data. Therefore 'other' errployment figures are not carparable. SOURCE: Michigan Departrrent of Ccmnerce, Econanic Profiles of Clinton, Eaton and Ingham Counties -32- �Household incomes are another indicator of tne strength of the regional economy. Tanle 14 describes the per capita and average household incomes for the Region for 1980 and 1985. TABLE 14 PER CAPITA AND HOUSEHOLD INCOME TRI-COUNTY REGION 1980-85 % Per Capita Household SOURCE: 1980 1985 Increase $7,609 $10,943 43.8 $23,278 $31,066 33.4 1985 Local Population Estimates, U.S. Census The Region's per capita income of $10,943 in 1985 was 0.4 percent higher than the 1985 statewide per capita income of $10,902. · Dollar Value Added by Manufacturing - This measure is one of the best and most accurate means of analyzing the importance of manufacturing in a region. The dollar value added by manufacturing is the amount of income which is derived from all manufactured goods after all expenses for the cost of materials, supplies, containers, fuel, purchased electricity and contract work have been subtracted from the value of shipments of manufacturing establishments. Between 1967 and 1982, the total dollar value added by manufacturing in the Lansing-East Lansing MSA increased by 158 percent. A smaller increase (127%) occurred at the state level. Eaton County has a minor portion of the dollar value added by manufacturing in the state and in the MSA. Three per cent of the total state figures and 6. 3 percent of the MSA value was produced in Eaton County in 1982. However, in the County, the dollar volume added by manufacturing has increased faster than both the state and the Region at 246 percent. -33- �TABLE 15 VALUE ADDED BY MANUFACTURING Million Dollars Lansing State i ' l .t ~A % of State % of calhoun State Eaton % of State Jackson % of State 1982 $39,ll8 -l $1,892.4 4.8 $1,049.5 2.7 $119.4 0.3 $481. 7 1.4 1977 37,566.0 1,435.5 3.8 944.2 2.5 ll2.4 0.3 542.9 1.4 1972 23,377.4 981.4 4.2 635.0 2.7 59.9 0.3 377.9 1.6 1967 17,241.6 733.0 4.25 473.4 2.7 34.5 0.2 277.9 1.6 scx.H:E: Census of Manufacturers New Capital Expenditures in Manufacturing - This is another good indicator of manufacturing activity within an area. New capital expenditures represent the money spent for permanent additions and major alterations to industrial plants, as well as for new machinery and equipment. New capital expenditures in the Lansing MSA and Eaton County are shown in Table 16. r. I I New capital expenditures increased considerably in the Lansing MSA and Eaton County between 1958 and 1963. Spending on capital items depends somewhat heavily on the national economy. In 1958, there was a national recession and new capital expenditures everywhere were low. In 1963, the national economy was doing very well and new capital expenditures were much higher. By 1982, capital expenditures for manufacturing in the Lansing MSA had increased substantially, but did not keep pace with the state's increase in expenditures between 1963 and 1982. Eaton County, on the other hand, experienced a very small capital expenditure increase and fell almost to the same proportion of the state's capital expenditure that it accounted for in 1958. In essence, Eaton County did not keep up with industrial growth within the Lansing SMSA between 1963 and 1982, decreasing from 27 percent of the region's capital expenditures in 1963 to eight percent in 1982. It would appear that much of the increase is located in Delta Township due to the Lansing Mall and BOC Plant V. -34- �TABLE 16 CAPITAL EXPENDITURES IN MANUFACTURIOO FOR LANSIOO MSA AND EATON COUNTY Lansing MSA ($1,000,000) Year % Eaton County ($1,000,000) of State % of State 1958 $ 9.916 2.2 $ 0.962 0.2 1963 35.502 4.7 9.482 1. 2 1982 127.1 SOURCE: U.S. Bureau of Census, Census of Manufacturers, 1958, 1963, 1982 3.6 10. O 0.3 Retail Sales - Retail sales is another important indicator of business activity in an area. In Table 17, the retail sales for the Lansing MSA and Eaton County are shown. TABLE 17 ~ RETAIL SALES ,,,--._ ($1,000) I Increase 1967-82 County Clinton 1967 Per capita Per capita 74,U7 $1,483 $ 1977 C,apita ll4,306 $2,130 Per Per capita Total C,apita $ 151,303 $2,738 217.5 160.5 1982 $ 47,661 $1,051 Eaton 89,031 1,410 190,601 2,619 337,887 4,095 463,840 5,264 421.0 273.3 Ingham 486,702 1,978 666,457 2,525 1,000,941 3,691 1,274,798 4,692 161.9 137.2 Iooia 55,601 1,235 79,443 1,689 139,309 2,785 161,887 3,122 191.6 152.8 Total $678,995 Lansing-Fast Lansing l\SA $1,699 $1,010,628 $2,330 $1,592,443 $3,428 $2,051,828 $4,394 202.2 158.6 SClR:E: $ 1972 Per Census of Retail Trade: Census of Population: Galle Associates F.st.urates Table 17 shows that, relative to the other counties in the Lansing-East Lansing MSA, Eaton County's retail sales increased rather dramatically between 1967 and 1982, both in terms of total sales and per capita sales. In 1967, retail sales in the County represented only 13 percent of the MSA's total sales and by 1982 the County's portion of retail sales in the four county area increased to 22. 6 percent. Eaton County's retail trade economy, therefore, is a strong factor in the County's economic base. -35- ~ �. { I z _. ,_- Income Characteristics Personal income is a key barometer of the economic condition of an area. Personal incomes determine the amount of money available for retail expenditures, housing purchases and local investments. These expenditures and investments directly and indirectly determine the amount of money available for public facilities and services, primarily through the local property tax base. Table 18 depicts the personal incomes in each of the Lansing-East Lansing MSA counties and the state during the years 1979-1984. TABLE 18 PERSONAL INCOME - 1979-1984 ($1,000) % of County Clinton $ Eaton Ingham Ionia Total Lansing-East Lansing M3A Michigan l - SOURCE: 1979 M3A % of State 467,485 11.6 0.5 804,349 20.0 2,389,218 % of % % of Increase State 1979-84 1984 M3A 657,049 11.6 0.6 40.5 0.9 1,137,792 20.1 1.0 41.5 59.2 2.8 3,335,266 59.0 2.9 39.6 369,455 9.2 0.4 519,648 9.2 0.5 40.7 4,030,507 100.0 4.7 5,649,755 100.0 4.9 40.2 100.0 $114,534,498 100.0 34.0 $85,447,655 $ u:x::a1 area personal incane; Personal incanes in all Great Lakes Region; U.S. Deparbrent of Carmerce According to Table 1'a , the counties in the Lansing-East Lansing MSA increased at comparable rates over the six year period. The MSA as a whole saw a greater increase in personal incomes during that time than did the state. Eaton County experienced the highest growth rate among the four counties and was the only one to increase, although slightly, as a proportion of the MSA for personal incomes. -36- �Local Economy An assessment of the local economy of Eaton Rapids provides an insight into the role that the City plays in the Region. The local economy will be analyzed according to major employers, labor force, household income, retail trade and assessed valuation. Major Employers l Eaton Rapid's close proximity to Lansing creates a situation whereby many residents living in and around Eaton Rapids are employed in the Lansing area. Many of these residents work for the state or General Motors-B.O.C. Group, the Lansing area's two major employers. Within and near Eaton Rapids, service and manufacturing industries provide the largest employment base. Major service employment includes Eaton Rapids Public Schools (279 employees), Eaton Rapids Community Hospital (180 employees) and the VFW Home (84 employees) and the City of Eaton Rapids (46 employees). Major manufacturers in and around Eaton Rapids consist of Eaton Technologies Company (250 employees), Green Bay Food Company (150 employees), Michigan Packaging Company (100 employees) and Landalet Manufacturing Company (25 employees) and Dowding Tool Products in Springport (40-45 employees). In addition, there are approximately 350 employees of retail businesses within the City. Labor Force The 1980 labor force in the Eaton Rapids area consisted of 3,899 persons, including 1,187 in Eaton Rapids Township, 1,019 in Hamlin township and 1,817 in the City. This represented 41 percent of the area's 1980 population. The City's labor force in 1980 also represented 40 percent of the City's population, which was an increase over 1960 when 38 percent of the City's population was in the labor force. The primary reason for that increase in the labor force rate is the number of women that have joined the labor force over the last two decades. In 1960, women made up 35 percent of the City's labor force, compared to 44 percent in 1980. Also, in 1980, women comprised 41 percent of the areawide labor force - that represented approximately 52 percent of all women over 16 years of age in the planning area. The survey questionnaire results indicate that, within the planning area, over 77 percent of all employment is full ~time and the balance (23%) is part-time. The proportion of fulltime to part-time employment ranges from 70 percent fulltime per 30 percent part-time in Eaton Rapid's Township, to 80 percent full-time per 20 percent part-time in the City of Eaton Rapids. The survey also showed that, on the average 1.56 persons per household were employed full-time and 1.18 persons per household were employed part-time in the planning -37- .i �area, indicating that most households had at least two employed people. The questionnaire also showed that, areawide, almost half (45%) of all full-time employed residents work in Lansing and over half of all part-time employees work in Eaton Rapids. 1 • '-· Table 19 displays employment by industry for the City and two townships for 1980. While these figures do not obviously reflect current conditions because of changes in economic structure over the past nine years, they do indicate the general importance of each sector in the local economy. Table 19 shows that in 1980, nondurable goods manufacturing was the predominant industry in which residents of the planning area were employed. Retail trade and educational services were also major sectors of the area's economy. With the substantial downturn in manufacturing, finance, insurance, real estate, construction and transportation and utilities employment between 1979 and 1987 at the regional level (see Table 13), it is assumed that local employment in those sectors has also decreased since 1979. At the same time, this Plan assumes that employment increases over the past eight years in some sectors, particularly federal government and wholesale trade, is reflected in those employment characteristics in the planning area. Table 20 is an excerpt from the Tri County Region 1987 Overall Economic Development Program and displays projections at the regional level in employment. In general, regional employment is expected to increase at the highest rate between 1985 and 1990 and increase at a lower rate for each five year period after 1990. Manufacturing employment is expected to continue to decrease, although between 1984 and 1987 it actually increased slightly, while other sectors including retail trade and public sector employment are expected to increase. Eaton County and the Eaton Rapids area, as a portion of the Region, and with many local residents employed in the Lansing Area, should also follow those trends. -38- �,,,.-...._ TABLE 19 t!"-' EMPLOYMENI' BY INDUSTRY - 1980 City of Eaton Rapids Industry % of Paton Twp. Rapids City Total Township Total % of % of % of Hamlin Twp. Total Area Township Total Area Total 9 0.5 58 4.9 49 5.5 116 3.0 60 3.3 59 4.9 40 4.5 159 4.1 131 457 7.2 25.2 36 371 3.0 31.2 45 276 5.0 30.8 212 1,104 5.4 28. 3 Transportation 42 2.3 37 3.1 32 3.6 111 2.8 Cannunication, Utilities 17 0.9 20 1. 7 18 2.0 55 1. 4 Wholesale Trade 64 3.5 40 3.4 26 2.9 130 3.3 225 12.4 183 15.4 115 12.8 523 13.4 Finance, Insurance, Real Estate 56 3.1 34 2.9 30 3.4 120 3.1 Business and Repair 67 3.7 36 3.0 11 1.2 114 2.9 Personal Entertainment 67 3.7 38 3.2 16 1.8 121 3.1 Health Services 173 9.5 74 6.2 57 6.4 304 7.8 Educational Services 236 13.0 83 7.0 72 8.0 391 10. 0 75 4.1 25 2.1 20 2.2 120 3.1 138 7.6 93 7.8 88 9.8 319 8.2 1,817 100.0 1,187 100.0 895 100.0 3,899 100.0 Agriculture, Forestry, Fisheries Caistruction Manufacturing - Durable Goods - Nondurable Goods Retail Trade Other Professional Services Public Admi.n. Total SOURCE: 1980 Census - STF3A . -39- r'\ ....... �··- ► ~ - ·1) ' . .---.. -- J ·- . ···-~ t . ,.,, . . ., ;I 7 l~ .; ~ --.1 ~ TABLE 20 TRI COUNTY REGION PROJECTED POPULATION, INCOME AND EMPLOYMENT 1980-2005 Actual 1980 1985 1990 1995 2000 2005 406,811 -3.08 421,743 3.67 429,379 1.81 438,164 2.04 446,183 1.83 406,811 -3.08 405,522 -0.32 412,865 1.81 421,312 2.05 429,022 1.83 20.20 19.22 -4.85 19.21 -0.05 18.75 -2.39 18.00 -4.00 17.24 -4.22 35,436 33,072 -6.67 31,215 -5.62 28,018 -10.24 25,805 -7.90 23,360 -9.47 Retail % change* 26,535 27,484 3.58 29,119 5.95 30,408 4.43 31,474 3.51 32,535 3.37 Government 48,267 43,371 -10.14 44,225 1.97 44,607 0.86 44,686 0 .18 44,762 0.17 88,552 88,711 0 .18 95,152 7.26 100,294 5.40 105,522 5.21 110,625 4.84 198,790 192,639 -3.09 199,710 3.67 203,326 1.81 207,486 2.05 211,283 1.83 Population High % change* 419,750 - Estimated Low % change* Total Personal Income (1972 $)** % change* Employment I ""' 0 I Manufacturing % change* % change* Other % change* Total % change* * % change from previous period ** hundred million dollars Source : Tri-County Regional Planning Commission, "Work Paper 116, Assumptions and Equations for Employment Projectsions (1985-2005) ," July 1984. ·; " I �Family Income Family income is an important barometer of the economic well being of an area. Family income may be analyzed best in two ways, via median household income data and by distribuiton by income categories. Median Family Income - Table 21 indicates 1970 and 1980 median family incomes of Eaton Rapids, surrounding townships, Eaton County and the three county region. TABLE 21 MEDIAN FAMILY INCOMES - 1970-1980 1970 1980 Eaton Rapids $10,210 $21,727 112.8 Eaton Rapids Township $10,633 $25,360 13-8.5 Hamlin Township $ 9,420 $22,069 134.3 Eaton County $11,423 $24,574 115.1 Reg ion $11,213 $23,278 107.6 SOURCE: % Increase Reg ion IIIA; 1980 Census STF3A Table 21 indicates that the City's median family income was the second lowest of the five jurisdictions in 1970 and by 1980 was the lowest, with Hamlin Township's median household income surpassing the City's. The Eaton Rapids area as a whole, however, enjoyed a greater increase in median family income levels over the 1970-1980 period than either the County or Region. It is also useful to compare median family incomes in Eaton Rapids with such incomes in surrounding communities of comparable size. All of the cities in Table 22 had 1980 populations of between 4,000 and 8,500. -41- �TABLE 22 MEDIAN FAMILY INCOMES - COMPARABLE CITIES Median Family Income Poeulation 1980 1970 Eaton Rapids St. Johns Mason Grand Ledge Charlotte Average (unweighted) SOURCE: 4,494 6,669 5,467 6,033 8,242 4,510 7,376 6,019 6,920 8,251 % 1970 $10,210 $11,357 $10,656 $11,175 $10,025 $10,685 1980 $21,727 $22,726 $21,744 $21,668 $19,599 $21,493 Increase 112.8 100.1 104.0 93.9 95.5 101.3 Tri County Regional Planning Commission; 1980 Census of Population As displayed in Table 22, Eaton Rapids had the second lowest median family income among comparable cities in 1970. By 1980, however, the City had experienced the largest growth rate in family incomes among these communities and actually had the third highest median family income. The survey questionnaire asked respondents for household income ranges. The results indicate that, areawide the largest single group of respondents earn between $10,000 to $20,000 annually. In Hamlin Township and the City, 21 percent and 20.8 percent, respectively, of the respondents had incomes in that range, while only 15. 7 percent of Eaton Rapids Township residents declared incomes in that range. The City has the highest proportion of residents earning less than $10,000 and over 53 percent of its respondents say they have household income of less than $30,000. At the same time, only 37.3 percent of Eaton Rapids Township respondents and 34.6 percent of Hamlin Township residents report income of less than $30,000. Assuming the survey results are indicative of the entire population, residents of the City therefore tend to have lower incomes than their counterparts in the townships. That conclusion is also verified in Table 21. Retail Trade Retail trade is an important segment of Eaton Rapids' economy, although it has decreased over the past decade as a result of substantial competition from suburban shopping malls in the Lansing, Jackson and Battle Creek areas. In 1984, the City commissioned a downtown redevelopment plan that included an analysis of the City's retail market area. In the process of putting that plan together, a survey questionnaire was distributed to local residents in communities -42- �-' ··- i I considered to be part of the Eaton Rapids area of retail influence. Map 4 depicts the outline of that market area. Most of the residents of that area do not do most of their comparison (major appliances, automobiles, etc.) or even convenience (groceries, hardware, gasoline, etc. ) shopping in Eaton Rapids. These people may occasionally be drawn to Eaton Rapids to make a particular major purchase or because of a special sale. This is also the same general area in which the weekly shopping guide is distributed. Eaton Rapids is, however, a major shopping area, especially for convenience i terns, for residents of the City and Eaton Rapids and Hamlin Township. The 1984 Market Study identified this primary market area as the area that is covered by the Eaton Rapids' postal zip code (see Map 5). The following analysis of the Market Area's population is an except from the 1984 redevelopment plan: Eaton Rapids Area Composition Analysis: More than half of the residents in the Eaton Rapids Zip Code have above average or high spending potential. About one-quarter have below average spending potential, principally blue collar households of average income. The following population categories in the Eaton Rapids Zip Code merit special attention in terms of marketing, sales and advertising. Average Education, Two Income Households, Homes Built in the 60's and 70's: 2,726 people or 21 percent of the Eaton Rapids Area are in this category. These people have high purchasing potential and are attracted by convenient (evening) store hours due to the high incidence of two-paycheck households. Young, Married Homeowners, with Larger Families and Children: 3,854 people or 29.6 percent of the Eaton Rapids area is in this category. The median age of adults in this group is 34.0 or 39.9 years and between 49.0 and 50.4 percent of households have children. In addition, 80 percent of this group are homeowners. Generally, this group of people is attracted by events and sales promotions involving children. Although they have above average purchasing potential, they generally seek wholesome, inexpensive entertainment for the family. Moreover, they are likely to attend church on at least a semiregular basis. They are likely to have discretionary income for shopping at specialty stores and crafts shops. These people are often attracted by good general merchandise stores where school supplies, hardware and similar items are available. Based upon the consumer surveys, these people do -43- -, I ) �,--~ ] __,- 7 ,r i f< I I I :[ I j : ! : .I. i l I ~l I I • \ Lf ,·' '' i, i . ,I :~ t - I-96 ,, , , , "'I "' ~ CHARLOTTE, ,, , , , ' I I _ . _ _j~ ' I I I I POTTERVILLF., I J l -- - ~ I '--t. '' \ ~ ,,,, I I EATON RAPIDS l L - ·7 '\ \ 1 MASON I \ \ ''• ' •ILESLIE ' ' I I I I I - - --I I l I-94 JACKSON l I I l Il- l r-N rl - - _____...,___ __l en :=> ·1 '-------------------------------------EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 4 RETAIL MARKET AREA EATON RAPIDS Gove Associates Inc. -44- �r •. w ,, i . i ~. aw.nn::a:a:a I I L' _:::z H .:- -:--:;--L--....,. 4 ·' · ~~ 1 • L.. \' ~ g·: ; .~ !' •: I ,. 1 I ·" "ii · \• ~ ~ ,-== ,, ,..., __ :-• ,· EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 5 POSTAL ZIP CODE AREA EATON RAPIDS (48827) Gove Associates Inc. -45==; ~ �i ; '. !' ' r .., j' L.....e I l . most of their comparison shopping at regional malls in the Lansing area. There, sho[)ping, eating and perhaps attending a movie, create an entire day of entertainment. Although many of these people will visit downtown to feed the ducks or walk around the island, there is not enough attraction to hold their interest. Events that entail par tic ipa tion . f ram schools and contests involving children are typically most successful in changing these persons' perceptions about downtown and in ultimately altering their shopping patterns. Blue Collar Workers, with Children, Homeowners in Rural Areas: 3,087 or 23. 7 percent of the Eaton Rapids Zip Code is in this category. Eight out of every 10 of these households are homeowners and about half have children. In addition, more than 40 percent are blue collar households. These people, who have average purchasing potential, buy fewer expensive goods than the previously described category and they have little discretionary income for S[)ecialty store items, including meat and fish markets, bakeries and expensive crafts shol?S. Cultural events and art shows generally do not attract this group of people. Rather, they are most often attracted by events involving non-rock music, affordable food and events involving children. Table 23 compares the number and associated sales volumes for different types of retail establishments in the City in 1963 and 1982. -46- �r TABLE 23 •· RETAIL ESTABLISHMENTS AND SALES CITY OF EATON RAPIDS - 1963-1982 1963 1982 Sales Estab. ($11000) lisl'lllents Sales ($11000) Lunber, Building Materials, Hardware 7 $ 640 4 General Merchandise Group 6 216 ll Est.ab- I Change 1963-1982 Estab. Sales $ 990 -42.9 54.7 l (D) -83.3 (D) 2,665 4 13,045 -63.6 389.5 3 1,850 2 (D) -33.3 (Dl Servic:e Stations ll 938 5 6,089 -54.5 549.l Apparel, .Accessories 6 368 2 CD) -66. 7 (D) Furniture, lbne Furnishings l 2 (Dl 100.0 (Dl Eating, Drinking Places 8 9 (D) 12.5 (Dl Drug and Proprietary Stores 2 3 (Dl 50.0 (Dl Miscellaneous Retail 9 10 (D) 11.l (D) Type Food Stores Auto Dealers Gas Total (D) 284 (D) Sil 42 64 -34.4 (Dl Data is suppressed or deleted due to small nUlliler of establishllents in that category. SOORCE: Census of Retail Trade, Michigan; U.S. Departllent of Ccmnerce In 1982, Eaton Rapids was ranked 144th in Michigan for volume of retail sales for places of 2,500 or more inhabitants. This put Eaton Rapids behind Alma, St. Johns, Charlotte, Ionia, Albion and Mason and ahead of Grand Ledge and DeWitt. The City's total retail sales volume for that year was $35 .1 million ( see Table 24). When compared to those communities in terms of retail sales per capita, however, Eaton Rapids fares well, with $7,873 in sales per person in 1982. A high retail sales per capita does not necessarily mean that the residents of Eaton Rapids spend more in the City then residents of other areas do in their own communities, but quite likely reflects the fact that people living outside of Eaton Rapids spend a portion of their income in Eaton Rapids. That is, the City is a retail center for residents living in outlying areas, even though the number of retail establishments in the City decreased between 1963 and 1982. · -47- •I �. .: '· . TABLE 24 VOLUME OF RETAIL SALES STATEWIDE RANKIN3 FOR PLACES OF 2,500 OR MORE (Selected Areawide Cities of Comparable Size to Eaton Rapids) 1982 City Alma St. Johns Charlotte Ionia Albion Mason Eaton Rapids I'' SOURCE: Sales ($1,000) 73,615 64,337 62,482 50,195 39,133 37,928 35,135 Rank Estimated 1982 Population Sales Per Capita 81 89 92 111 138 140 144 9,511 7,454 8,430 5,933 10,820 6,166 4,463 $7,740 8,631 7,412 8,462 3,617 6,151 7,873 U.S. Department of Commerce - 1982 Census of Retail Trade By 1984, the number of retail establishments in Eaton Rapids consisted of 24 miscellaneous retail outlets, seven automotive establishments, three food and grocery stores and nine restaurants and taverns for a total of 43 retail establishments, which is consistent with the 1982 Census of Retail Trade tabulation. In 1982, 345 paid employees were working in retail establishments in the City. The Eaton Rapids, Hamlin and Eaton Rapids township survey responses indicated a general dissatisfaction with the current mix and lack of variety of stores in the downtown area. This reaction may be based on a negative perception of downtown Eaton Rapids compared to what is available in suburban shopping malls in Lansing and Jackson. There appears to be a concern among local residents regarding the rate of turnover of new businesses in the downtown area. This turnover can be attributed to a lack of business volume which in turn is due to the inability of the downtown area to compete effectively with newer, more modern retail facilities and merchandising techniques in larger urban areas. The key to downtown Eaton Rapids success as a retail center will lie in its ability to find and establish an appropriate 'niche' in the area's retail and service market, which will require structural (physical) alterations and improvements and new or different organization and merchandising techniques. -48- �r State Equalized Valuation The State Equalized Valuation on real property is very important to a community since it is the basis for local property tax revenues, one of the primary sources of revenue to meet government expenses. Equalized Value Equalized value is a barometer of the economic activity occurring in an area. Equalized value reflects market value of real property and hence a comparison of equalized values of real property classifications over time will indicate the relative strengths of the various types of property in the community. Table 25 displays the change in real property values and number of parcels for each major property type for the planning area over a 10 year period between 1978 and 1987 The table shows that, compared to surrounding townships, the City's equalized valuation for all real property grew at a relatively slow rate. The townships also created a larger number of new parcels than did the City. Residential valuation increased more than any other property class, commensurate with the rather large increase in the number of residential parcels. In 1978, the average residential parcel had an assessed value of $8,478, or a true cash value of $16,957. By 1987, that average valuation increased to $17,455, or a true cash value of $34,910. Residential property valuation in Eaton Rapids Township increased from $11,192 per property to $23,571 per parcel, and in Hamlin Township the average assessment per residential parcel increased from $6,562 to $20,000. The number of commercial parcels in the City increased only slightly over that 10 year period. In addition, only three commercial properties were added to the township's tax rolls. Of all property classifications in the planning area, commercial parcels and commercial assessments showed the lowest rate of growth. In 1978, the City's tax levy for municipal operations (including general operation, parks and sanitary landfill) was 13. 75 mills. At an assessed valuation of $17,116,400 for real property, the City collected $235,350 from its local real property base, representing 10. 2 percent of the City's total budget of $2,313,291. In 1987, the City was operating at 10.6557 mills (for general operations and parks) with a real property assessed valuation of $34,975,600, capturing $372,690 from real property taxes, or 8.4 percent of the City's total budget of $4,447,620. ~ - -49- �t I ~Agriculture No. of Parcels I I l~i,-,- EATON RAPIDS REAL PROPER' $ -• ~r- s-1-::,E % .... .,...,, , ..... 55.5 6 $ 0 0 ~: .:AL}_.:,.) Paton Rapids 'lbwnship Paton Ra_eids lJl 0 J _._... ...... _ - J..., ,..,,, .... ., .... , - Vt·~~ ES t •• .i 'J Hamlin 'lbwnshi_e % ·-- ... .,,_ - ... ., ... , '),, ·1 I 'lbtal Area % •--.- _.,, ·- .... .,..,, _.......... % ...,_ $4,208.0 273 $8,792.2 281 108.9 2.9 $2,588.7 294 $8,220 . 0 313 217.5 6.5 $6,852.2 573 $17,012.2 594 148.3 3.7 Coomercial No. of Parcels 3,210.1 173 5,256.1 177 63.7 2.3 287.4 14 414.6 15 44.3 7.1 84.5 20 282.1 22 233.0 10.0 3,582.0 207 5,952.8 214 66.2 3.4 Industrial No. of Parcels 1,472.5 21 2,158.1 35 46.6 66.7 87.9 7 142.8 8 62.5 14.3 87 . 6 3 84.5 5 -3.5 67.0 1,648.0 31 2,385.4 48 44.7 54.8 Residential No. of Parcels 12,378.4 1,460 27,561.5 1,579 122.7 8.2 7,946 . 0 710 22,840.4 969 187.4 36.5 3,510.6 535 14,179.9 409 303.9 32.5 23,835.0 2,705 64,581.8 3,257 171.0 20.4 23.8 16 114 31.0 Exempt No . of Parcels Total No. of Parcels SOURCE: 63 $17,116.5 1,723 78 $34,975.7 1,869 IDcal Equalized Valuation Analysis 104.3 8.5 $12,529.3 1,020 27 $32,190.0 1,300 68.8 8 156.9 $6,271.4 860 27.5 9 $22,766.5 758 12.5 263.0 23.0 87 $35,917.2 3,603 $89,932.2 4,227 150.4 17.2 �r- Table 26 depicts tax levies for cities of comparable ·size for 1978 and 1987. The S.E.V. in the table represents total real and personal property. Eaton Rapids has the lowest millage of all the cities identified and experienced the largest decrease in millage C-22.5%) between 1978 and 1987. City residents and businesses also paid the second lowest total tax rate (58.27 mils), although the total millage increased by almost 10 percent over the 10 year period - the third highest growth rate among the cities analyzed. ~ - I Table 27 displays the actual personal and real property tax by those municipalities in 1978 and 1987. In 1978, Eaton Rapids had the second lowest property tax revenue and by 1987, the City's property tax revenue was the lowest of the seven municipalities, due to the combination of its relatively low S.E.V. and tax rate. TABLE 27 ·CITY TAX LEVIES - 1978-1987 Estimated Population 1987 1978 City Taxes 1978 Taxes 1987 Taxes Population % % Chan:Je Chan:Je ~ Charlotte 8,250 8,880 $ 943,478 $1,129,302 19.7 7.6 DeWitt 2,674 3,556 229,894 451,514 96. 4 33.0 Eaton Rapids 4,506 4,526 318,036 422,982 33.0 0.4 Grand I.ed:_;;e 6,743 7,258 522,686 930,101 77.9 7.6 Mason 5,909 6,534 397,431 816,879 105.5 10.6 Ionia 6,008 5,970 423,765 726,952 71.5 -0.6 St. Johns 7,235 7,649 845,526 1,118,348.8 32.3 5.7 SOURCE: State Tax Cornnission, Michigan Departrrent of Treasury, 1978-1987 Gove Associates Populations Estimates; U.S. Census of Population, 1980; Population Estimates (1986) and Per capita Incone for Selected Towns and Townships and Incorporated Places - U.S. Census Bureau; Tri-county Ra;Jion Population Projections -51- ) ; �:· •--. -, l, . ' ~ -. ~ ,.i -~:; ~ - .1 TABLE 26 TAX LEVY - CITIES OF COMPARABLE SIZE 1978-1987 'lttal. 'la>es S.E.V. ($1 100)) O:ll1ty '1aK Rite City '1aK Rite % Ci 1978 Crerld:te 48,383.5 1987 73,188.7 % 1978 1987 51.3 5.50 6.75 9:h:ol '1aK Rite* (MIIS) (MIIS) 1978 1987 15.43 -~.9 32.86 38.~ 1987 Z2.1 19.50 (MIIS) % % 1978 'llDeS ($1.!CXX)) Rite (MIIS} % % 1978 1987 18.4 57.86 61.00 1978 1987 5.6 2,W.5 4,470.4 e W.8 U:witt 15,429.2 34,598.7 124.2 5.70 5.00 1.8 14.~ 13.(6 -12.4 41.45 47.39 14.3 62.(6 f6.24 6.8 957.4 2,291.9 139.4 Eatrn 23,129.8 39,695.0 71..6 5.50 6.75 Z2.1 13.75 1D.f6 -Z2.5 33.78 4l.87 21.0 53.03 58.27 9.9 l,~.6 2,ID.l 00.6 Grarrl I..a:ge :rl.692.0 55,862.7 82.0 5.50 6.75 Z2.1 17.03 16.65 -2.2 39.55 44.16 11.7 62.00 ol.% 8.8 l,~.4 3,774.0 ~-1 Mi9:I1 :r>, ro0.9 59,W.6 94.4 7.94 7.63 -3.9 12.92 13.f6 5.7 38.00 47.15 21.3 59.74 f6.44 11.2 1,837.7 4,092.7 l'Z2.8 Iroia 27,339.3 43,523.0 59.2 5.15 5.25 1.9 15.50 16.70 7.7 35.84 -:Il.32 39.0 47.49 59.27 24.8 1,298.5 2,579.7 ~-i St:. •.J::t-IB 44,501.4 78,625.7 76.7 5.70 5.00 1.8 19.00 14.Z2 -25.2 :ll.33 ~-70 21.0 55.03 %.72 3.1 2,448.9 4,459.9 82.l R:pi.d, I U1 N I *School TaX Rate includes local public school and internediate school district rates SCXJOCE: State Tax Conmission, Michigan I:epartnent of Treasury, 1978-1987 ,. ' ] �.... Synopsis l Economic development is the key factor in community growth and the quality of life available to local residents. Employment, family income, retail sales and property valuation, all reflect the viability of the areawide and the community's economy. Eaton Rapids' economy is healthy in terms of personal incomes and employment opportunities available to local residents. That condition is, however, tempered by the relatively lower incomes of the City's residents when compared to the surrounding townships and the fact that most residents of the area are employed outside of the area, primarily in Lansing. Total retail sales in Eaton Rapids are not at the level of other ,comparably sized communities in the general Lansing area and that is reflected in the slow growth in the total number of new commercial establishments. Retail sales per capita, however, indicate that the City is still a viable center of commercial activity for City residents and those living outside the City. Property valuations are increasing at a slower rate than in the surrounding townships. However, that is to be expected because of the relatively developed character of the City compared to the amount of undeveloped land in the surrounding townships. The city's relatively low total tax levy, while not maximizing local revenues for municipal capital improvements and operating costs, does potentially help to create a more favorable business climate. In essence, the City's economy is a mixed picture, with the Lansing area providing the major resource for local employment, and with a continuing growth in new households in the City's surrounding townships, which could potentially help to increase retail activity in Eaton Rapids. The nucleus appears to be in place for expanded commercial activity in the future. -53- J rr---- I1 ~ '· I �r· '; .' I : ·• ' .. ,. l. SECTION VI ! ' -• EXISTING LAND USE AND NATURAL RESOURCES �...... ' ., EXISTIN'.i LAND USE AND NATURAL RESOURCES Introduction Any decisions that impact upon or change the physical development of the City must be done in the framework of existing development. Residential, commercial, ind us trial and other land use patterns will greatly influence such decisions. Of all the data required for the Comprehensive Development Plan, the study of existing land use has perhaps the widest variety of applications. Following are some of the basic applications of the analysis of existing land use that local officials may find useful: defines principal traffic generators. can be used to estimate municipal services. existing needs for shows areas and particular locations of incompatible land uses. provides an understanding of physical features and their relationship to the development of various land uses. can be used in the day-to-day zoning and subdivision review. problems of Along with the relationship of various land uses within the planning area, the strengths and weaknesses of land use patterns will be analyzed. Major problems in land development, including drainage, destruction of scenic areas, strip commercial development, and other natural and man-made problems will be identified. On the other hand, inherent positive resources, such as woodlands and scenic areas, will also be discussed. I .. In collecting information to be used in developing this plan, the Planning Commission conducted a survey of all structures and vacant lands within the City during the summer of 1987. This information, combined with aerial photography from 1985, provides a composite of the planning area's existing land use mix. Natural Resources The specific land uses of any area are often determined, in a large part, by the existing natural resources. This includes factors such as topography, soil types, climate, -54- �vegetation, groundwater, and wildlife. Because Eaton Rapids is a part of a much larger area - i.e., Eaton County and the south-central region of the State - many of its features are similar to the surrounding areas, and may be dealt with in general terms (i.e. climate). Other resources, such as wetlands and forest areas, are much more specific to various parts of the City, and can be mentioned independently. I The City of Eaton Rapids covers approximately three square miles, with a fairly level topography throughout. The Grand River runs through the center of the City, with Spring Brook branching from it. The residential portions of the City are located around a central business district, and there are dispersed woodlots, wetlands, and agricultural areas toward its periphery. i Soils ,I An important consideration when determining the use of land in most areas are the various soil types available. Soils, and their various associations, are related to geology, land forms, relief, climate, and natural vegetation of the area. Each soil type and/or association has defined limitations for specific types of development, and is, in turn, reflected in the analysis and establishment of the land use plan. Eaton Rapids has eight different soil types, primarily consisting of the Boyer Series (approximately 50% of the City). The following table describes each soil type and their limitations. TABLE 28 SOILS IN EATON RAPIDS AND THEIR LIMITATIONS Type Boyer wamy Sand Boyer Sandy IDain Cohoctah Fine Sandy IDain Gilford Sandy IDain Houghton Mucle OWosso-Marlette Sandy I.Dams Shoals-Sloan wasepi Sandy SOURCE: I.Dams IDain Shallow Excavations Dwellings Without Basements Dwellings With Baserrents Severe Severe M:rlerate M:rlerate Slight Slight Slight M:rlerate M:rlerate M:rlerate Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Slight Severe Severe M:rlerate Severe Severe Slight Severe Severe M::xierate Severe Severe M:rlerate Severe Severe Soil Survey of Eaton County, Michigan · -55- IJ:Jcal Small Comercial Roads & Buildings Streets �L j ,. ... .., I Of those soils listed, the Boyer series is generally best for residential and commercial development. This is consistent with much of the existing land use in the City, as the residential and commercial areas are concentrated primarily on the Boyer soils. Most other areas are suitable only for agriculture. Although some building on these soils may be possible, it generally is restricted to residential developments in limited areas. '·; . Topography L 'l. . .. ( The topography of the City is representative of the county and surrounding areas in general. The relatively flat land varies only from a low point of 871 feet above sea level at Main and State Streets, to a high of 928 feet above sea level in the northwest corner of the City (Kemler and Dexter Roads). Generally, elevations range around 880 to 900 feet above sea level. The lower elevations tend to be centralized in the City, primarily where the Grand River and Spring Brook intersect to form the Central Business District Island. This is also the area of highest commercial density. Moving outward toward the periphery produces higher elevations, but also larger open areas used for residential and agriculture purposes. Some quarrying and mining, along with wetland areas, do exist on the west side of the City, resulting in lower elevations in these locations. Water r 'I j • The Grand River enters the City from the southeast (Hamlin Township), and flows toward Lansing to the northeast (Eaton Rapids Township). The river runs through the City from the south to the north, on the eastern side of the Central Business District. Spring Brook, which is a tributary of the Grand River, branches off east of North Main Street toward the southwest. This effectively leaves a portion of the Central Business District on an island surrounded by Spring Brook on the north and the west, the Grand River on the east, and a channel between the two on the south. The Grand River has two islands east of the Central Business District, the largest (Island Park) which acts as a focal point in the City and a linkage to the downtown. Map 6 is a copy of the Flood Insurance Rate Map for the City (October, 1982). Shown on the map are areas containing the 100 and 150 year flood boundaries. Primarily, flooding in the Grand River is during the winter and spring, although heavy summer thunderstorms may also cause flooding. I-, -56- �~ EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 6 100 YEAR FLOOD AREA CITY OF EATON RAPIDS Gove Associates Inc. -57- �Three dams, which act as flood protection measures and electrical generation backwater retension, are located Grand River. Two are positioned below the Knight Bridge and impound water for Island Park. The third at State Street, and a diversion canal to Spring Brook a hydroelectric plant in the City. hydroin the Street dam is serves I _ r-• 1 ;I -. 't -f • L.' One mile southeast of Eaton Rapids is the Smithville Dam, which is also used for hydroelectric generation. This facility is the main source of flood control for the City, while only one of the smaller dams in the City can be opened to send water downstream in case of severe high water. The following zones apply to the Flood Insurance Rate Map 6 (Flood Insurance Study, City of Eaton Rapids). ZONE EXPLANATION A Areas of 100-year flood; base flood elevations and flood hazard factors not determined. AD Areas of 100-year shallow flooding where depths are between one Cl) and three (3) feet; average depths of inundation are shown, but no flood hazard factors are determined. AH Areas of 100-year shallow flooding where depths are between one Cl) and three (3) feet; base flood elevations are shown, but no flood hazard factors are determined. A-l-A30 Areas of 100-year flood; base flood elevations and flood hazard factors determined. A99 Areas of 100-year flood to be protected by flood protection system under construction; base flood elevations and flood hazard factors not determined. B Areas between limits of the 100-year flood and 500year flood; or certain areas subject to 100-year flooding with average depths less than one (1) foot or where the contributing drainage area is less than one square mile; or areas protected by leaves from the base flood. (Medium shading) C Areas of minimal flooding. -58- (No shading) �Climate Because Eaton Rapids is inland within the State, the influence of the Great Lakes' is small. Lake Michigan's most noticeable influence is increased cloudiness, which moderates the minimum temperature during cold spells late in the fall and early in the winter. The City's climate is continental. Daily, seasonal, and annual temperature changes recorded at weather stations in the county (e.g. at Charlotte) are larger than those recorded at stations at a similar latitude near the Great Lakes. Because the day-to-day weather is controlled largely by the movement of pressure systems across the nation, prolonged periods of hot, humid weather in summer, and extreme cold in winter, are seldom experienced. Temperatures will range from an average daily low of 14°F in January, to 84 °F in July. The annual average in the County is 58.8°F for a high, and 36.4°F for a low. Precipitation averages approximately majority falling in June (almost 4"). 32" a year, with the Eaton Rapids will also receive approximately 68 days a year which have at least one inch or more of snow cover. Vegetation When areas around Eaton Rapids were first settled, lumbering was second in importance to farming. Several forest types occurred on soils of certain similar characteristics. The moderately coarse textured, well drained soils - such as the Boyer - supported oak-hickory type forests that locally included beech, sugar maple, elm, ash, and walnut. The finer textured, well drained and moderately well drained soils such as Owosso-Marlette - supported maple-beech type forests. Another hardwood forest type occurred on the somewhat poorly drained, and very poorly drained mineral soils such as Gil£ ord. Here, elm, ash, so£ t maple, hickory, and swamp white oak have been the dominant species. Only a few woodlots of second growth timber remain, mostly on the poorly drained mineral soils. This second growth timber is about the same as the original vegetation. Many areas which have been pastured support a thorny undergrowth. The tree coverage which does exist in the City is relatively scattered. The largest groupings occur in the north along the City boundaries, in the southeast at the Grand River as it comes into the City from Hamlin Township, and in the southwest at the Spring Brook-Hobart Drain area and extending up into the central-western portion of the City. -59- ·,I �Land Use Classifications r \ , A classification of land uses is necessary to insure a common understanding of the material presented. Land use can be grouped into major categories such as residential, commercial, industrial, open land uses and others. However, these categories are not precise enough for planning purposes and further division of the major categories is necessary. The following is a description of the various land use classifications used in this plan. Residential This indicates an area in which dwellings with their accessory buildings occupy the major portion of the land and including the following subcategories: Single-Family Residential - An area in which a singlefamily dwelling unit and its accessory buildings are located. Duplex - A building containing two separate quarters for occupancy by two households. living Multiple-Family - An area in which there are three or more dwelling units per residential structure or lot, consisting primarily of apartments. Mobile Homes - Year-round or seasonal mobile homes. Commercial These uses are land areas, with or without structures, where goods are distributed or personal business services are provided, including the retail sale of goods and services to local residents and highway oriented uses. Offices This category would include such uses as professional offices, real estate offices, banks and insurance companies. Public and Quasi-Public Land areas and facilities which are available to or used by all of the people within a particular service area, such as schools, libraries and government buildings, are in this category. Also included in this classification are areas and buildings which are used by a limited number of persons with particular interest and nonprofit organizations. They are uses such as churches, clubs and other activities. -60- �Recreation and Open Space .I This category includes land areas with or without structures that cater to the recreation needs of the public. Such land uses include parks, recreation areas and similar uses. I _} Warehousing and Storage This classification applies to land areas which are used for the open storage of materials, such as concrete block, coal, junk cars or other waste materials, or enclosed storage areas, such as storehouses, depots or other warehousing. Manufacturing and Utility Plants Manufacturing includes land areas with or without buildings where new or semif inished material is processed, fabricated and/or manufactured. Utilities include both public and private uses for providing general utility services, such as electric power stations, gas regulator stations and other facilities of this nature. Transportation This category is comprised of all dedicated surface rightsof-way, includin~ highways and railroads, which are used for the movement of people and goods and parking areas. Agricultural Land This classification is applied principally to land areas used for crop land, permanent pasture land and land lying fallow but which indicates cultivation at an earlier date. Due to the variations in the agricultural practices of farmers in terms of land cultivation, this classification is flexible for specific parcels. Vacant Land Vacant land is land not used for any purpose heretofore listed in built-up areas or undeveloped portions of the planning area and includes scrub areas and vacant lots within built-up subdivisions. -61- ' .I �Analysis of Land Use Patterns '' ... The land use categories as defined above were used in mapping the results of the field survey as shown on Map 7. The map is a generalization of the various patterns of land use within the City as of the summer of 1987. The purpose of the map is not to show every detail of development within the area. Instead, land uses that display similar characteristics are grouped into categories. Patterns are thus discernible and analysis is made possible. An acreage summary of the land uses is presented in Table 29. During the _summer of 1987, the Eaton Rapids Planning Commission conducted a "windshield" survey of land uses within the City. The purpose of that survey was to obtain a current inventory of the type, location and condition of the primary structures on each lot, excluding the Central Business District. The Central Business District was excluded, as recent data on the CBD was available from other sources. Using vehicles, the Planning Commission surveyed structures in all other sectors of the City, denoting the use of primary structure (residential, commercial, office, industrial, church, etc.), the number of stories in that structure and the general condition (good, deteriorated or dilapidated) of the structure. This data was then transferred from field maps to a composite base map to establish a comprehensive overview of existing land uses. Map 2 reflects the results of this survey relative to structural condition. The composite base map was compared to a 1985 aerial photograph of the City and adjusted accordingly. The result is the existing land use map (Map 7). The procedure used on conducting the land use survey is identified in more detail in Appendix A. -62- �I'.:"""\ ; TABLE 29 EXISTIOO LAND USE EATON RAPIDS, MICHIGAN - 1967, 1987 Acreage land Use Residential Single-Family Multiple Residential 1967 1987 332 487 16.0 23.5 330* 469 13.5 22.6 2 17 0.1 0.8 Duplex Canrercial Office Public and Quasi-Public Percent of Total 1967 1987 1 0.01 31 38 1.5 1.8 2 7 0.1 0.3 112 134* 5.4 7.9 Recreation and Open Space 22 54 1.1 1.2 warehousing and Storage 17 19 0.9 0.9 Manufacturing 44 50 2.1 2.4 Transportation 229 229 11.0 11.1 1,198 969 58.0 46.8 water 85 85 4.1 4.1 Total 2,072 2,072 100.0 100.0 Agriculture an Vacant *Includes duplex units. **Includes 58.7 acres general public/semi-public, 30.l acres schools, 42.4 acres cemetery, 2.6 acres public parking. SOURCE: 1969 Eaton Rapids Comprehensive Plan; Gove Associates Inc. Estimates (1987) -63- . ,-__ : �J ~) Ii\• ~ > • > ',,~. > • > > " > eu w ~~ , ,;,;/ I I 1)' , 1 . . F,; ~1 J.il•t>=::tcu:: I • •• -, I ~--1 1 ~ .. •IL.~~iflll~~~ll lf~;~ I,I~i•~n - " 'CC[ . - . . •• . ~ I i rmr-r,.rrr:rrr--i L";-··, ...r.,- I !a&~ · ·. ~~1/U'.~..; ~!-,i. ;~C~ I -i ~ ffl ! -,,,n,-,,-, ,-,,,:,--,-·11.--, '--- • ~ r ·«.f' ,--_ ~~~~~ . ·,.· -- . . ~ □ • ~- • \ =-~•.• ., '/•, ~t...,,:-w~~ifm~ r~~ . -~- ~~- · --~;. ' -:71#Jlfl~E(~rl_L :~,;..~ ,., .,.. • . ·, ~ 1• . '..J~ .• - - - - ~ ~; , j;)' . , ti • • 1 - 'i='i!i~ I~ : •· ': • ... E-~ ,.if/ ~ ;~~ I • /ifJil " ,-.- '- > I I~•..,;• ~ •. ej'i•fro•.. :>'.! I, . J; •'·• ...:I t.o1. :':,.;;; ',;..~., er ,; . •~ ~-. - :==:~ . . 6 -~ >: . _. ..·.~- ,~. ,. ~~ .. '<. :• • ·!, '. . ' .---·'-:- _; • . ., 6 •• '•.. --..-.,.~- .. . • '• // ~• ' 1'/;l~!I#j,._.. ISi .i,I: a, ,>.,__ t----------, :~·u·. l ~1t1·~~-: □ !~ I . . .·••:!! '·-)~·• & :f s I IIElil! ~~ !~~~;-1h~·:r:.--cp - ' · I . ·· "', ,, i -,mTwo• - •• - , • "" ;,...-or .. ✓- I / ..• N ! .. .. 0) I ,.ft" t'',.~ • I ' ij ~I EATON RAPIDS COMPREHENSIVE PLAN I O'I ~ I MAP 7 EXISTING LAND USE EATON RAPIDS legend □ Residential Retail Cannercial ~ W:lrehouse Q School lS) Office l!l!llllffiPublic Facility T Manufacturing ·~·f.'~.....~ {!iJ.':t;.~'<t Park/Recreation t .,~.'-') \_r .., ,. ~ ~" ~ Off-Street Parking i::o;o::o::o::o:o:; .. • :::::::;::::::: !bsp1 tal •,.o,.o,..o,..o.,o ,. o...,o @ I Gove Associates Inc. �Residential Single-Family Residential I \ • ' i ; Within Eaton Rapids, 469 acres or 22.6 percent of the City's area is devoted to single-family use ( see Map 8). Three distinct areas of single-family use are discernible. One area is in the northwest part of the City. Another is to the south of Spring Brook and to the west of the Grand River. The third area is to the east of the Grand River. The first residential area is divided by major highways, M-99 and M-50. This has fragmented residential development so that a cohesive neighborhood has not developed. Mixing of commercial and industrial land uses in this area has tended to downgrade single-family development. Some single-family homes within this area are substandard. ' ' .. ' The second residential area is also divided by several major transportation arteries. South Main Street (M-50 and M-99) and Water Street (M-188) create an east-west division. Furthermore, the prevalence of small blocks with alleys causes a disproportionally large acreage in transportation facilities. A mixture of land uses occurs in Area II. Commercial uses have located along South Main Street and warehousing and storage has located along the former railroad. As in Area I, some single-family homes are substandard and this area will become more deteriorated unless corrective measures are taken. In the far southwest portion of Area II, new residential areas have developed. The third area, on the east side of the Grand River, is not fragmented by transportation arteries. While State Street di vi des the area into north and south, it also acts as a collector street for residential development. Single-family development to the north of State Street represents early residential development in Eaton Rapids. Most of the single family homes in this area are basically in sound condition, with a few units showing signs of deterioration. A number of multiple family complexes are located in the area. Property on the City's eastern boundary north of State Street has recently been subdivided and is projected to be the area where most new residential development will occur in the near future. • The area south of State Street has both old and new development. Overall, this section of the City has the highest rate of housing in good condition . -65- �•-•-•.:.....•-•-•~--•-• ...,,,..---.~-====-==~~L AREA 111 EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 8 RESIDENTIAL NEIGHBORHOODS EATON RAPIDS Gove Associates Inc. -66- �Multiple Residential ' , Land area devoted to multiple family housing has increased substantially from two acres to 17 acres between 1967 and 1987. The greatest concentration of such development is in Area III, adjacent to State Street. The high cost of housing coupled with changing lifestyles will create a more intense demand for multiple family housing, consisting of both condominium units and rental apartments. i .• t,j __ Other Residential I • t . Other residential property consists of mobile homes and duplexes. There are an estimated 28 mobile homes in the City, encompassing a total of about five acres. The majority of these units are located within one mobile home park. Most of the City's duplexes are concentrated in Area I and encompass one or two acres of land. Most of the units are older and located next to single-family housing. In addition, nine new duplex units have recently been built in Area III. Mobile homes and duplexes are not uses that conflict directly with single-family housing although they are not necessarily always compatible with single-family housing. By law, however, mobile homes are allowed to be located in 'stickbuil t' single-family areas. A 148-uni t Manufactured Home Community is being planned on Hyatt Street in the southwest part of the City. Commercial These uses in the City represent about 38 acres, an increase of seven acres over 1967. Two separate types of commercial development exist and will be discussed individually. Central Business District This is the core area of the City and encompasses about five acres. Retail stores, offices, entertainment and dining spots and service establishments are congregated in one location. The past several decades have witnessed the general decline of central business districts due primarily to obsolescence, traffic congestion, and shopping center competition. Eaton Rapids' CBD is no exception to the above problem. Obsolesence of the CBD is apparent. The buildings are old and sometimes not cared for, especially the rear of the stores. The back of stores becomes important when Customer parking is to the rear of buildings as it is in Eaton Rapids. Vehicular traffic has ready access to the CBD by Main Street (M-99, M-50). Parking as well as movement of vehicles are primary considerations in a CBD. Parking is essential. The -67- �west side of Main Street has parking lots behind the stores fronting on Main Street, as well as a parking lot off of Hall Street. The east side of Main Street has less parking behind stores. Also, the loading and unloading of trucks may cause a problem on the east side of Main Street since alleys are narrow and parking does not abut all stores. The Eaton Rapids CBD has one major physical advantage that up to the present has been largely ignored. This natural asset is water. The Central Business District is virtually an island. The only effort to attract shoppers to the CBD has been the redesign and landscaping on Hamlin Street between Main Street and Island Park. For the most part, businesses have turned their back to the water and fronted onto Main Street. Island Park provides an excellent beginning in developing a scenic area in conjunction with the CBD. Further emphasis should be placed on integrating existing and potential park areas with the CBD. There is currently an effort underway to redevelop the block north of Knight Street, including the old Horner property on the corner of Main and Canal as a central market place emphasizing the river. Done properly, the redevelopment can act as a major emphasis for commercial growth downtown. Non CBD Commerical In every city, there are commercial uses that are not located in the Central Business District. These uses include gas stations, motels, drive-in eating establishments, and similar commercial uses that rely on passing motorists as their customers and locate along major highways. Such uses are found along South Main Street, Dexter Road, and Michigan Street Call state trunklines). Unless properly controlled, commercial developments along major highways can create several problems. These commercial establishments cause turning movements onto and off the highway. Such movements conflict with through traffic, slowing the traffic and creating a safety hazard. Service roads and limitation of driveway permits would minimize this problem. If not properly controlled, such commercial development can have a depressing effect on contiguous residential land. Adequate buffering from residential development is necessary. Warehousing and Storage This land use is primarily located in relation to industries and the abandoned Penn Central Rail Line. Approximately 19 acres are devoted to such use. When storage is located along with industry, the effect upon the remainder of the community is negligible. However, when warehousing and storage mixes -68- > ; I ,I �with residential property, as it does in Eaton Rapids, particularly in Area I, then it causes a deteriorating influence on residential homes. To prevent further deterioration, warehousing and storage should be removed and relocated in the City's Industrial Park, or buffered from residential areas. Greenbelts or ornamental fencing should be provided to protect the property values of surrounding residential development. Manufacturing and Utility Plants I , l. The City of Eaton Rapids has 50 acres in industrial use, an additional 6 acres over 1967. The older manufacturing plants have located in the southern portion of the City near the former Penn Central Railroad and new industrial park. The City's industrial park encompasses a total area of 23 .16 acres adjacent to Hamman Road. The site contains an improved entrance road, water and electric service. Approximately nine acres are developed with existing ind us tries, leaving almost 14 one-half acres available for future development. Whenever an industrial area is contiguous to a residential area, an adequate buffer strip, maintained by the industry, should be provided. This also applies to utility transformers in residential areas. Several manufacturing plants are located adjacent to residential subdivisions. Plant traffic uses residential streets as access to the plant and this produces a large volume of traffic on residential streets, creating a traffic hazard. Transportation r. I I " Approximately 229 acres or 11 percent of the City's land area is in transportation use. Transportation uses demand a large proportion of the land area, and if not properly planned, the transportation system can consume valuable land needlessly. The road rights-of-way are the largest single land use in the transportation category. Those areas in Eaton Rapids that were developed around the turn of the century have a high proportion of their area in roads and alleys. The newer residential areas have larger blocks with less of their area in streets and alleys in these areas have been eliminated. Three state highways go through the City. While the poor condition of M-99 north of the CBD is serious, the Michigan Department of Transportation is currently realigning M-99 and M-50 at the corner of Canal and Main Streets to provide a safer intersection. M-99 from this intersection to the north City limits is also being widened to three lanes. -69- �The Grand River, Spring Brook, and the channel connecting them, present a natural barrier to transportation. To unify Eaton Rapids, bridges had to be constructed. Two bridges for vehicular traffic currently cross the Grand River and connect residential development on the east side of the River to the CBD and Main Street on the west side of the River. An additional bridge should be constructed across the Grand River north of the CBD to access the residential areas east of the Grand River. Office Approximately seven acres are devoted to office use, compared to two acres in 1967. The largest share of this total is in the CBD and constitutes bank, insurance and professional offices. Office uses are becoming increasingly important to CBD's since offices attract workers who use the various services in the CBD. Other offices in the City are used in connection with industrial firms and the City's Municipal offices are located in one building on the corner of Hamlin and Main Streets. Public and Quasi-Public These uses represent 7. 9 percent of the City's area or 164 acres. The largest uses are the sewage treatment plant, a cemetery and schools. There are seven churches in the City, covering about 14 acres, with property ranging in area from 6,600 square feet to 10 acres. Public uses, such as schools, the hospital, and municipal offices are further analyzed as to adequacy, location and site size in the Community Facilities Services Section. Churches have historically located wherever church officials desired. In Eaton Rapids most churches are located on local streets in residential areas. Several nuisance factors can be associated with church development. For example, churches generate traffic, especially on Sunday and off-street parking often is inadequate with overflow of parking on Sunday generally occurring on local streets. City officials should insure that church sites are large enough to provide for adequate off-street parking. Recreation and Open Space Such land area is essential to a community. In the City of Eaton Rapids about 54 acres are devoted to such use. (This does not include recreation uses associated with schools). -70- .J �.,... The other developed recreation area is the old athletic field north of Spring Brook. This field is low and marshy and seems best utilized for recreation space. In addition, the marshy areas along the Grand River in the northern part of the City and other wet, lowland areas could become recreation space. l Open land between McArthur River Drive and the Grand River acts as a scenic greenbelt. Similar greenbelt space should be encouraged as much as possible on both sides of the river. l ' Vacant Land ' L Nine hundred sixty-nine acres are in vacant, water or agricultural use. While a small amount of this land is used for agricultural purposes, it can be expected that, with rising property values, agriculture will not long remain a land use within the City. Very little land is forested. Wherever stands of trees do -exist, an effort should be made to preserve them as woodland provides a refreshing contrast to open land. Also, much of the City's area, (85 acres), is water. The natural beauty and recreation value of the river has not been fully realized. Concentrated efforts should be made to integrate water resources with urban development in Eaton Rapids. Synopsis l ' The City of Eaton Rapids may be divided into three distinct single-family residential areas, one on the north and northwest of the Central Business District, one to the south and one to the east. The first two areas evidence a mixture of land uses with commercial and industrial uses interspersed with the residences; the third area has a few nonresidentially related uses and it contains the bulk of the City's newer subdivisions. Apartment development is increasing, especially in the eastern portion of the City. The majority of new residential development is expected to take place in this area. The bulk of the commercial and office uses are concentrated in the Central Business District, which is in need of substantial revitalization to promote a restructuring of its niche in the greater Lansing market. The unique position of the downtown surrounded by water offers a substantial potential as an attractive shopping area. One hundred eighty-eight acres are devoted to public, semipublic, recreation and open space uses. They are discussed in the Community Facilities Study. -71- �Properties bordering the southern segments of Main Street (M-99) are in the process of making the transition from residential to commercial land use, creating potential traffic problems and contributing further to the decline of business in the CBD. Proper designation of land use in this area is a key component of future land use planning. I -, i I warehousing and manufacturing uses are located adjacent to the Central Business District of the City, and on the south side of the City within residential areas. The development of the City's new industrial park on Kinneville Road is a step in the right direction to concentrate industries in an appropriately designed area. Almost half of the City is still vacant, particularly along the northern and eastern perimeters, providing an excellent opportunity to plan for the future development of the City. A large portion of vacant land in the western part of the City is in low lying topography, and susceptible to 100 year flooding. These areas should be set aside for open space or recreation. -72- �I • I I ' ~·-., ''I . t, .;, t . r , I l . - ' i 'l ',• I ' !~ ,.. ' ' SECTION VII STREETS AND ROADS ANALYSIS �, .... STREETS AND ROADS ANALYSIS Existing Conditions : I : ' . { l The primary road in Eaton Rapids is Main Street (M-50/M-99) which bisects the commercial core of the downtown. On the north, the street turns west toward Charlotte (becoming Dexter/M-50), and northeast toward Lansing (Canal; Michigan/M-99). South of the Central Business District, Water Street ( M-18 8) intersects with Main Street and Spicerville Highway and Kinneville Road intersect at the south end of the City. The remainder of the roads are primarily local streets which serve residential neighborhoods. State Street is a primary road on the east side. Road Classifications The network of streets in Eaton Rapids may be defined in a functional hierarchy, by evaluating the size and use of the road, and the land uses it serves. This includes: ' \ . Arterial (e.g. M-99): Relatively high capacity roads which provide unity throughout a contiguous urban area; medium speed/capacity roads for intracommunity travel as well as access to rest of county-wide arterial highway system. Should have minor access control and channelized intersection. Four miles of arterial roads exist within Eaton Rapids. Collector (e.g. State St.): Relatively low speed/low volume street, typically two lanes, for circulation within and between neighborhoods. The roads serve generally short trips and are meant to collect trips from local streets and distribute them to the arterial network. The City currently contains 6.7 miles of collector streets. I • Local Streets (e.g. Leonard St. ) : Low speed/low volume roads which provide direct access to abutting land uses. Nonconducive to through traffic. There are currently 19.95 miles of local streets in the City. It should be noted that M-50, M-99, Michigan/Main, and Water Streets, designated as State trunklines. -73- and M-188 (Dexter, respectively), are �:s 2 '" . I A I1 I l I I I I 1-CITY OF EATON RAPlbS EATON COUNTY, MICHIGAN EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN legend MAP 9 STREET CLASSIFICATIONS ARTERIAL '11.Z ZZZ ZZZZZ COLLECTOR @ ·LOCAL -74- Gove Associates Inc. J �i. ...;. Daily Traffic Volumes Exact 24-hour traffic counts in Eaton Rapids have been somewhat sporadic over the years, as shown on the next page. However, from this we can determine where the majority of traffic is entering and/or leaving the City. This breaks down as: i..: . ; . J. Michigan Street (M-99) South Main Street (M-50/M-99) Dexter Road (M-50) Spicerville Highway Water Street (M-188) 40% 28% 21% 7% 4% Evidently, the Lansing area on the north and Charlotte on the west exhibit the greatest influence on the City of Eaton Rapids. This primarily reflects individuals traveling to and from work, and shopping in the other communities. Map 10 identifies traffic counts in different years, primarily along Main Street . As shown on Table 30, vehicular traffic on major streets have, in general, increased slightly over the part 10-15 years. The most noticeable increase has occurred on Brook Street and on Main Street just north of Hamlin. This would tend to indicate that a greater amount of activity (new construction, more jobs and other attractions) have occurred on the western side of the City. However, it is likely that this has levelled off in the past five years, and more traffic is and will be - generated on the eastern side of the City. New developments in this location and a general tendency for the City to expand in an eastern direction may increase traffic volumes on all streets in this area, although not by a significant amount. With the redevelooment of the Old Horner Woolen Mill site, additional traff i"c will be added to the Canal/Main street area which is already one of the highest traffic volume areas in the City. Sidewalks, Curb and Gutter Except for approximately 2,000 linear feet, the City's streets are essentially paved or seal-coated. Of the approximately 31 miles of streets within the City, approximately 47 percent are improved with curb and gutter. These are primarily located within the older, more established portion of the City, including the Central Business District, the residential area between North River Street and East Street, and north of, and along, Dexter Street, as well as residential areas south of King Street between Water Street -75- �- I ► ~ EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 10 TRAFFIC COUNTS Gove Associates Inc. -76- �TABLE 30 ' ' VEHICULAR TRAFFIC ON MAJOR STREETS ! ; ' , Vehicle Count for 24 Hr. Period \'.' Vehicle Count for 24 Hr. Period Year Count Taken* % Charge/Yr 3,810 1973 4,362 1986 984 1975 1,447 1982 4.6 7,003 1973 9,695 1986 2.1 11,877 1973 14,596 1986 1.4 1,913 1977 1,828 1982 -.89 M:iin/Hamlin lU,546 1977 13,015 1982 3.8 M:iin/Broa.d 13,783 1973 15,139 1986 .69 M:iin/W. Plain 11,396 1973 11,852 1983 .16 1,171 1973 1,112 1986 -.39 71U 1974 89Y 1986 1.8 ' . Dexter Road r~. Brook Street ( Year Count Taken* .97 . M:iin/Dexter .~· M:iin/Sprin;; Brook I·., , : .... W. Hamlin W3.ter/W. s. W:l.ter *lt>te: SOURCE: Plain Counts not available for sorre years in all locations Michigan Cepartnent of Transportation -77- �r---,. i and Hale Street (see Map 11). The majority of curb and gutters are along collector streets such as State Street, Hall Street and East Street. I '· There are 16.02 miles of sidewalk within the City. As with curb and gutter, the majority of sidewalks are located in the older, more developed portion of Eaton Rapids (see Map 12). While most areas that are improved with sidewalks, contain sidewalks on both sides of the street, there are several streets that have sidewalks on one side. The majority of those streets do not have curb and gutter. In essence, while about 50 percent of the City contains curb and gutter and/or sidewalks, the majority of streets away from the core of the City, and which were built at a later time period, do not have curb gutter and sidewalk improvements. Alternative Transporation Methods Other than by private vehicle, Eaton Rapids only other form of transit is via the EATRAN Public Bus System. Rail service is no longer available in the City, and the closest commercial airport is in Lansing CCapital City Airport) approximately 25 miles north. The small Charlotte municipal airport is 10 miles to the west. The EATRAN system works on a reservation-required basis only. Although residents may be picked up almost anywhere in the City, a one-hour reservation is needed to join a "Dial-A-Ride" route between Eaton Rapids and most adjoining communities. Rides to other outlying areas require a reservation 24 hours in advance, since only one vehicle is allocated for this service. Connections to the Capital Area Transit Authority (CATA) are also offered, which services the greater Lansing Area. In total, EATRAN serves Eaton Rapids with 14 scheduled bus routes daily, although no specific pickup and drop points are provided. Problem Areas The most often cited problem areas for traffic evolve around the core of the downtown. Individuals looking for parking spaces, specific establishments, or simply as through traffic, tend to slow down and add congestion to the overall flow of traffic. If vehicular control devices (stop signs, lights, etc.) are poorly placed, the problems are magnified. Most readily identifiable is the Hamlin/Main Street intersection. Vehicles traveling east on Hamlin have trouble maki~g a left on Main to proceed north. Many residents have asked for a traffic signal in this location, but the number of left turns attempted has not been sufficient for the state to authorize a traffic signal at this time. Another problem area is in the vicinity of the Main Street and Marlin Street intersection, due to left-turn traffic. -78- ( I �l I I , .. ~=--'ii I □ . m.:::===~=::;:::J ' c:5 CJ ________.....__~, p • [:J[] [if : ~~ ,I ~□~~ ~U oi:m~ r i '' EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 11 EXISTING CURB AND GUTTER •' @ - -79- Gove Associates Inc. �I r . ! I ; . r-:=---~·· -,~ ciJD : ~~□□ I . •• ::~ • ~□ . . qg - "'- "-~ ~og □□' C i;:;i ~bJ□CT~._________...U o□r;- • I ~~ EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN . legend - MAP 12 EXISTING SIDEWALKS AND PUBLIC PARKING SIIEWALKS PUBLIC PARKIN; @ -80- ~ Gove Associates Inc. _j �........ i ' l .. : , ,._' I • '\ .... A potential problem may also develop further north on Main Street as the old Horner Woolen mill site is redeveloped. A project at this location may add a great deal of traffic to the existing system, and at a er i tical point in the City (M-50/M-99/Main Street intersection). Vehicular parking is also a concern in the City, especially to individual merchants. A lack of parking close to a consumers destination is often enough discouragement to forego "one-stop" shopping. Other times, parking spaces which are close enough are generally filled - sometimes by employees of the stores, other times by commuters, car pools, etc. The City does not allocate lots (or portions of them) specifically for long term ( 2 hours or more) vehicular parking. There are seven off-street public parking areas in the Central Business District between Spicer Street and the old Horner property. In addition, there are also nine private off-street parking lots in this area (see Map 13). The City's Department of Public Works identified a little over three miles of streets in Eaton Rapids that needed some type of improvement ( right-of-way realignment, storm sewer improvement, paving) as of June 1988. The majority of these are local streets located in the eastern and southern portions of the City (see Map 14). In response to the question" ... how would you rate ... services and facilities in Eaton Rapids?", residents ranked streets as the third worst overall. This may include not only the condition of the streets, but also vehicular control devices employed (turning lanes, speed limits, signs, lights, etc. ) . Ranked fifth worst was the City sidewalks, which would assume not only their condition, but lack of existence in many areas. This provides a handicap to many alternative forms of movement (walking, bicycles, etc.). Synopsis The State Department of Transportation is currently completing work on two improvements/expansions to specific streets within Eaton Rapids. These include: 1. M-99 project from N. Main to the north City limits, including the realignment at Main Street and Canal Street and the widening of Canal Street and Michigan Street to three lanes. 2. Extension of North Street south to Dexter/ M-50 as part of the M-99 project; this would also include the termination of Division Street at North Street. -81- �EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN . legend pp MAP 13 DOWNTOWN PUBLIC PARKING LOTS PUBLIC PARKIN; PRIVA'IE PARKIN:; wrs 0' wrs @ -82- Gove Associates Inc. �,- i ... .. 'l --,1] e_,.._;r_o_N_R_A_P_1o_s_c_o_M_P_R_E_HE_N_s_1v_e_o_e_v_e_L_OP_M_E_N_T_P_L_A_N_ _ _ _ _ - a . . 1_ _ _ _ _ _ ,, ,,.. MAP 14 IMPROVEMENTS NEEDED LOCAL/MAJOR STREETS @ -83- Gove Associates Inc. �-, i _,I' 3. In addition, streets in the Irish Downs Subdivision 1-4 have been completed. These will connect with existing Union/Connemara, Knight, and Miller Drive (This is being constructed by a developer and is not a project being administered or constructed by the Michigan Department of Tranportation). ., II I These projects, and those of the future, should be considered in relation to the proposed goals and objectives, and their methods of implementation. By doing this, existing problems and concerns may be alleviated, and potential ones avoided. The addition of sidewalks, curb and gutter on residential streets that currently do not have these facilities would contribute substantially to the City's attractiveness and quality of life, as would bicycle pathways/lanes within the City. I ! I I -84- I �.-- .. ' ,I • . ' ' .. I ·. I ~ i - '. I i L .~- SECTION VIII COMMUNITY FACILITIES/SERVICES ') : ', ..... �._ J COMMUNITY FACILITIES/SERVICES Municipal Administration The City is constituted as a Home Rule City, with a Council/ Manager form of government. Local decision-making is made by a five member City Council with several Council appointed boards and commissions, consisting of the Planning Commission, zoning Board of Appeals, Board of Review, Advisory Park Board; Library Board, Mechanical Board of Appeals, Housing and Building Board of Appeals, Local Officers Compensation Commission and the Downtown Development/Tax Increment Finance Authority. The day-to-day operation of the City are guided by a City Manager, including the overview of various departments and divisions. There are 42 full-time and four part-time City employees. The City Hall of Eaton Rapids is located downtown on the corner of South Main and West Hamlin Streets. It contains the offices of the City Manager, City Clerk-Treasurer, and the Building Inspector. It also houses the City Council Meeting Room. Although the City Hall is old (built in 1912), it is presently adequate for the City's needs. Its <:entral location is well suited for the public's convenience. No relocation plans are now under consideration. However, owing to the age of the building, it is likely that a new building will be warranted in the future. I j • Eaton Rapids contains four DPW buildings. The Garage, which was built in 1960 houses City vehicles plus offices and a service area. The two Pole Buildings, one constructed in 1967 and the other in the 1980's, function for the storage of seasonal equipment, vehicles and job materials. The Salt Building, also erected in 1987, is used for street salt storage. All four buildings are in excellent condition. They will adequately service the City in the future. Public Safety The City's Fire Department includes its chief and 17 volunteers, and it utilizes nine vehicles to serve the City. The fire department now services only the City of Eaton Rapids. The City Police force consists of a chief and a staff of seven sworn officers. They make use of three vehicles, replacing one annually, and issue 1100-1200 citations per year. Approximately 60 citations per year are for drunk driving, with about 1/3 of them going to residents of Ea.ton Rapids. State Street and Dexter Street near the schools are where most speeding citations are issued. There are very few major crimes in the City; primarily vandalism and local noise enforcement is handled by · the department. Eaton County Sheriff Department and Michigan State Police assistance are provided on an as-needed basis. -85- �[fil 3 1 [fil i legend Schools D 7:"""1rorthwestern Elementary (Playground and Nature Study) 2. Union Street Elementary (Playground) 3. Eaton Rapids High School (Ball Fields, Stadiwn, Track, Tennis Courts) 4. Southeastern Elementary (Playground) s. Eaton Rapids Middle School (Pool) 6. King Street Adult Education 7. School Administration/Bus Garage Municieal Facilities A 0 City Hall, Police Department 9. Fire Oepartment 10. Library 11. Cemetery 12. Sewage Treat Plant 13. Water Plant 14. Pub lie Works Garage 15. Public Restrooias a. Park - Recreation O 16. Old Athletic Field 17. Hall Street Park 18. Island Park 19. McArthur River Park 20. Hemori al Park 21. Biggs Park 22. Senior Citizens Center 23. MAP 15 COMMUNITY FACILITIES • "" Hospital @ -86- _Gove Associates Inc. · �Parks and Recreation The City's parks and recreation areas are located primarily near the center portions of the City, and to the north of the downtown. McArthur River Park, a neighborhood park along the east side of the Grand River at McArthur River Drive, is the farthest point south in the City provided for recreation. TABLE 31 PARK AND RECREATION AREAS Description Name Size (Acres) Location Amenities Northwestern Elem. School Playground 6.0 Dexter Rd. Play Equipment Southeastern Elem. School Playground 8.0 Greyhound Drive Play Equipment Union St. Elem. School Playground 5.0 Union St. Play Equipment Island Park Community 2.0 DowntownGrand River Picnic Facilities Play Equipment, Gazebo Old Athletic Community W. Knight Street All-purpose Tennis Courts, (tennis/ basketball/dances) 5 Ball Fields, Pavilion, Tables, Grills, Horseshoes Hall St. Park Neighborhood 0.8 N. Hall Street Grills, Benches Tables McArthur River Park Neighborhood 1.0 McArthur Drive Playground, Grills, Tables, Boat Launch Memorial Park Neighborhood S. Main Street Veterans Memorial, Shuffleboard Biggs Park Neighborhood Senior Center Community SOURCE: 30 .25 0.5 Gove Associates Inc. -87- Montgomery Street Gr ills, Swings, Picnic Tables, Play Area Grand & Hall Sts. Senior Citizen Services �'; Schools The Eaton Rapids School District ( see Map 16) has, as of September 1988, 2944 students. This is an 8.7 percent decline from 1967-68, and consists of 1262 pupils in kindergarten through the fifth grade, 592 pupils in grades six to eight, 831 pupils in grades 9-12, 159 adult education students and 100 special education students. The following facilities educational purposes: are currently being utilized for TABLE 32 EDUCATIONAL FACILITIES Building Size Size (Sg. Ft.) (Acres) Name/Ty:ee Northwestern Elem. Southeastern Elem. Union Elem. E.R. Middle School E.R. High School King St. - Adult Ed. Maint./Board of Ed. 30,121 37,175 22,500 120,000 119,000 31,386 12,200 40 10 20 20 20 3.5 3 Year Built Site Enrollment se12t. '88 1958/66 Add. 1969 1962 1969 1963/69 Add. 1938 1952/1968 Total 533 452 313 619 852 159 2,928* *Total enrollment by school does not equal total school districk enrollment as some students (special ed.) are not assigned to a specific school. SOURCE: Eaton Rapids Public Schools The school district's administration includes 16 special education teachers for the gifted, talented, and learning disabled and emotional children. Additionally, vocational students attend classes at Lansing Community College, and the county cooperative schools allow students to travel and attend classes elsewhere if they are not available at the home school. The school system requires a $40.00 fee of students to enter the athletic program, with all of the activities handled through school. The facilities available include: elementary playground equipment; swimming pool in the middle school; gymnasiums; softball and baseball diamonds, track; football and soccer fields. -88- ~ I l �----------------r-----------~------------------1 I I .... I BENTON DELHI --------------1 ►---------------r I I I I I r· EATON EATON RAPI AURELIUS I I I I I I I -------~ ---1~----- I I I I I I I I BROOKF ELD I I I I I I I I I I I ----...lI f -'"-----Dl I I I I I ---------------·I I EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 16 legend EATON RAPIDS PUBLIC SCHOOL DISTRICT ~ -~ SCHOOL DISTRICT LIMITS ----- TOWNSHIP LIMITS @ -89- Gove Associates Inc. �There are no private or parochial schools within the City. The nearest private school is the Eaton Rapids Christian Fellowship Academy, located about three miles west of the City on M-50. This school consists of grades K-12 and currently has 12 students, including four from Eaton Rapids. Library The library is located in a building downtown which is rented by the City near City Hall. It contains over 20,000 volumes, and has cooperative privileges with the Capital Area Library Cooperative. Its total circulation in 1988 was 55,253 volumes. Because of the cooperative privileges, audio and video tapes are also available, although no computer aids are supplied. The library has a five member board, and its serves the City plus Eaton Rapids and Hamlin townships, and half of Brookfield Township. Funding is received from general funds, State aid and penal fines. Social Services The Veterans of Foreign Wars (VFW) National Home is located approximately four miles southeast of Eaton Rapids. The facility has a national scope, with two programs relating to the care of veterans: 1. The national parent and children). program ( Single parents 2. Residential (State licensed) - children without parents. The complex originated in 1925, and now has 640 acres and 63 buildings (including 36 single and two-story homes). Present residents include 81 children, 13 parents, and 15 scholarships. There are also 84 staff members/employees, plus consultants. Medical Services The Eaton Rapids Community Hospital (1500 s. Main Street) has 41 beds and was built in 1957 with community support. An additional wing was added in 1977. The hospital receives no federal funding, but does have a high degree of cornmuni ty support. Of 150 employees at the hospital, four are doctors, under contract, 42 are registered nurses, and there are 15 LPN's. Approximately 90 physicians from the general area (including -90- ~ ' �Lansing) have access to the hospital I s facilities. Twentyfour hour emergency service is available, in addition to surgery, laboratory, pathology, internal, pharmacy, pediatrics and others specialties. t--:', I The Eaton Rapids Professional Building, located across from the hospital, is a privately run practice. This clinic has 18 employees and four physicians. It specializes in internal medicine and family practice. Some out-patient services include therapy, radiology, stress tests, laboratory, cardiology, and health education. An advance life support ambulance service attended by paramedics is provided through a Charlotte-based ambulance company. Solid Waste Disposal \ ... r, \ I I .' The City does not provide for refuse pickup for its citizens. Residents and businesses contract with three private hauling firms in the area for this service. Residential waste is collected via curbside pickup on specified days each week, while commercial waste is deposited in 'dumpsters' for pickup by packer trucks. Refuse is then trucked to the C&C Landfill in Calhoun County. The Eaton County Solid Waste Management Plan calls for landfilling to be the primary method of waste disposal over the next five to twenty years, with the possibility of a drop-off or curbside collection system for recycling. A central recycling processing facility is proposed for the county which will collect, segregate and ship recyclable mater i als to various markets. Leaf composting in municipalities will also be encouraged. Cemetery Rosehill Cemetery is the only cemetery within the located in the southwest corner off of West Street. approximately 45 acres in size. City, It is Sewer/Water/Storm Sewer and Public Utilities The water system in Eaton Rapids contains six wells, 172 fire hydrants and 1700 service connections. The water tower capacity is 250,000 gallons, and the normal water consumption in the City is approximately 500,000 gallons minimum per day. The maximum consumption rate the system can handle is 3,600,000 gallons/day. The primary wastewater treatment plant, with a 1.2 million gallons per day design capacity and a 2.0 million gallons per day maximum capacity, had a three million dollar secondary expansion in 1978. The City has two sanitary sewer lift stations with 22.5 miles of sanitary sewer line ranging from 6" to 21", and 381 manholes. The City also has 17. 6 miles of storm sewer lines ranging from 8" to 36", two storm sewer lift stations, 163 storm sewer manholes, and 410 catch basins. -91- �Eaton Rapids owns a 2,400/4,160 volt wye electrical distribution system consisting of approximately 179 miles of primary and secondary conductors. Electrical service is supplied to the City by Consumers Power Company at a substation near the center of the City. In addition, the City has 413 fixtures which light the streets, parks, athletic fields, parking lots, and the downtown district. They are made up of a variety of high intensity lamps. Natural gas service throughout Consumers Power Company. the City is provided I • I ' I by Energy Conservation The high cost of energy impacts upon the cost of municipal operations as well as household, commercial and industrial expenses. The City purchases electricity from Consumers Power and bills local residences and businesses accordingly. It is up to individual users to practice energy conservation, including adding insulation, improving window openings, changing to more efficient furnaces, etc. The City has practiced energy conservation by upgrading the windows in City Hall for better thermal insulation. In addition, over the past 10 yea-rs the fire station has been upgraded with insulated overhead doors, new thermopane windows, removal of windows and closure of window and door openings, downsizing of windows and replacement of furnaces with energy efficient units. Any future upgrading of City Hall would also include energy conservation measures. Synopsis The City contains a full range of public facilities and services needed for daily activities that occur within its jurisdiction. Administrative procedures are defined by state statutes, although decision-making processes reflect local preferences. Administrative facilities, while adequate to meet present needs, may need to be updated to accommodate greater efficiency and continuing changes in administrative procedures and technologies. Public safety, including police and fire services and facilities also appear to be adequate. Public facilities near the Grand River and public access to the river are available but limited. The Grand River is a major asset to the community and presents a prime opportunity for public recreation as well as enhancement of the Central Business District. A full range of educational facilities and services are available in Eaton Rapids through the Eaton Rapids Public Schools. In addition, easy access to higher education in Lansing and East Lansing contributes to the comprehensiveness of formal education available to local residents. All of the existing school buildings are relatively modern and should meet the needs of the school system -92- .~ �I. through the twenty-year plan period. The library is an important component of the cultural and educational character of the area, and as such, should be promoted within the City and townships. The location of the Eaton Rapids Community Hospital within the City is a positive element of the City and surrounding area. However, with the current f inane ial problems that many hospitals face, the Community Hospital will likely have to expand its capabilities while operating at reduced budgets in order to remain competitive. There are a number of sewer, water and stormwater improvements that should be made in order to maintain and improve the public infrastructure as the City develops. Coordination with development adjacent to the City in surrounding townships should also be encouraged. t •. I . ! i" I ~ i i r I ., \ ' Overall, the major problem in providing for the expansion, improvements, or in some cases, retention, of public facilities and services, is the acquisition and allocation of financing for those facilities and services. Efforts to raise revenue for public and quasi-public entities should involve an annual cooperative effort between the public and private sectors to guarantee financing to retain and improve those types of community assets. f ., -93- �PART 11 ' . !.. ri l.. l -i I ' , __ I FUTURE DEVELOPMENT PLAN �,, " I. l'_,;' I. \l --' I • I 1 1 i L. _SECTION I INTRODUCTION ii �INTRODUCTION Up to this point, the text has defined and analyzed past and present data and information that comprises the City of Eaton Rapids and its immediate area. In Part I, the City's characteristics relative to population, housing, economy, land use, natural resources, and community facilities were described individually as well as bein:; integral components of the area's total economic, human resource and physical (land use) system. Part II relies on that analysis to formulate a development plan for the next 20 years. This plan sets forth the various components that will comprise the City of Eaton Rapids, given the opportunities that are currently available and will likely be available at some future time for residents and elected and appointed officials. ,.. I In general, the City will not grow substantially in terms of quantity ( new residents and new businesses). The intent of the development plan, therefore, is to promote and set forth change - that is, the revitalization of those elements that now comprise the City to consistently improve and maintain the area's quality of life. The format for describing that development plan consists of identifying its individual components - i.e., the individual plans and programs for residential, commercial, industrial, transportation, parks and recreation, community facilities and services, overall land use, natural resources conservation and improvement, and overall sense of community. Each component is described in terms of its goal, objectives and policies, land use pattern, narrative description, and implementation program. ' L. -94- ..... �'j L J...., l \. ' ' . I ' ' i !,, _ .•. SECTION II OVERALL LAND USE . �OVERALL LAND USE i. '-· Over the next 20 years, Eaton Rapids' municipal boundaries should remain as they are today, as there is enough vacant developable land within the City to accommodate expected growth. The majority of the City's land area (approximately 991 acres, or 48%) will be devoted to single-family or duplex residential development. Another 69 acres will be allocated to multiple-family housing in various locations, particularly in the eastern and northern portion of the City as well as near the downtown core. Both sing le-family and multiplefamily housing may also be located in Planned Unit Development areas, which will encompass 140 acres near the City's northern boundaries. In addition, multiple-family housing may also be combined with offices in designated areas that cover over 17 acres, primarily just north of the Central Business District. These uses are intended to complement the City's downtown commercial area and create higher density activity in the CBD. Mobile homes, are for the most part, to be concentrated in a 36 acre planned mobile home development in the southwest portion of the City. In total, residential land uses will occur at various densities on approximately 1,100 acres of land, or 55 percent of the City's total area. Commercial land use will continue in the existing downtown area, with an emphasis on redevelopment and revitalization. That includes redevelopment/reuse of the Old Horner property as well as storefront and building renovation along Main Street, streetscape improvements and occupancy of existing vacant buildings. More defined commercial uses will be allowed along South Main Street, between South Street and Park Street on the West side, and between Plain Street and Haven Street on the east side, and between Marlin Street and the southern City limits on the east side. These will be primarily automobile oriented businesses that will have their own off-street parking facilities. There will be a total of 54. 2 acres devoted to commercial use, with approximately 30 percent ( 16. 5 acres) being in the Central Business District and 70 percent (37.7 acres) along South Main Street. Industrial land use will comprise over about 127 acres, most of which is in the City's southern boundary, including 23 acres in the City's industrial park. It is the City's intent to concentrate these activities as much as possible in one area, realizing that some existing industrial activities will continue to exist outside of this area. Industrial land uses will include manufacturing, assembly and warehousing operations. Public facilities, including municipal administrative offices, police and fire station, Department of Public Works garage, sewage treatment plant, well field and school grounds -95- �and buildings will cover over 110 acres. Because these facilities are considered to be adequate to accommodate the City's needs over the next 20 years, the amount of area devoted to public facilities will not be expanded. The seven churches currently serving the City encompass almost 16. 5 acres. While there are no existing plans for additional churches, it is possible that additional land will be set aside for such uses in the future. Typically, churches and church-related facilities are located within residential or commercial areas. Eaton Rapids Community Hospital covers over seven acres. There are no plans for expansion of this facility and the Plan proposes the same amount of land be devoted to the hospital over the next 20 years. Open space and recreation will play a major role in forming the quality of life in Eaton Rapids. Linear greenbelts adjacent to the river as well as neighborhood and community parks and natural preservation areas will cover almost 174 acres. These areas will, in some cases, include playground and recreation/entertainment facilities, and in other cases remain essentially undeveloped. They will take advantage of the City's major resources primarily the Grand River, to provide a full range of passive and active recreation activities for the City's residents and visitors. Streets and sidewalks, including curb and gutter, will continue to require expansion and improvement over the next 20 years. New development, on large vacant parcels, particularly in the northern and eastern portions of the City, will likely include additional local, and perhaps even collector, streets. Those residential portions of the City that do not contain curb and gutter and/or sidewalks on at least one side of the road will be areas in which such improvements should be concentrated. Additional sidewalks, curbs and gutters should be constructed on M-99 south to the City limits and along M-50 to the western City limits. Separate walking /biking paths would be constructed within the linear greenbelt along the Grand River and in the natural area on the western boundaries of the City. Bike lanes on existing road rights-of-way would connect these walking/biking paths. This is the proposed land use distribution that the City wiJ l attempt to achieve over the next 20 years. In reality, not all land that is designated for the various types of development scheduled in this Plan will actually be developed. It is expected that at the end of the planning period, vacant lands will still exist within the City. Obviously, the extent to which land is developed depends upon the overall economic, social and physical attractiveness of Eaton Rapids to new businesses and residents. -96- -. i i �i Table 33 depicts the general allocation of future land uses proposed in this Plan. 1 TABLE 33 FUTURE LAND USE ALLOCATIONS , . ' Acres Land Use Percent of Total Residential , .. - Single-Family - Multiple Family - Mobile Home Parks 991 69 42 47.8 3.3 2.0 Office/Multiple-Family 17 0.8 16 38 0.8 1. 8 127 109 16 7 174 241 85 140 6.1 5.3 0.8 0.3 Commercial Central Business District - South Main Street Industrial/Warehouse Public Facilities Churches Hospital Open Space/Recreation Streets Water Planned Unit Development* Total 8.4 11.6 4.1 6.8 2,072 *Area includes streets, recreation, residential and/or commercial development. A Planned Unit Development is a type of development on a larger site that requires the total development concept, land use patterns, circulation, landscape and structure design, utilities and other site amenities to be identified prior to approval and development. The Planned Unit Development concept allows flexibility in design, platting, street layout, and other elements relative to standard development controls, such as zoning and subdi vis ion regulations. The result is a more efficiently designed development that creatively utilizes the environmental conditions of the site on which it is located. A Planned Unit Development can consist of all residential land use, all commercial land use, or industrial land use, or a combination of land uses. Typically, Planned Unit Development contains open space/recreation areas. SOURCE: Gove Associates Inc. -97- �I - I /""·..; ' Incremental Development Patterns l As with any community, the development of Eaton Rapids will occur in various phases over time. This development will not likely be consistent, but rather the City will experience change in II spurts 11 , typically in conjunction with regional, state and national economic fluctuations. To achieve the results (goals) called for in this Plan, the City will have to develop programs to direct and guide growth in the desired manner. While it is not possible to determine with any certainty where and to what extent development will actually occur within the City, this Plan has attempted to describe, in graphic form, the patterns of development for the City in five year increments over the next 20 years. Maps 17, 17a, 17b, 17c depict the most desirable (preferred) land use patterns at 5, 10, 15 and 20 year stages. These depictions are general and, in reality, actual land uses at specific locations may very well differ from what is proposed. Overall, changes will consist of new developments occurring in existing vacant areas near the outer perimeter of the City as well as redevelopment of existing "built-up" areas. The following briefly describes the progressive changes, depicted in the development maps, by land use category: • I .J .,, I I as r, '. Year 0-5 During the first five years, single-family residential will continue to be predominant, with infill of vacant buildable lots in existing residential neighborhoods. A new mobile home park is being constructed east of Hyatt Street. Commercial development over the first five years will consist of retaining the Central Business District between State Street and Brook Street and making continued improvement to the buildings and public facilities in the area. Some 'highway• oriented commercial infill will occur south of Marilyn Street and Spicerville Highway as well as the intersection of Elizabeth and Main streets. Off ice development will be concentrated in an area between Division and Brook streets during the first five years of the Plan. Multiple-family housing will also be allowed in this area. Industrial land uses will, for the most part, be concentrated in the area east of Jackson Street ( south of Haven Street) and in and around the City's industrial park. In two instances, industries will remain in their current location outside the area of industrial concentrations with limited expansion to allow for buffering between these activities and adjacent residential areas. These are the properties located -98- �•·.-. I • ,l > I , 'l' .. > r • on the corner of Brook and Main streets and the area between Plain, Hall, Hyatt and Elizabeth streets. The general area bounded by Kinneville Road, Jackson Street, Haven Street and Water Street will be infilled with industrial activities over the 20 year plan period. These industrial activities will be required to include natural or man-made buffers to separate them from conflicting residential development. In the next five years, the City's industrial park, bordered by Hamman Drive, Hults Drive and Kinneville Road will begin to attract smaller light industrial operations located on separate parcels. Community facilities will, for the most part, remain intact, with expansion of utilities (such as wastewater treatment) as necessary to accommodate future demand. A r i verwalk along the west side of the Grand River running north from State Street to a point northeast of Mill Street will be constructed to allow greater pedestrian access to the river in the downtown area. It is expected that this walkway will 'open up' the backside of the buildings in this area to pedestrian access and consequently enhance the rear facade of these buildings. Year 5-10 ,. '', r .• Between the 5th and 10th year, additional "infill" in existing single-family neighborhoods will occur and new single-family development will take place west of West Street ( north of the cemetery), near the southeast corner of the City, east of the Grand River and in the northwest quadrant, north of Knight Street and east of Kerry Street. These will vary in intensity from one-fifth or one-four th acre lots to one acre or larger single-family sites. Development of multiple-family housing will be concentrated in a block area bounded by Minerva, Division, Canal and Lansing streets, as well as Market Street to and along Michigan Street to a point beyond Wood Street. By the 10th year, the property at the corner of Canal Street and Main Street will be converted from warehousing to mixed commercial/office and additional 'highway' commercial businesses will be constructed along Main Street between Plain Street and Elizabeth Street. Redevelopment activities wi 11 continue within the Central Business District. By the 10th year, the area east of canal, southeast of Market and west of the Grand River will also be developed as mixed office/multiple-family. Between the 5th and 10th year, the City's industrial park will be almost, if not completely, developed. -99- �.J . Recreation and open space development between the 5th and 10th year consist of a riverwalk/linear greenbelt adjacent to the Grand River from the mill race near the Horner property to State Street. ' i -:-l .J Year 10-15 By the 15th year, new single-family housing development will take place primarily in the northwest corner of the City, along Dexter Street, west of Canal Street and north of Lansing Street. Additional multiple-family development will take place west of N. River Street, adjacent to the Grand River (condominium development would be the highest and best use at that site) and west of Greyhound Drive, across from the Junior High and High Schools. By the 15th year, a higher density commercial activity will occur between Plain Street and Alice Street, primarily along Main Street but also adjacent to Jackson Street. Industrial activity (primarily light manufacturing and 'high-tech' businesses) and warehousing will expand from the City's industrial park north and east to incorporate much of the vacant property north of Hammon Drive and east of Holts Drive. This development should occur as an expansion of the indusrial park concept initiated by the City, although it could occur as either a private for-profit venture or as a public or non-profit industrial development. Between the 10th and 15th year, the area surrounding Spring Brook will be formally retained as open space/recreation, including the establishment of a bicycle/pedestrian path. A large open space area west of Lake Street will also be developed as well as an ext ens ion of the r i verwalk/g reenbel t on both sides of Grand River north of Union Street, including a large open space area north of the City's wastewater treatment plant. Year 15-20 By the 20th year, inf ill in existing neighborhoods will be substantial with only a few buildable lots likely remaining. New single-family housing will occur at varying densities on the outer perimeter of the City, including Planned Unit Development west of Canal Street and north of Dexter Street ( this will be predominantly single-family and within a 'L' shaped parcel east of East Street. This latter P.U.D. parcel will be a ·combination of resort/hotel, multiple-family and single-family development. Multiple-family housing will also be constructed north of Brook Street near the City's west boundary. -100- . . - �By the 20th year, 'highway' commercial will be in place between w. Plain and Alice streets on the east side of Main Street and between South Street and Park Street on the west side of Main Street. Additional highway commercial on the east side of Kyle Street will also take place. I !'.'. j ' 'L... By the 20th year of the planning period, the entire area in the south central 'triangle' will be devoted to industrial/ warehousing land use. Open spaces will be distributed throughout this area and greenbelt buffers will be located around the perimeter to minimize or mitigate conflicts between industrial activities and surrounding residential and commercial land uses. Most industrial and warehousing operations will be aggregated within the industrial 'triangle'. By the year 2010, another park/open space area will be established between the Grand River and Water Street (across from Haven Street). The foregoing descriptions are intended to reflect and identify the most desirable timing and location of land use development and redevelopment. In reality, given the projected population growth for the City, it is likely that there will, by the end of the 20 year planning period, be some land on the City's perimeter that will remain undeveloped. Nevertheless, the desired 20 year plan land use pattern represents the optimum distribution of activities for the entire City as it will look when fully developed. -101- �i ' ·--- . !. .. ..... i . I I .• !L I '1 I . ' ' l I : ' L SECTION Ill RESIDENTIAL DEVELOPMENT �ILi ) ) I ' .- -----·-----.....~ ., :· - =--=---:.t~=r.=. , -- ~11 ! I -,L-✓ . □ ~I □. .."' . ~ L•MSluG ____......,. "/JI ... I :,: .,..1 -• • US£L lllti!.OII :_:·~L, '< A ,. Ill ·--~ ~- , lf3-□ Ef Rrf\1 ' .LL.!!''H y l(__J .J{lNICHT II _ . ~ .w□D ~ □□ . 1ITT□fl •· ···· ·---"' dLJJ' I t ------ $Tar~ I □□-_· _· 1 '"''" ,r_~_ ;· . ,fl □■ u~\\~J 11l(ONARD 11 -- - 1 ~ ~ n-=--\~..........__---------..:.~~-lu.r1 ~, □□ CJ I i [I'~~~[.~~ nno[J1~11 ~ UJ . ' KAir(~ !f--- '" ~I ,.• :-;I -l I "-'-~ ~[N ~09~[~~ , l~lfi □ ~ D _] ·- - ,o ',iilil I I ILIIID ill LI!.:. f-=1[?~ ~ ,.J ,.......,,OR ~ ~ 5PICCK~tLL£ H_!~-~ ,--~ -~) - - - - -- ~ ·--- I • ~-SP- - - -~ , -. ! -- - - - _ . . I EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN 5-VEAR PLAN I D SINGLE-FAMILY RESIDENTIAL - PLANNED UNIT DEVELOPMENT - MULTI-FAMILY RESIDENTIAL - COMMUNITY FACILITIES MAP 17a MULTI-FAMILY /OFFICE - MOBILE HOME PARK . , , CEMETERY RETAIL/SERVICE COMMERCIAL - _PUBLIC OPEN SPAC.E/RECREATION WAREHOUSING 1.2:::-3 BICYCLE/PEDESTRIAN PATH - legend - ,~l!,I - FUTURE LAND USE PLAN CITY OF EATON RAPIDS INDUSTRIAL : PUBLIC FACILITIES @ Gove Associates Inc . �) ) ) ~~ ... -- -. ,-, - ::::::::=!~:..=!:::: V I ~1i/ !, :1 :1 11 I' .I 11 j 11 :S' ' I ~i' ~·I 0]: ii I ..._,..., _JI a:'-> .. ! i ~ . LUC _,, 17~I. ~~ I ;, \ ~ w□D ~□□ l!fil r z :. lotllN "ii, □ :~ > ., .~ - -~- ~RgtlQ:.·_:: /1.- }-=:J_,~...:,·.:.__ ~r ~ "" ,-IIfJt-·--=-- ,,.~ ,· Id _gi, 1 1 -- "' 1 .;,: =....:_::::-::1 □ fl ~~ - S::::: --..-,· r\\ - []rl~ - --.,-~- ~,-1.Jlc □• []] .- . .. "" . ii] I,,.,z:7 II _..::,••, u....u...'I Ix\~, cf useL r~ .: ; ; 0 Q [] , ~•. -l □· I cill~~ ~I , .. I l~;i I D ~-' /11HO _ ] __ _ '<· ,;;. !ULJQ '/' 1,lr,, ~-- SPIC(HVILL[ H_!q1 ~ ',• •· "'- '~ ~ 't'~ _ 0~ ~ EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN \ I 10-YEAR PLAN I e ge nd I. l SINGLE-FAMILY RESIDENTIAL - PLANNED UNIT DEVELOPMENT - MULTI-FAMILY RESIDENTIAL - COMMUNITY FACILITIES MAP 17b FUTURE LAND USE PLAN CITY OF EATON RAPIDS - MULTI-FAMILY /OFFICE - PUBLIC FACILITIES - MOBILE HOME PARK - CEMETERY - RETAIL/SERVICE COMMERCIAL - _PUBLIC OPEN SPACE/RECREATION I-~- WAREHOUSING 12::3 BICYCLE/PEDESTRIAN PATH - INDUSTRIAL @ I Gove Associates Inc. �·· --- , .-· --:·: --i ) ) - --- ) .,,.!."'-~ - ~111I• I .1 :,:1 ii1· ,I Iii I• ~:il t::, ~!11 ,c-}1 . . ◄ ~F LANSING ~ cf . ii I '._ - -1 " & ~Jc' u:J □ 5 ,..::· ... , I I I I I 'I.\ \\\ Ii --· ·-- I] . □'.~:i D W -~~:· 1 I\ ~ BO ~ ····- ~ ~ ~ j I . . " , .,. 11 .I ~ {- ., ., z:;:_ IIJ□llli~~~ !'< :~~·w : ·~□□• □~,;·" ~.:~11111.i ~,:; ·-□ ~1GAtfM OJ [J ,h, I i11 ·~ ~ Q~-, 1,.,_, ..........?::. . . r~ - i- . . ;;; ,/ j/- . .l I w ,_ ,. ~ . D :,~n __ J ·- - - ,, I I ll.MIII 'J -.-, ~L!! IL II iif:i:i !Ir - .~ SPIC[K~ILL( H•t ~ I I EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN 15-YEAR PLAN D SINGLE-FAMILY RESIDENTIAL - PLANNED UNIT DEVELOPMENT - MULTI-FAMILY RESIDENTIAL - COMMUNITY FACILITIES - MULTI-FAMILY /OFFICE - PUBLIC FACILITIES MOBILE HOME PARK - CEMETERY - RETAIL/SERVICE COMMERCIAL - .PUBLIC OPEN SPACE/RECREATION l~ l WAREHOUSING Fl BICYCLE/PEDESTRIAN PATH MAP 17c legend ·- - INDUSTRIAL FUTURE LAND USE PLAN CITY OF EATON RAPIDS @ I Gove Associates Inc. �) ) ) I 1: •· l. ·--··-;t 11ji . I I I! Ii I: :s:' + "1·1 r:;1, ~J: .~I, e1f "~,~II '~ Ii , , Ir, . .,., .. .;:,:':~ ~ ,,.., I f I I \ I I\\ I I I I I I •· f; :.• , ..;_ ~•U''~"""~~ ,_ ,, . . .,, ,, .7r,1a\\ ~~ J 1111 . ,_. ,' ' > ,, ! ·~-.._-.In ~ ,.,·•' . ,,. Ir' hlJ eL '·.l., ". r;/ 'f l!IL Ml ,,accawiu $I ,t·· I I EATON RAPIDS COMPfU~HENSIVE DEVELOPMENT PLAN 20-YEAR PLAN L:;;;.l : ,. _. , SINGLE-FAMILY RESIDENTIAL - PLANNED UNIT DEVELOPMENT - COMMUNITY FACILITIES MAP 17 - MULTI-FAMILY RESIDENTIAL - legend ·- · MULTI-FAMILY /OFFICE - PUBLIC FACILITIES MOBILE HOME PARK - CEMETERY RETAIL/SERVICE COMMERCIAL - ,PUBLIC OPEN SPACE/RECREATION E3 BICYCLE/PEDESTRIAN PATH 1-:~~!Mffl WAREHOUSING - FUTURE LAND USE PLAN CITY OF EATON RAPIDS INDUSTRIAL @ I Gove Associates Inc. �RESIDENTIAL DEVELOPMENT Goal High quality residential development which will fulfill the needs of the various population segments in the area. Objectives . A. Provide decent housing for persons of all e c onomic levels. B. Provide a range of housing types housing conditions in the City . C. Obtain coordinated and balanced housing development among the City of Eaton Rapids and the surrounding townships (Eaton Rapids and Hamlin). while improving ) I . Policies 1. Encourage home ownership in and duplexes, condominiums designated areas. the area, including modular homes in 2. Encourage, directly or indirectly, rehabilitation of substandard dwellings and preservation of quality older homes. 3. Encourage demolition of severly dilapidated housing and develop, adopt and administer a citywide housing code to ensure adequate code enforcement of existing housing. 4. Encourage new developments to be built in a manner sensitive to the physical character of the Eaton Rapids area, including the infilling of vacant lots in established residential areas through the use of architectural design ordinance and flexible zoning. 5. Encourage continued single-family residency established single-family neighborhoods. in Land Use The definition of the be consistent with the dential development to lation segments in the objectives. residential future land use plan must goal of obtaining a high quality resifulfill the needs of the various popuCity of Eaton Rapids with its specific -106- �The City of Eaton Rapids will experience an increase in population of approximately 2. 4 percent over the next 20 year planning period (refer to Table 6 "Population Projections", Part I). Because of this, new housing stock must be made available, and in a variety of forms, to suit household needs and financial requirements. The future land use plan reflects the new and proposed single-family development on the eastern side of the City. Additional single-family residential areas are proposed on Michigan Street as it runs north to the City limits, and as "inf ill" in scattered vacant areas which are now predominately residential. However, in an effort to achieve greater compatibility among adjacent land use, some existing singlefamily areas have been designated for other uses. This includes various areas on Main Street (from State Street south) and a portion on Brook Street at the western City limits. New multiple-family housing units are designated for Canal Street an~ along Michigan Street, along with a large section of land on the north side of Brook Street (west of Vaughn). Other smaller areas of existing multi-family housing uni ts have been slightly expanded in the Plan, which includes portions on State Street and McArthur River Drive. One location in the City is set aside by the Land Use Plan specifically for mobile homes, to be located on Hyatt Street in the southwest corner of the City. Adjacent uses include single-family residential lots, a cemetery and public open space. Currently, mobile homes are primarily concentrated in the three acre Hickory Haven Trailer Park located on Haven Street. Presently there are many areas which have a smattering of various residential types - primarily duplexes and low density multiple-family mixed with single-family. The proposed land use plan would segregate the uses somewhat by lumping areas together, which will also help create buffers between single-family residential and other uses of high intensity. Specific areas are designated in the Plan for a combination off ice and multiple-family use. Located northwest of the Central Business District at Brook, Cherry and Dexter streets, the area will serve as a buff er from the singlefamily residential on the north to the industrial and Central Business District area in the south. Farther north, and along the corporate line, are two larger areas set aside for Planned Unit Development (PUD). This may include a variety of residential types, along with compatible off ice and commercial uses. -107:- V �Qualitative Description The quality of the City's housing stock is a prime component of the overall attractiveness of the community - both to individual residents and potential employers. To attain a desirable level of quality, existing housing in various portions of the City needs to be upgraded and design and construction standards that promote quality need to be encouraged. Existing housing that is deteriorated or dilapidated, especially those concentrated in certain locations or "pockets" need to be upgraded to meet housing codes. Such upgrading should be the City's top priority in addressing the quality of its housing, as no individual or household should live in a unit that is, or is close to being, uninhabitable. At the same time, the upgrading of these units should not make them unaffordable for those residents that are on limited or fixed incomes. This is a critical factor in meeting the objective of providing decent housing for persons of all economic levels. In addition, housing that is in good condition and affordable for low-income first-time buyers should be made available within the City. These sing le-family uni ts typically 800-1,200 square feet in area could be publicly financed and partially subsidized with the stipulation that the units are sold back to the lender at a fixed rate of inflation to be resold at a lower price to another first-time home buyer. Such a program would: 1) make available decent affordable housing for first-time homebuyers on a continuing basis and 2) allow those homebuyers a reasonable return on their investment to purchase a larger home over time. One restriction may require the purchaser to agree to buy the second home in Eaton Rapids when he or she sells the first home. Additional housing would include a wide range of multiplefamily projects that meet higher yet affordable site plan standards, medium to luxury priced condominium units and single-family housing in planned unit developments. The City should keep abreast of up-to-date concepts in housing development and analyze each concept to determine its applicability to Eaton Rapids. Flexibility in design and regulation should be adhered to. For example, local development standards should be adopted for 'site' condominium development. Site condominium development essentially allows single-family detached homes to be built on separate condominium 'envelopes', or parcels, with streets, sidewalk and open spaces considered as belonging to the condominium association. -108- �Mobile home park development should be encouraged, if designed, constructed and maintained with an emphasis on quality. That includes circular streets, relatively larger mobile home sites, landscaping, open space, on-site recreation and continued maintenance. such standards can be retained while making the uni ts affordable to low/ moderate income households. The overall intent of the City's approach to residential activities should be to accommodate the housing needs of its residents, including changes in lifestyles and age groups, while promoting quality development, including housing for low income households. Implementation The actions related to housing in the City of Eaton Rapids deal basically with the rehabilitation of neighborhoods, the preservation of quality older homes, and the supply of housing uni ts for households with different income categories. In any case, actions should respond to the clear identification of the needs of the City of Eaton Rapids, as well as those of its surrounding townships. The City of Eaton Rapids could implement the following actions in order to obtain high quality residential development which will fulfill the needs of the various population segments in the area: o Contact private developers and study the possibility of establishing a public-private partnership to develop multi-family projects for low/moderate income households and senior citizens. Although the majority of housing in the United States is provided by the private sector, it is possible for the public sector to influence the market and increase the supply of subsidized housing units. The City must develop an entrepreneurial attitude in originating or taking a lead role in the development, using, for instance, city-owned parcels or other assets to participate in joint ventures with private developers. Often, the City may have to assume much of the risk involved in the projects, however, this leadership role has the advantage that once the projects have been completed, the City could also share in their benefits. Furthermore, any successful project is an incentive for additional developments in the area. -109- - 1 1 �\. 0 Give priority processing to those projects that provide housing uni ts for moderate and low income households. 0 Determine a percentage of units (10 or 15 percent, for example) that each new development shall dedicate for occupancy by very low, low, and moderate income households prior to granting approvals and permits. An alternate requirement, such as the dedica tion of land to the City for future public facilities, should be established when the developer · cannot include low/moderate units inthe project. 0 Promote ownership of housing units among residents. This action could be implemented through the promotion of programs among landlords aimed at giving incentives to renter households to become owners. Preferences could be given to occupants willing to make improvements to the house and with a long-term period of occupancy. Inc en ti ves such as setting aside a portion of the annual rent to be used, after a specified number of years, as a down payment could be effective for the renter household. 0 Establish a nonprofit housing development corporation that could, among other things, take possession of deteriorated housing and through the Michigan Department of Social Services, repair and sell those units to qualifying low income households. 0 Promote the creation of community development corporations and other types of communitybased non-governmental organizations related to neighborhood development. 0 Encourage the maintenance of quality older homes, the rehabilitation of deteriorated housing uni ts, and in some cases the demolition of severely dilapidated housing units. The City Council and the Building Inspection Department could implement this action by creating special incentives such as communitywide recognition for well maintained older homes, or assist owners in identifying -110- �available resources for housing and neighborhood rehabilitation, and organizations such as the Local Initiatives Support Corporation (LISC) and the proposed Michigan Neighborhood Builders Alliance, whose main objective is to improve the conditions of neighborhood life by supporting local community development. Financing Program for Housing At the federal level, housing developers in the City of Eaton Rapids can apply for loans offered by the Farmers Home Administration (FmHA) of the U.S. Department of Agriculture. That agency ch·a nnels credits to rural residents and communities; considering as rural areas those located in rural communities with population under 10,000, which is the case in Eaton Rapids (there are currently several projects in the area). Some Farmers Home Administration programs that could be utilized in Eaton Rapids include the following: Section 502, which provides loans to buy, build or rehabilitate adequate but modest housing; Section 504, which gives loans and grants to low income applicants who lack repayment ability for a 502 loan; and Section 515 loans, which can be used to build rental housing units to be occupied by low and moderate income households. The eligible applicants for those loans are individuals with low or moderate incomes who are or will be owners/occupants of the dwelling in rural areas and who cannot obtain credit elsewhere. Another federal aid program for housing is the Housing Development Action Grant, administered by the U.S. Department of Housing and Urban Development. Its objective is to stimulate rehabilitation of deteriorating urban areas through a partner shp of the public sector, community groups, and private industry. Grants are given to applicant communities, who in turn distribute funds to private developers. Eligible applicants for these grants are cities with physical and economic distress (poverty, low per capita income, population growth decline, etc.), willing to implement projects related to neighborhood revitalization and rehabilitation of residential structures. At the state level, the Michigan State Housing Development Authority (MSHDA) is the public agency that has been created to address the housing needs of low and moderate income citizens. The MSHDA has several housing programs to meet the needs of the community, including loans, grants and different types of subsidies. The following are some of the existing housing programs of the MSHDA: Home Improvement loans, Michigan Energy Bank, Section 8 rental assistance and rental rehabilitation. · -111- �l •. r . ,. ..... ' . I L... Home Improvement Loan Programs are designed to provide below market interest rate loans for home improvements. The MSHDA offers three alternative programs: the Home Improvement Program (HIP), the Neighborhood Improvement Program (NIP), and the Community Home Improvement Program (CHIP). It is important to stress that these programs are not mutually exclusive, they are all possible simultaneously and open to lenders and communities. In no case can these funds be used for luxury and/or recreational improvements. MSHDA housing projects are funded through the Community Development Block Grant (CD.83) program, as well as sale of bonds through the State of Michigan. The Community Block Grant program in Michigan has two major components: one for economic development reJ:ated projects (managed by the Michigan Department of Commerce) and the other for housing projects (administered by the MSHDA). Eligible applicants for the Housing Grant Programs are small cities, townships and villages of less than 50,000 population. Resources in this program are dedicated to projects related to home improvement programs, rehabilitation of rental units, homesteading of vacant properties, programs for the homeless and public facilities' improvements linked to targeted home improvement programs • • • -112- �.. < • l • • <' • I i\ . , :~ l. I . !. SECTION IV COMMERCIAL DEVELOPMENT �COMMERCIAL DEVELOPMENT . -[ Goal Continued development of Eaton Rapids as the commercial/ service center of the southeastern portion of Eaton County, while meeting the shopping and employment needs of local citizens. Objectives . ' I l ;' ' A. Attract visitors and shoppers to the area. B. Reinforce the role of Eaton Rapids as the commmercial/service center of the southeastern portion of Eaton County. C. Improve the "mix" of retail and commercial service businesses to meet the needs of local citizens. - . Policies I 1. Encourage future commercial development to occur within or near already developed commercial areas. 2. Attract businesses into the Eaton Rapids area that will provide for the best commercial/service "mix" and which will meet known deficiencies. 3. Formulate a "partnership" between all levels of government and the Eaton Rapids Business Community. 4. Take steps to enhan.c e Downtown Eaton Rapids' position as a comparison shopping area, while encouraging downtown to provide a wide variety of competitively pr iced convenience i terns designed to meet the needs of the area residents. 5. Initiate an aggressive campaign by which to utilize vacant or obsolete industrial facilities within the City for commercial retail, service and office activities. Land Use The proposed land use plan should provide the City of Eaton Rapids with enough space to achieve the general goal and the specific objectives defined in the commercial development plan. -113- �1· ,.~. I • ! . The proposed land use plan distributes commercial activities in three separate areas along Main Street and the first block to the east and/or west of Main (this varies by location). Proposed commercial land uses run from Canal/Main street intersection (east side) on the north to State Street, from Plain Street to Alice Street and from Marlin Avenue to the southern City limits on the south. At present, the southern eight blocks of Main Street are predominately residential with some commercial establishments interspersed. The greatest concentration of proposed commercial land use is on Main Street at Knight, Hamlin and Spicer. This follows existing developmment as the highest commercial densities are found in this three block area. However, as mentioned earlier, a Planned Unit Development proposed for a northern section of the City may also include some commercial activity. Although this would be rather limited and intend to primarily service the surrounding residential uses. Qualitative Description Eaton Rapids' commercial development is probably the greatest single physical element that defines the image of the City to outside visitors. The current image of downtown Eaton Rapids to many residents is not very positive. Yet, the natural environment and physical setting of the Central Business District offers the potential for establishment of a positive image as a unique commercial _d istrict. f I i._ The central business core, from Canal Street to State Street, will be the center of the City's commercial and service activity. However, to maximize that potential, modifications and alterations and repairs to existing buildings, particularly storefronts, are needed. These include replacing rotted wood, repainting masonry joints, removing metal rust, repainting buildings, adding new or additional trim, improving interiors and performing structural alterations as needed to ensure the soundness of the building. The City should strive to retain those buildings that have archi tectural and historical integrity, while modifying or removing those that have outlived their useful life and do not fit into the overall historical integrity of the downtown area. An appropriate mix of specialty retail shops, service commercial and entertainment facilities, including restaurants and performing arts theatre, should be the primary components of the Central Business District. Upper floors of buildings that as structurally sound, or can be renovated, should be converted into mid-price to luxury apartments. To complement building renovation and alterations, the City should establish a downtown streetscape improvement program. Such a program could include, but not be limited to: sidewalk redesign using brick pavers, street lamps, tree, shrub and flower -114- �I'. planters, street furniture, historical or theme signage, landscaped off-street parking and other similar improvements. Redevelopment of the old Horner property at the intersection of Canal and Main streets should be accomplished using a theme that will complement the remainder of the buildings in the downtown core area. This property should be redeveloped into a retail/service/office complex, but should not detract from the revitalization of the balance of the Central Business District. Emphasis should also be placed on the Grand River and Spring Brook, with river walks, lighting, landscaping, boating and outdoor restaurants adjacent to the river, with retention of, and improvement to, Island Park. The overall intent of revitalization of the downtown core should be to establish _ a pedestrian-oriented area that attracts customers and patrons from the greater Lansing area. I .... ,·. ! 1,· I The two other commercial areas bordering South Main Street will be highway or auto-oriented commercial districts. They will be larger retail/service outlets into a linear "minimall" configuration or larger discount or grocery stores in individual buildings. These buildings will contain their own off-street parking. The businesses in these areas will not compete with the specialty stores in the Central Business District but will rather serve the daily needs of consumers. Typical businesses would include larger chain discount stores, supermarkets, fast-food restaurants, appliance stores, auto repair facilities, laundromats and similar outlets. The design integrity of these commercial facilities can be controlled by the City to a certain extent through site plan review, which could require certain standards in signage, parking and landscaping, as well as buffers between commercial and residential land uses. Implementation Those actions recommended to achieve the commercial development goals and objectives are aimed basically at reinforcing downtown, attracting investment to the City, promoting the expansion of local businesses, and improving public facilities related to the commercial development of Eaton Rapids. i - I .• • Commercial activity plays a key role in the economic development process of the City. However, the volume of commercial activity in the Central Business District has decreased during the last decade, following the general behavior of Central Business Districts around the country. According to surveys conducted in the area, Downtown Eaton Rapids needs to improve its current mix of businesses, as there is a negative perception of downtown among local residents. The perception is that Eaton Rapids is not competitive when compared to the variety of stores located in shopping malls in Lansing and Jackson. -115- - �• The following are some of the actions recommended to improve the commercial conditions of the City of Eaton Rapids: 0 !' The "Managing Downtown" Market Study identified some businesses that could fit into downtown's "niche", which are the following: meat market/deli selling quality meats and selected ready-to-eat foods, children's clothing stores, big and tall men's shop, retail bakery, an · antique mall, and a sit down restaurant. ·. 0 The City Council could establish a program of incentives to attract investment to the City, and at the same time encourage the expansion of locally owned business. The following are some of the incentives that could be established: purchase or acquisition of tax deliquent properties to be used by the City as leverage for new or expanded commercial development (land "writedowns"); entering into a public/private partnership with a qualified developer ( such an arrangement can vary from offering municipal funds for "start-up" costs to a full partnership in which the City and developer share assets and liabilities); improvement of public facilities; and the retention and expansion of local development corporations, such as the Ea ton Rapids Alliance for Community Development. In addition, development and investment plans for the Horner property should continue to be pursued. Some financial assistance for these actions could be obtained from the Community Development Block Grant and Small Business Administration programs. l ! Contact private developers in order to promote the market possibilities that types of businesses have in the area. This should be done by the Downtown Development Authority (DDA). ! 0 DOA and other City organizations should be involved in the construction of new parking facilities, the promotion of special events to attract people downtown, the rehabilitation of deteriorated facilities, the demolition of delapidated facilities, the occupancy of vacant structures, and the adequate provision of public services, such as -116- �police protection, fire protection, snow removal, etc. Street level spaces in downtown buildings should be oriented toward commercial retail and service businesses while second and third floor areas should be limited to office and apartment uses. 0 The DDA and downtown property owners should work together within a committee structure to ensure that vacant retail are filled accordingly. 'I spaces The search committee could serve an important function as a DDA clearing house for inf ormation on business opportunities in Eaton Rapids. The committee could handle initial inquiries but would particularly be helpful as a group to which inquiries from prospective new business operators could be directed. Information about such contacts/inquiries would then be given to the DDA for further follow-up. Business people should be encouraged to keep any negative opinions they may have to themselves and to direct inquiries instead to the search committee. The committee should poll local business operators frequently to elicit intormation on inquiries or expressions of interest which they may have had from friends, business associates in other towns, or information on potential new business operators who might be contacted as prospective occupants of space. Membership on this committee should consist of realtors, bankers, etc. _·. ! ' [ and off ice l i •. :J One class of occupants for additional floor space are Central Business District businesses which may be in need of expanded space. The revitalization of downtown business is also in part a function of the ability of the downtown area to serve as a breeding ground for new commercial enterprises. One way to plan for this type of commercial growth is to encourage and facilitate the expansion of existing businesses, which not only promotes the growth of established firms but opens up smaller commercial spaces for new businesses. The potential barriers to transfers of this sort, such as the prospect of having to pay a higher rent or having to make substantial interior and perhaps exterior improvements, may be overcome with local initiatives. �• . -{ A source of potential tenants for local commercial space consists of established independent operations currently located in nearby cities and towns out of the market area. Many established independents may have found that they have grown to the limits of their market at their present location. Establishing an additional office or store in the downtown area can be presented as an advantageous means of expanding their businesses. A business search committee can begin the process of targeting potential branch operations for downtown by making exploratory trips to surrounding towns . and cities with an eye to spotting healthy small businesses of types not currently represented in Eaton Rapids. In addition, it can assist in promoting negotiations between owners and prospective downtown "relocatees" or new tenants and in developing proposals which would include provisions for · building improvements and for linking increased rental income to the growth in sales realized by the new or relocating business, as well as looking for new innovative businesses to locate, or expand: i.e., auto mall for service to auto while people shop and work is an example, or a previously owned auto dealership ·. The ini~ial task of this committee is getting (and then updating) hard facts about all available properties in the DDA area. This information which should be issued per iodically to property owners and brokers who market the space, includes every unit of retail, off ice or other space available for sale or rent. The data includes property status (in pre-leasing, ready-to-go, or needs work), floor level of the space, area available, approximate rental Cidentified in categories, i.e., $2-$3.99/sq. ft., $4-$5.99/ sq. ft., $6-$7.99/sq. ft., etc.), utilities, parking availability, carpeting, air condi tionim;, and adjoining vacant expansion space. This committee should also mail a promotional package to all appropriate businesses within the Eaton Rapids Market Area. The committee should follow-up on leads and get them actively interested in downtown. The promotional package should stress the positive features of downtown. First, it should stress that Downtown Eaton Rapids is a fun place to -lIA- �visit and is active, colorful and interesting. Secondly, it should explain that downtown businesspeople are working together to exploit market opportunities and target marketing and sales efforts. Thirdly, it should stress the concept of quality goods and services, as opposed to mediocre or cut-rate i terns. Fourthly, it should emphasize that the DDA is providing resources by which private investment is supported with a public commitment. It should be a high priority of a search committee to assure that upper floor spaces are being utilized for their best and highest use. Within the commercial area, most buildings have upper floors which are used for storage or business purposes. These would also support offices or small retail businesses. Physical improvements through CDB3 /Housing Funds in the upper floor space for housing, offices or retail space will improve the quality of tenants and add to potential clientele. Financing Programs for Commercial Development ·. "'9 While there are many programs related to economic development, the majority of them are oriented to financing projects that support business activity, especially infrastructure (sewer, water, streets, etc.). Many of the programs directly related to economic development are aimed at the promotion of small businesses, due to the recognized importance of these types of businesses for regional (and national) economic development. At the federal level, the Small Business Administration is the agency that provides loans and loan guarantees to help small businesses. The SBA has several different programs, such as: Section 7(a): Regular Small Business Loans. Their objective is to aid small businesses that are unable to obtain financing in the private credit market. Besides the independently owned small businesses, state and local development companies can apply for loans, for projects such as construction, purchase of buildings, equipment and material, and working capital. Section 8(a): Business Development Program, ensures participation of businesses owned and controlled by disadvantaged persons in federal contracting, in their process to become independent. _lJ.9- �i ' l • At the state level, the principal program directly related to economic development is the Michigan Community Development Block Grant CCDBG), which is administered by the Michigan Department of Commerce. The primary criterion for economic development grants is the number of jobs that the project will generate. The program also addresses economic development planning, community redevelopment and economic development related infrastructure. L i. Section 503: Certified Development Company Programs. Their objective is to stimulate the growth and expansion of small businesses by providing them with long-term financing. Activities such as acquisition of land and buildings, construction, expansion, renovation and modernization can be financed by this program; however, some restrictions apply for applicants. I Two specific programs offered by the CDOO for commercial development are: Commercial/Retail Loan, and Downtown Development and Emergency Community Assistance. At the local level, the City has financial resources that could be used to promote commercial development. Besides its normal revenue sources, the City of Eaton Rapids could use, and has in place, Tax Increment Financing. In addition, Public/Private Partnerships and Special Assessment Taxes could be used. i ' ' Tax Increment Financing programs can be used to redevelop Central Business Districts that are experiencing declining property values and create and improve public facilities and buildings for industrial development. These programs, under P.A. 198, the Downtown Development Authority Act, or P.A. 450, the Local Development Finance Authority Act are not tax abatements, as long as they do not lower any tax rates. Basically, the idea is to establish a project area and "freeze" all property valuations (assessments) of the project area at the beginning of the TIF, and all increases in assessments due to property improvements are either pledged for bonds or used directly for making further public improvements in the TIF district. Once the TIF program is completed, future tax revenues are returned to the full tax base of the community. Public/private co-development is another tool to induce commercial growth. One form of co-development is ground leasing, whereby the City leases land or buildings it owns to a developer or business for a minimum base payment plus a percentage of the income generated by the project or business or some other arrangement. There are several advantages to ground leasing as a means of public/private partnership in commercial development. If the project is -120- �successful, the City can recover all of its costs plus additional revenues. Ground leases can be subordinated - the City can mortgage its interest in the property as security for a development loan to the business or developer. The smaller capital investment required for leasing a space will give a developer a better return on his or her investment. Leasing also allows the City control over the way the property is developed or used, and offers flexibility by structuring payments to meet the needs of the project's requirements for cash flow. ,- , ' . Special assessment taxes are another means of financing public improvement which, in turn, can lead to further private development. Special assessment districts require the approval of the majority of the property owners in the proposed district. Since this is, in essence, a self-imposed tax, there is little likelihood of approval of a downtown assessment district unless the projects it is intended to fund are regarded by those property owners as necessary. Such a district is beneficial if the improvements lead to increased business, and it is established only for a specified period of time, unless it is approved by the property owners as an ongoing assessment. Another way to finance programs and promote small business development at a local level is the creation of a Community Development Corporation (CDC), which is a nonprofit, private and city-based organization. Its main purpose is to involve low income residents in the long-term and comprehensive development of their communities. CDCs participate in programs related to housing rehabilitation, commercial revitalization, infrastructure development, job training, planning, and financial and technical assistance for small businesses. Some of the advantages of this type of organization include no bureaucratic constraints, use of local initiative to address local needs, use of private development techniques for public purposes, attraction of private resources and reinvestment in the community. The Alliance for Community Development could be expanded to become a community wide CDC. Neighborhood areas could also create their own neighborhood development corporation. -121- �• I ; ' \ . SECTI.ON V INDUSTRIAL DEVELOPMENT �INDUSTRIAL DEVELOPMENT Goal Provide for substantial and diversified clean industrial growth in the Eaton Rapids area through orderly placement of land uses and strengthened local organization. Objectives A. Increase the the area • B. Increase industrial employment. C. Prevent or minimize polluting effects of industrial developments. l .. ., ' L .. 1 number of diversity of industries in Policies the use the and 1. Encourage noncyclical industries to locate in Eaton Rapids area in accordance with the land plan and at a rate which is consistent with ability to provide housing, services, utilities amenities. 2. Locate industrial uses in areas which have the necessary transportation carrying capacities, while preventing industrial development in environmentally sensitive areas such as wetlands and adjacent to the Grand River. Land Use The general provide the diversified of land uses goal of the industrial development plan is to City of Eaton Rapids with a substantial and clean industrial base through orderly placement and strengthened local organizations. The proposed land use plan denotes approximately twice as much area to industrial use than what currently exists. Primarily this is in the southeastern portion of the City utilizing the existing industrial area, including the City's ind us trial park and a large vacant tract. The only other ind us trial activity in the City will occur on the parcel located on Brook Street between the intersections of Brook and Knight streets and Brook and Main Street. This is currently occupied by Michigan Packaging Company and several single-family homes. The designation of this entire block as industrial allows for additional expansion of the existing industrial activities as necessary. In addition, a parcel that is currently used for warehousing on W. Knight Street north of the Old Athletic Field will continue to be used as such. -122- �Locations in the City which are currently devoted to warehouse uses are to remain relatively unchanged under the new plan. Land containing warehouse uses are oriented around the railroad tracks (no longer in use) and on the northwest corner of the Central Business District (with industrial uses). Qualitative Description The City's industrial activities, aside from the manufacturing and warehousing parcels on w. Knight and Brook streets, will be concentrated in the southeastern portion of the City. This includes the 23 plus acre City industrial park on Hamman Drive. Light manufacturing facilities are the preference of local residents and this area should be devoted primarily to such industry. Approximately 20 percent of this 97-1/2 acre area (or about 20 acres) should be set aside for heavy industry to be separated from light industrial activity. The City's industrial park should be completely developed or have development commitments before additional improvement for industrial developments are made adjacent to the park. The City, or a private developer, or nonprofit corporation, should then purchase and, improve the property north of Hamman Road for an industrial park, including street, water, sewer and storm sewer improvements. The existing industrial park currently has water, sanitary sewers and electric service. Storm sewers should also be extended into this area. Standards for landscaping, building design and noise and vibration should be adopted and administered. A buffer between the industrial area and surrounding land uses should be maintained. Such a buffer should consist of vegetation, along with an adequately high earth berm. In addition, heavy industry should be separated from light industry by a major entrance road and more strict setback requirements. In effect, every effort should be made to limit, within reason, negative environmental impacts associated with manufacturing activity within the industrial park and to maintain high standards for design and siting of industrial buildings and landscaping. Implementation The actions proposed to promote industrial development within the City of Eaton Rapids are very similar to those proposed for commercial development, in the sense that they are both intended to attract investment into the City, and/or expand businesses and industries already located in Eaton Rapids. -123- :::.:" �At least two factors should be considered before any action is implemented: first, the need to identify the types of industries that are most conducive to the economic, employment and physical characteristics of the Eaton Rapids area; and secondly, an analysis should be conducted to identify the ef f ect:s (i.e. , environmental, social and economic) these industries could have on the City. Some of the actions recommended goal are the following: 0 to achieve the industrial The EDC, or local development corporation, should identify industries with a potential for success within the area, and then contact prospective companies - especially nonpolluting industries - in order to promote their location in Eaton Rapids. Any marketing plan to promote the City must consider the factors that affect the decision of a firm when conducting a business location search and selecting a site. The necessity of a new plant could be the result of an anticipated capacity shortfall, or any other factor such as too many workers of an existing plant, new production technology that requires a new facility, improved proximity to markets, etc. Although the selection process is different depending on the factor that motivates the new location, there are some common factors that concern companies when making their decisions. There are, among others: labor costs, transportation costs and facilities, proximity to raw material sources, proximity to existing company facilities and quality of life in the area. For this reason it is important for the City to maintain updated information about its socio-economic conditions, and to prepare a brochure that could be sent to prospective companies when required. The effort to attract new industries into the City should include a campaign with direct mail, brochures with information, phone calls to staff members of prospective companies and even personal visits to the company. 0 Create some incentives in order to attract industrial investment into the City, and retain and expand those industries already located in Eaton Rapids. -124- �The following are some of the incentives that could be established: real property tax reduction, industrial revenue bonds, federal loan guarantees, joint ventures and investment tax credits. The City currently has established Tax Increment Finance programs for the downtown area and industrial park. o Encourage industries to enter into voluntary agreements to give hiring preferences to local residents and to improve training programs. Financing Programs for Industrial Development Most of the financing programs mentioned for commercial development could also be used to finance industrial development. There are some programs, however, that are specific for industries, such as the Base Industries Loan which is offered by the Michigan Community Block Grant (CDB3). At the local level, Industrial Development Bonds are used by local governments for public improvements and industrial projects. Under Act 62 of 1963, local governments are authorized to issue bonds whether an economic development organization exists in the area or not. These types of bonds do not require voter approval, as the principal and interest of the bond is paid back through the revenue received from the project after it is completed. Other types of bonds are general obligation bonds, which in most cases require approval by the voters, and special assessment bonds, which require a public hearing before approval and are used to pay for specific improvements to designated properties. -125- �,-·- . ! :.~ r-~ '. r, ~ 'r. l: I , t. ,! l I i i. ..• t i, . l- ~. SECTION VI ' I • SENSE OF COMMUNITY �l. , SENSE OF COMMUNITY r~ I ' ' Characteristics such as size, configuration, architecture, lakes, rivers, history, economy and public relations, makes a city specific and unique. They create a feeling of identity among its residents and a sense of community that is required to achieve social and economic development. Goal Preserve and encourage a strong sense of the Eaton Rapids area. "community" within Objectives L, A. Increase residents' participation decision-making process. in the City's B. Promote coordinated action among different community entities in order to promote the economic development of the area. c. Retain and improve the aesthetic and architectural characteristics of the City, preventing the destruction of landmark buildings and sites. D. Preserve the City's small town atmosphere. Policies 1. Provide residents from within each section of the Eaton Rapids area the opportunity for input into the decision-making process by periodically surveying surrounding township residents regarding their concerns and impressions and establishing a "town meeting" format for residents of the City. 2. Provide guidance to local commissions and boards regarding their responsibilities and functions while improving coordination among these bodies. Coordinate with other units of government, nonprofit agencies and developers/investors to promote economic development in the Eaton Rapids area. 3. Periodically review and update this comprehensive plan to make it current with community needs and conditions. 4. Encourage sites. preservation of landmark buildings and �Land Use Each community has its own particular physical and environmental characteristics that give it its own unique identity. Eaton Rapids has a distinct advantage over many other communities because of the 'island' on which the Central Business District is located, the potential of its older commercial buildings and the quality of some of its residential areas. The City needs to capitalize upon these elements to retain and enhance its sense of community. Improving and rehabilitating the downtown area, appropriately emphasizing the Grand River and Spring Brook with walkways, boardwalks, landscaping, boating facilities and improvements to the rear of buildings in the Central Business District, concentrating upon retaining and improving and expanding residential neighborhoods to make them more cohesive and identifiable, providing additional public and private recreation activities in defined neighborhoods as well as the downtown area, creating commercial areas on south Main Street that are compatible with the small town environment Eaton Rapids desires to maintain and creating a district industrial area appropriately designed and landscaped are all land use applications intended to achieve a sense of commmunity. Qualitative Description Eaton Rapids currently retains a certain sense of community. That is, its residents can identify with, and relate to, the entire City as a unique area. That sense of community, however, is not as positive or as strong as it could be. The major deterrents to a strong sense of community consist of: a deteriorating Central Business District; lack of competition, choice and quality in commercial businesses; absense, or lack of maintenance of some residences; an inadequate local employment base; inadequate recreation/entertainment f ac ili ties; inadequate communication between local government and residents. This Plan proposes that those deterrents be eliminated or minimized through coordinated efforts of the public and private sector. Local citizen involvement in the formation and operation of nonprofit community development organizations, neighborhood organizations, and community sponsored volunteer groups is a primary component in efforts to garner resident investment in community development and increase overall sense of community. Local government related organizations, such as the Downtown Development Authority and an Economic Development Corporation can use state enabling legislation to initiate improvements to commercial and industrial areas and solicit potential commercial and industrial tenants. The City can help organize and advertise these organizations, as well as promote overall coordination among these groups to -127- ,r-"\ �to maximize efficiency and communication. If these measures are initiated and/or improved upon, the result will be tangible, identifiable improvements to the physical and social composition of the entire City. These in turn will create and enhance a positive sense of Eaton Rapids' unique character. i ' , Implementation Recommended actions for the City of Eaton Rapids to achieve a stronger sense of community are: 0 Once community organizations and committees are established, the City should develop a coordination progr·am whereby these groups are continuously apprised of each others activities and hold meetings at a specified time where these organizations, as a whole, can provide feedback and recommendations to the City, including the City Council and Plannin~ Commission. 0 The Planning Commission should define those character is tics that make the City of Eaton Rapids specific, authorizing only those new developments that are compatible with them. 0 The Planning Commission should identify sites and buildings that could be considered as landmarks in order to prevent their des truetion. 0 The City Manager and the City Council could promote the creation of nonprofit organizations and committees formed by residents to participate in neighborhood rehabilitation, planning, economic promotion, etc. 0 Besides the preservation of the sense of community related with the physical characteristics of the City, it is essential to motivate citizen's participation in the decision making process. Economic development should be coordinated between the local government and private sector. The ODA should provide the link between the City and downtown businesses while separate groups be formed representing the interests of non-CBD commercial businesses. An EDC or Local Development Finance Authority should be formed to oversee the development and financing of industrial activities in the City. t·:- • -·(~ •·~ '· i -128- �Financing Programs for Sense of Community Various opportunities are available for enhancing a sense of community within Eaton Rapids. The Local Initiatives Support Corporation (LISC) is a nonprofit organization established to provide funding and support to local nonprofit community development corporations for housing and economic development. LISC has recently established a statewide off ice in Michigan. The Michigan Community Builders Alliance is a state program designed to fund various community economic and social development efforts, including neighborhood revitalization. Again, nonprofit community development corporations play a key role in this program. Local tax-generated revenues for downtown and industrial improvements can be generated through Tax Increment Financing, via a DDA and/or Local Development Finance Authority. Other funding programs designed to ultimately enhance community life and provide a sense of community include United Way and the Michigan Community Development Block Grant program. The City should continuously keep abreast of the various programs available and orchestrate them into an overall strategic approach toward community development. -129- �,..... '\ . L • ,r--I \. ' , ! ' l.. . , .. f I • \.. SECTION VII PARKS AND RECREATION �• PARKS AND RECREATION Goal Provide the City with an open space system, parks and recreation facilities that are accessible, affordable, safe and attractive to all residents. f'"' Objectives r- A. Use existing spaces to provide outdoor for the citizens of Eaton Rapids. B. Provide access for all to recreational activities and facilities regardless of interest, age, sex, income, cultural background, housing environment, or handicap. c. Create parks and recreation facilities to meet the needs of local residents of all ages. D. Integrate public recreation with all other public services, such as education, heal th, and tr ansportation. E. Make recreational requirements. l l.' facilities adaptable recreation to future Policies I \._. 1. Evaluate and improve ( if necessary) existing park sites, and undertake annual evaluations, maintenance, and adequate replacement of existing recreational facilities as needed. 2. Develop municipal park and recreation facilities in appropriate areas in accordance with concentrations of population, easy access, environmental sensitivity and natural attractiveness. 3• Encourage the development recreational facilities. 4. Design parks to enhance recreation functions. 5. Establish a network of trails (pedestrian, bicycle, etc.) throughout the City, linking parks and recreation areas. -BO- of private neighborhoods and sector serve �6. Develop a requirement for any new residential development to dedicate land or pay a park fee for public parks, based upon the impact of that development on capacity of existing park facilities. 7. Create a park logo and a consistent design for park signs and furniture. Land Use The proposed land use plan provides the City with elements that are necessary to achieve the goal and the objectives associated with parks and recreation. The overall goal of the parks and recreation plan is to provide the City with an open space system and with parks and recreation facilities that are accessible, affordable, safe and attractive to all residents. The existing park and recreation system in the City will remain intact under the new Plan, along with the dedication of a number of additional areas. Primarily, this includes adding a large tract of land along the City's western border - contiguous with the existing athletic fields and including Spring Brook. This site is essentially to remain as a natural open space area, to include a pedestrian/bike path. A large parcel along the Grand River between North East Street and a residential section on North Michigan Street is also to be reserved as natural open space. Another vacant parcel on the Grand River off of Water Street, south of Blake, is proposed as an additional open space area, and a large parcel between Lake Street and the City's western boundary is to be set aside as open space. Over 170 acres ( 8. 4% of the City's incorporated area) are scheduled to be devoted to recreation and natural open space, not including school facilities. This is an increase of 150 acres over the existing area allocated to recreation and open space use. The land use plan also proposes a bike/pedestrian route throughout the .aol: cit ·rvoi ;fewv efEf-:,i-:,..1 hhn ·f; oit location of parks and river areas, providing easy access to various social and cultural amenities throughout the area. Qualitative Description The intent of this Plan is to identify and formalize those areas of the City that are to be used for recreation and o~en space preservation. The improvement and use of the City's natural resources for the enjoyment of the City's residents and visitors will substantially add to the quality of life in Eaton Rapids. Areas where soils will not allow development, such as the large open space site adjacent to Spring Brook on the City's western boundary, are best preserved and utilized -131- �as natural areas for the enjoyment of the general public. The construction of pathways in these areas, perhaps with interpretive sig nage, would open those areas to the community. Obviously, policies and programs must be adopted and administered to minimize abuse and vandalism. ,__ ,... I • A major component of the City's park/open space system is the development of a linear parkway/open space area adjacent to the Grand River. While it may not be possible to construct hiking/biking paths along the entire length of the City's river system, efforts should be made to make those improvements wherever possible. Particular attention should be paid to the downtown area, where boardwalks, lighting and outdoor dining/entertainiment should be developed, emphasizing the river. Controlled nonmotorized boating on the river should also be encouraged in this area. Private recreation facilities, roller skating rink and other similar indoor activities, should be encouraged to locate within the City, preferably the Central Business District. Implementation Open space, parks and recreation facilities are very important for a community, in the sense that they make life in the . City more enjoyable and attractive. The following are some programs that should be implemented by the City. 0 i' I Eaton Rapids should rehabilitate or develop much of its open space, creating parks and various types of recreation f ac ili ties, such as bike paths, jogging and walking courses, playgrounds, etc. To ensure those facilities, the City should establish a recreation capital improvements program, identifying specific projects and their associated costs and revenue sources as well as project phasing. Those capital improvements should be in conjunction with the recreational improvements identified in the future land use element and be built upon the City's Park and Recreation Plan. This includes a proposed paved bike path, which can also be used as a jogging and walking course. This bike path would connect different parks and open spaces within the City, using the abandoned railroad right-ofway and following the City waterways through a linear open parkway. -132-.. �0 The City Council could create incentives for the private sector to develop recreation facilities around the City, including requiring recreational facilities to be included in residential developments as a prerequisite for site plan approval, if it is determined such development would create additional recreation demands that the City cannot immediately provide. In addition, in 1989 the Parks and Recreation Department has established the following projects to be completed in both the short-and long-term. Short-Term: 1. Rebuild Island Wall. Get the community involved in fund raising. Locate additional funding through grants, foundations, etc. 2. Purchase the railroad property at the Old Athletic Field. 3. Establish green areas in the south end, to include the intersections of Kyle & s. Main St. and Kyle & Kinneville. Long-Term: 1. Purchase the railroad property across from the Old Athletic Field. Expand the r i verwalk from Spring Brook to W. Plains Street. 2. Provide lighting and fencing on diamond #5.* 3. Expand the riverwalk, to include DDA plans. 4. Establish a roadside park in the Industrial Park on lots A, B, or C. *Short-term goal #2 must be accomplished before this can be done. Financing Programs for Parks and Recreation At the state level, projects related with recreation can be financed using the Michigan Natural Resources Trust Fund (N.R.T.F.), which replaced the Michigan Land Trust Fund in 1985. The overall goal of the NRTF is to financially assist both the purchase of land for recreation uses, or the protection of the land because of its environmental importance or scenic beauty. Local funding sources for land purchase and/or site improvements include fraternal organizations, a locally generated recreation trust fund, and general obligation bonds. -13'.l- �i t .. . -'I t (. r \. ' .· f . ! L.,_ SECTION VIII TRANSPORTATION ,. \ I f ' ��TRANSPORTATION ' . i I Goal ' Provision of safe, efficient, and accessible transportation methods and facilities available to all residents of the community which are compatible with land uses and minimize intermodel conflicts and negative environmental inputs. I • I Objectives A. the efficient use of existing transportation facilities . while providing for a variety of public-transportation modes as desirable alternatives to the automobile. B. Develop an integrated network of streets, and pedestrian paths in the community. C. Implement street standards for new development which promotes optimum, safety and design relationships and result in construction and maintenance economies. D. Improve and maintain the City's road system. L. /'" i Maximize bikeways Policies ' 1. Make every effort to insure that the transitdependent public will be served, including efficient inter-system scheduling. 2. Provide higher levels of transit service to the community by improving the routing, headways, transit facilities, hours of operation, and the structure of public transportation. 3• Upgrade, improve and maintain parking areas in and around commercial areas, while amending the zonin3 ordinance to apply specific parking standards and requirements for all types of development within the City. 4. Prepare and implement a plan to improve the accessibility, convenience, and efficiency of public transportation in the City, and investigate various alternative methods for financing transportationrelated improvements. 5. Prepare, adopt, and keep up-to-date parking plan for the City. . ,., l I I . ,· - -134- a traffic and �6. Provide bicyclists with a safe and convenient means of traveling to, through, and within the City. 7. Create a barrier-free environment and avoids intermodel conflict. 8. Develop a sidewalk plan that contains standards and guidelines specifying where, when, and what type of facilities should be provided (including barrierfree), including improving pedestrian crossing safety and convenience. 9. Create a pedestrian/transit/bicycle oriented CBD and limit the use of all alleyways to delivery vehicles, bicyclists, and pedestrians. 10. Increase the efficiency of intersections through improved signalization procedures and construction of turning lanes. 11. Include a bicycle lane in each direction along major roads. 12. Continue to require and construct path ramps at all intersections and crosswalks on new sidewalks and streets. 13. Improve existing municipal, in a cost-effective manner. 14. Expand the City's road system to allow for easy access to proposed residential areas and accommodate future residential and commercial development as needed. 15. Improve transportation connections between the east and west sides of the City. that discourages new county and state roads Land Use The transportation plan for Eaton Rapids is formulated to achieve the goal of providing the City with safe, efficient and accessible transportation methods and facilities available to all residents of the community, being compatible with land uses and minimizing intermodel conflicts and negative environmental impacts. The objectives of the transportation plan are: 1. maximize the efficient use of existing transportation facilities while providing for a variety of public-transportation modes as desirable alternatives to the automobile; -135- �2. develop an integrated network of streets, bikeways ana pedestrian paths in the community. 3. implement street standards for new development which promote optimum safety and design relationships and result in construction and maintenance economies; and 4. improve and maintain the city's road systems. ,r. l .J ' I. \ < . The major street plan is essentially the transportation element of the Comprehensive Plan, based primarily on the Street and Road Analysis completed earlier in the text. This element is structured to prqvide general transportation goals for all transportation-related activities in the City, along with specific objectives, strategies and actions. Because of its obvious importance in the functioning of today's society, a solid transportation analysis and plan must be integrated with the land use plan. The planning of an efficient road network in Eaton Rapids, and recommendations for solving existing traffic problems, will help ensure a system which is able to accommodate future traffic as the City changes and grows. Overal~, the City's existing composition of artery, collector and local streets will remain intact, with the major changes associated with extensions of local streets into undeveloped areas and the possible upgrading of some local streets to become collector streets, as future development warrants. Since a great deal of Eaton Rapids is still undeveloped, a specific street system does not exist along the perimeter of most of the City. Roads which have been recently added on the east for new development, and those proposed for the future, are all local streets. Angling (nonlinear) street systems should be encouraged in future residential development to contribute to design aesthetics and deter excess speed. All existing unpaved streets should be paved, and improved with curb and gutter. Assuming a general increase in traffic volumes for each area of the City in the near and distant future, a much more indepth traffic analysis should be undertaken by the City. This is especially critical for areas of the City which are designated for more commercial development and higher density residential uses, which will generate more traffic. • A study with greater detail will also be able to include specific planning principles. This involves the development of certain standards for the various types of streets (width, parking, movement, signage, etc), and the coordination of a local plan with adjacent municipalities and with regional and state planning agencies. -136- �,i._ _ _ _ _ _ _ _ _ _ @ ----hi I usn. • I I l I I I I -r-CITY OF EATON RAPlbS EATON COUNTY, MICHIGAN EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN legend MAP 18 FUTURE STREET PLAN STREET CLASSIFICATIONS ARTERIAL Z2.ZZZllZZ2Z COLLECTOR @ LOCAL - 137- Gove Associates Inc. �,_,. . ' r ,: J .. As part of a thorough traffic analysis, a detailed investigation of existing and future parking demands is needed. As the City grows and more activities take place, an increased parking demand will be felt by both residents and visitors. Because of the possible diversity of activities in the City, the demands for parking will fluctuate (i.e., the greatest demand for parking spaces will not always occur during business hours). Specific points in the City will have to be identified and improved as vehicular parking lots and new development (or alterations to existing structures) should meet approved parking requirements as presented in the text of the Zoning Code. Downtown merchants have already voiced their concern regarding an inadequate parking system. The construction of sidewalks, curbs and gutters along existing streets that do · not contain these improvements, should be a priority item related to street improvements. At the same time, all new development should be required to include these amenities. Sidewalk maintenance programs, funded by both the City and property owners, should be used to ensure safe and functional walKways. i ' Because a transportation plan is not limited solely to individual vehicular traffic, mention should also be made of public transportation, bicyclists, service/delivery vehicles and pedestrian walkways. Although these four forms of transportation account for only a small portion of the area's total traffic volume, they are an integral part of any City fabric - especially in a community the size of Eaton Rapids. The harmonious functioning of these elements are essential to the City so that it does not become predominately vehicularoriented. As City streets are constructed or expanded, ample provision should be made to accommodate bicyclists and pedestrians. Further, the land use plan calls for a bicycle/ pedestrian path throughout the City which is free of motorized vehicles. To serve those residents who prefer (or are dependent upon) public transportation, the City should explore and maximize the most efficient use of these facilities. Qualitative Description The previously completed Street and Road Analysis identified a number of problem areas in the City. It also presented goals and objectives, strategies and actions to follow which will help remedy these situations and guide the City in the future. In summary, this includes: • Problem Areas: Vehicular congestion downtown 1. Conflict between various forms of traffic 2. Poor street alignment 3• Lack of sufficient parking 4. Poor condition and/or lack of pedestrian walks 5. -138- �6. 7. Community is too 'vehicular-oriented' Lack of standards/regulators to guide trafficrelated issues during and after development and during short- and long-range planning. Proposed Changes: Build new bridge across Grand River to connect 1. Michigan Street with North East Street. Explore and establish new parking standards and 2. requirements Identify and use specific areas for parking lots, 3. ramps, etc., making use of various forms (i.e., permit parking, metered, commuter lots, shoppers only, etc . ) Establish and institute standards for pedestrian 4. walks and bicycle paths Provide for maximum use of EATRAN and other public 5. transportation facilities Purchase available Michigan Central railroad right6. of-way for construction of local and collector streets between Hyatt and West streets and as an extension of Kimbark Avenue southeast to the City Limits. Implementation Improvements in transit facilities such as streets, sidewalks, sig nali za tion, lighting and parking spaces, are a prerequisite for economic development. For this reason it is important to implement the following actions: o The City of Eaton Rapids should improve street conditions. According to recent information provided by the City of Eaton Rapids there is a total of 24,495 feet of streets that require improvements, which represents around 16 percent of the total street area in the City. These improvements should be included in a street and roads capital improvements program. Special assessments, Act 51 revenues, and tax increment financing programs, as well as allocations from the City's general fund represent various means of conducting street and sidewalk repairs and improvements. 0 The City Council could create a program to increase the number of parking spaces in and around commercial areas of the City of Eaton Rapids. �Such a program should include the identification of possible sites and a study of the feasibility of purchasing those sites and their adaptation to parking spaces. 1, 0 ; ' . • ••t. A comprehensive bike route should be laid out within the City, utilizing separate bike paths and bike lanes in appropriate areas. The construction of bicycle routes within the City, connecting downtown with some neighborhoods around the City, is a complementary action associated with both transportation and recreation. The development of this system should be identified in a long-range capital improvements program, specifying those increments to be constructed or designated during each year of the program. Financing Programs for Transportation The U.S. Department of Transportation provides funds that can be used to develop a community's infrastructure and improves its communications network. Funds are available through the Federal Highway Administration (FHWA) and the Urban Mass Transportation Administration (UMTA). Two of its programs are the Capital Improvement Grant, which helps finance the purchase, construction, reconstruction and improvement of equipment and facilities for use in mass transportation service in both urban and nonurban areas; and Section 5, Capital and Operating Assistance Formula Grants, which has the same purpose as the Capital Improvements Grant Program, but provides additional aid for payment of operating expenses. Publicly and privately owned operators of mass transportation services are eligible to apply for this program. The Michigan Transportation Economic Development Fund is a recently passed piece of legislation that provides revenues to meet the demands that economic development places on highways, roads and streets. This program is available to local government units (such as Eaton Rapids) having roadway responsibility as well as to the Michigan Department of Transportation. There are six categories that qualify for funding: 1) highway projects related economic development projects; 2) additions to the state trunkline system; 3) reduction of congestion on primary county roads and major city streets within counties with a population greater than 400,000; 4) road improvements in counties with a population of 400,000 or less to create an all-season road network; 5) construction/reconstruction of roads essential to development of commercial forests; and 6) road and street improvements in cities in counties with a population of 400,000 or less. Categories one and six would be applicable to Eaton Rapids. -·140- �,., ... '!.·.· I . I . l \ ~ I i. !. SECTION IX PUBLIC FACILI.TIES, SCHOOLS, SERVICES �PUBLIC FACILITIES, SCHOOLS AND SERVICES Goal ' , Improve the area's existing public and cultural facilities to accommodate existing needs and provide additional facilities and services to serve present and future population. Objectives l. f i A. Provide adequate public facilities (i.e. water, sewer, etc.) to allow vacant areas to develop as indicated on the proposed land use plan. B. Ensure that all public facility improvements provide Eaton Rapid's residents with the highest social and economic benefits and the least amount of negative impacts on the environment (air, water, noise, etc. ) • C. Maximize the extended use of existing public facilities for year-round and evening use. D. Promote the development of schools and institutions for post-high school education. E. Provide transportation and recreation opportunities in proximity to centers of student population. F. Encourage use of public school sites for and - after - school child care. i .: before Policies \ 1. Construct feeder systems for water and sewer to serve selected vacant areas, to be paid for by those who would benefit in an equitable manner. 2. Reduce any sewage Grand River. 3. Provide separate sanitary and storm sewers for all new development, and take action to separate any existing combination systems. 4. Ensure that the Planning Commission reviews all public works projects for environmental, economic, social and land use impacts. 5. Place new elementary school sites in centrally located areas of residential development; schools should not be located on arterials. l '- overflows -14!.;._ or dumping into the �6. To provide adequate space for cultural for which there is a demonstrated need. activities 7. Provide for adequate office and maintenance facilities for City government functions, which are easily accessible to the general public. Land Use Public Administration The City should see little to no change in its form and hierarchy of municipal administration. As the City expands in both development and population, additional employees will probably be required, especially in public safety and public service (e.g. blue collar employment} jobs. However, at this time the primary concern seems to be the consolidation of City facilities and buildings. It has been indicated that grouping of services and employee work stations/offices would provide a greater benefit to the public as a whole. Public Safety The City police and fire departments should have relatively few changes in the future, other than to maintain their existing facilities and remain up to date in their procedures. They may face the possibility of an expanded staff in the future, as the population of the City rises. Schools Assuming the number of school children in the Eaton Rapids system increases proportionally to the projected total population of the area, the City will contribute an additional 131 students in the next twenty years ( 4. 3% increase). The existing facilities should be adequate to accommodate this increase. However, looking at the total planning area which includes Hamlin and Eaton Rapids Townships - an addition of approximately 645 students could be realized. This may produce a significant change among teachers and apministrators, as well as cramped facilities and resources. Educational administrators and staff should now be looking at different areas in the City and Townships where new development is likely to occur. These areas should be given high priority for the establishment of a neighborhood school concept. At the same time, consideration should be given to design standards for additions and/or new facilities at existing structures and grounds. -142- �Library I, The Eaton Rapids library could be significantly more successful with a little more community involvement and a reactivation of former support groups. With the space opportunities for expansion possible, more supplies and materials could be available for library users. Additionally, cooperative privileges could be expanded, providing greater resources for the residents of the area. To help produce a higher quality and more successful library, funds should be collected from the Townships. This will supplement the current funding sources: general fund, state aid, and penal fines. A concentrated effort should also be made to reestablish - and maintain - specific support groups such as the Friends of the Library. Social Services The Senior Citizen Office in Eaton Rapids appears to be successful in serving senior citizens in the area, as a wide range of programs and activities are offered to older citizens. A variety and diversity of events (luncheons/dinners, educational seminars, trips, home meal delivery, counseling, etc.) are scheduled to appeal to a wide range of the seniors in the community. Funding for these programs, however, is inadequate at this time, particularly in regard to staffing at the Center. Revenues are provided through the United Fund, Tri-County Office of Aging, the City of Eaton Rapids, Eaton Rapids Public Schools, and various capital producing projects which the citizens stage themselves. The VFW National Home appears to be adequately serving its purpose, although on a much larger scale. Located outside of the City, the Home still impacts upon the residents of the area as it provides housing, schooling, and other services to single parents and children. Volunteer ism is becoming a more important element in providing social services to the general public, particularly at a time when federal programs devoted to social programs are decreasing. To coordinate and facilitate volunteer efforts in Eaton Rapids, local nonprofit social service organizations should form a "volunteer bank". Such a program would act as a clearinghouse for residents who wish to provide their time and effort in the community. Medical Services Existing medical services appear adequate to serve the community. This includes the hospital on south Main Street, ambulance service from Charlotte, the Springport Medical Clinic, and the Eaton Rapids Medical Clinic. -143-- �Water Supply and Distribution Network The existing system has an "excess capacity of approximately 800 persons, which could be increased to approximately 1,700 persons by replacing the plant's high service pumps with new units. This project would cost between $50 and $75 thousand (1988 dollars). With respect to the distribution system, the existing transmission main network (8, 10, 12 inch water mains) requires several improvements to complete the arterial transmission loop around and through the City water service area. Additional storage capacity is also required to supplement the present 250,000 gallon storage tank. Accordingly, the Water Distribution Network Analysis2 recommended the construction of a storage facility (at Greyhound Drive) in conjunction with the proposed southern loop transmission main (8, 10, 12 inch). The project has an estimated cost of $1,425,000 (1987 dollars). Storm Sewer System The storm sewer master plan for the City of Eaton Rapids was presented in 19783, but as little has been done, the plan is still valid. In this plan the City is divided into eleven sections and each one is analyzed according to the existing sewer system, recommending some improvements when they are required. There are three developments that need special attention: construction of a trunk sewer in Jackson Street in order to attend the needs of the industrial area, construction of a new trunk sewer along Forest and Leonard streets, and construction of a sewer in Hall, Knight and Mill streets, to solve problems in the downtown area. 2capitol Consultants, "Water Distribution Network Analysis for the City of Eaton Rapids, Michigan". (May, 1987) 3capitol Consultants, "Storm Sewer Master Plan, City of Eaton Rapids, Michigan". (March, 19 78) -144- �t ..• Sanitary Sewer System According to the capacity of the wastewater treatment facilities, prepared by private consultants for the City of Eaton Rapids (March, 1988) 4, all interceptor sewers have adequate capacity to handle present flows, except the River Crossing sewer. The siphons of this sewer should be replaced with larger siphons, with an estimated cost of between $75,000 and $100,000 (1988). On the other hand, the wastewater treatment plant has to be upgraded in order to expand its hydraulic loading and its organic treatment capacity, which is overloaded due to industrial waste. An alternative action to reduce organic loadings (and costs) is the implementation of the Industrial Pretreatment Program ( IPP). Costs without IPP would be in the range of $740,000 and $1,050,000, while implementing IPP, costs would be reduced to the range of $305,000 to $485,000 (1988 dollars). Solid Waste Disposal iI '. In the future, the City may wish to consider public pickup of the solid waste generated by residents and businesses. This is generally funded through property taxes, although various alternatives are available. However, at this time, private hauling of waste appears acceptable for the City. Residential, commercial and industrial recycling should be encouraged. To facilitate recycling, the City should study the feasibility of providing a collection facility for recyclable materials to the general public. Cemetery ', .. Rose Hill Cemetery adequately serves the community's needs, and should continue to do so in the future. If expansion is ever necessary, enough land is available on different sides to significantly increase the cemetery size. Qualitative Description I ' i i.. The City's infrastructure must be maintained to ensure existing residents and businesses are adequately served and expanded to meet future demand as well as to promote the City 4capitol Consultants, "Capacity Evaluation water Supply and Wastewater Treatment Facilities, City of Eaton Rapids, Michigan." (March, 1988) -145- �• I in attempts to attract new development and investment. At the same time, Eaton Rapids, as other cities, has limited financial resources to provide such facilities and services. Consequently, each facility and program that is proposed requiring municipal funds should be thoroughly reviewed to determine if it can be efficiently utilized for more than one purpose. All of the City government's real property should be maintained and improved to meet changing demands and functional design requirements. City Hall should be a priority in a municipal program for capital improvements. The existing facility should be studied to determine if it could or should be renovated and remodeled, or if a new City Hall should be constructed. Aside from the City Hall, police station, library and all other municipal facilities should be adequate to serve the City's needs over the next 20 years. Maintenance and ( in the case of water, stormwa ter and sanitary sewer lines) expansion of existing facilities should be the primary focus of municipal operation over the planning period. Implementation To maintain, expand and, in some cases, upgrade the City's facilities and services, the following implementation measures are suggested: o Develop a five year capital improvements program, utilizing City officials and private sector representatives to provide recommendations for specific projects. o Review and revise, as necessary, the City's policies and standards for new residential, commercial and industrial development as they pertain to municipal infrastructure. o Work with the City's senior center and areawide Council on Aging to increase the level of funding available to the Center. One possibility would be to expand funding sources to include the townships of Eaton Rapids and Hamlin, since seniors living in these townships have access to the Senior Center. 0 Coordinate with Eaton Rapids Public Schools to maximize the use of the school district's resources, including education and recreation facilities and programs, for the City's residents. -146- · :::; �0 Meet with school representatives to discuss the establishment of an after-school day care program for children of working parents using school facilities. Study the potential of utilizing senior citizens (particularly those associated with the Senior Center) to staff after-school day care. 0 Require that all major public works capital by the improvement projects be reviewed Planning Commission for coordination of consistency with this Comprehensive Plan. 0 Establish an annual survey of City residents to obtain feedback on attitudes and ideas and to provide a mechanism for positive public relations. Financing Programs for Public Facilities, School and Services The U.S. Department of Agriculture, through the Farmers Home Administration, offers two different programs related to public facilities and infrastructure. These are, Community Facility Loans and Water and Waste Disposal Systems for Rural Communities. The first program is aimed at the construction, extension, or improvement of community facilities that provide essential services to rural residents. The second program provides project grants and direct loans for new and improved water and waste disposal facilities for rural communities (open country or towns with less than 10,000 population). Public bodies and nonprofit corporations are eligible applicants for these programs, however, there are additional restrictions that have to be reviewed before applying for a program. At the state and local levels there are some programs that have been mentioned before that could be used by the City of Eaton Rapids to finance public facilities and infrastructure related projects. Community Development Block Grant Programs, administered by the Michigan Department of Commerce and MSHDA, provides resources for infrastructure and public facilities improvements when linked to either economic development or targeted home improvement programs. It has to be stressed that the economic development grants administered by the Michigan Department of Commerce are awarded based on the impact the project will have on job creation. Therefore, those projects looking for financing resources from the CDBG program have to be presented in a way that shows their linkages to the economic development of the community. -147- �A state program that can be used to finance local projects is the Michigan Municipal Bond Authority (MMBA). This program was designed to provide Michigan municipalities with low interest bonds by using the state's high bond market rating. The MMBA is authorized to issue bonds to make loans to local communities through the purchase of municipal obligations. This way municipalities do not have to enter the bond market on their own, but combine with other local units to gain access to highly rated low interest bond financing. These resources could be especially useful to finance infrastructure related projects such as water and sewer system improvements. At the local level the City could finance its infrastructure and public facilities projects using local tax revenues, combined with federal and state loans and grants. General obligation bonds, special assessment bonds and revenue bonds could be issued by the City to finance these programs. In addition, special tax assessments could be used. .. l 0 ' -148- �• I ...... i .' [ I ' . ! ' . ; I l L . ' . ' . ' SECTION X COMMUNITY HEALTH AND SAFETY �COMMUNITY HEALTH AND SAFETY Goals Provide adequate public health and safety programs facilities and equipment through coordination among the City's service providers. Eliminate the hazards to health and safety that may exist in the City. Provide effective and economical police, fire and emergency services to residents. Ensure that cost-effective social services are available in response to public needs. Make adequate medical services available to all residents. Objectives A. Eliminate 75 percent of all existing hazards in the City by 1995 which are detrimental to the heal th, safety, and welfare of the residents. B. Prohibit potential hazards from developing. C. Increase public awareness of fire and other natural hazards, and of methods to avoid or mitigate the effects of these hazards. D. Insure that critical facilities will function during and after a disaster. E. Ensure quality fire prevention and protection facilities and equipment, and maintain or increase current performance levels of police, fire and emergency personnel. F. Work with health providers to ensure consistent, high quality health care to the City's residents and promote health maintenance programs and events. G. Encourage volunteer ism within the community to assist in providing health care to the elderly and economically disadvantaged. H. Incorporate fire and crime protection measures into development planning. I. Encourage the continuation and expansion of social services necessary to serve Eaton Rapids residents, including financially supporting these services provided locally that are determined to be costeffective in meeting local needs. -149- �Policies 1. Coordinate information and programs with the City's volunteer fire department to ensure that the department is aware of the most recent training, technology and equipment available. 2. Establish an implementable and practical communitywide disaster response plan utilizing citizen input and make every effort to educate the public about the plan. 3. Work with local health care providers to encourage community-wide events that promote health maintenance for all age groups. 4. Initiate a volunteer program that encourages local health care professionals to donate time to provide limited free examinations to economically disadvantaged residents. 5. Work with the hospital to ensure continued operation of the facility and expansion of health care programs. 6. Encourage community-wide health and fitness programs through public and private promotion and development of public recreation/exercise facilities. Land Use The City has a valuable resource in the Eaton Rapids Community Hospital. That f ac il i ty should form the nucleus for heal th care activities in the City and private medical offices should be located adjacent to the hospital. The expansion of the City's recreation/open space areas will also impact community health by providing facilities for walking, jogging and biking. School facilities should continue to be available for recreation by local residents. The fire department and police department should remain within the downtown area, to be easily accessible to all parts of the City. Senior centers and nursing care homes should be located in areas designated for multiple-family development and be within quick response distance to the hospital. Qualitative Description The provision of health and safety facilities and services is a major component of community living. An effective police and fire department, as well as quality medical service, is very important to most residents, particularly senior citizens. The proliferation of crime, particularly in large -150- �,- .., cities, has made small community and rural living more attractive to many people. The perception of a particular community as safe is one of the more important er i ter ia. a person or household will use in the process of deciding to relocate into that community. Therefore, in attempt to accommodate new development, the City should achieve and maintain a reputation as a safe place in which to live. At the same time, every effort must be made to increase er ime prevention measures to combat the predictable increase in crime associated with increasing population. Consequently, the City, and its police and fire departments, should develop programs to include the general public in crime prevention, including education, and to work with th.e area's youth to institute alternatives to crime-related activities and behavior. Health maintenance should be strongly encouraged within the City. To promote heal th maintenance, the City should work with the Eaton Rapids Community Hospital and local physicians to establish a "health fair", to be held over a one or two day period each year, with booths, displays and exhibits regarding health care and health maintenance principles, along with more conventional fair rides, food booths, etc. The City should also encourage a local organization to sponsor local exercise and fitness events, such as a walk, fun-run and other similar activities. The City should also adopt a housing maintenance code, with inspection of rental units and possible inspection of owneroccupied uni ts upon sale of · the house. A community-wide disaster plan should be developed and widely advertised throughout the community. Other local events that promote health and safety and increase the community's awareness of health and safety practices should be encouraged and, as necessary, initiated by the City, involving volunteers. Implementation The following actions related to heal th and safety, education, hazard prevention and social service effectiveness are recommended: 1. Identify existing hazards (i.e., poor intersections, high fire areas, etc.) and prepare an elimination program by 1990, involving the Planning Commission working with the Police, Fire, and Engineering Departments to identify alternative solutions and cost estimates. 2. Implement and enforce various procedures and standards for handling, transporting, and disposing of hazardous materials throughout its City. -151.- �3. Review all new developments to identify possible safety and health hazards and impacts on future capacity. 4. Establish and enforce standards for noise, air, and water quality/supply for existing and proposed development, and continue to monitor their level of quality. 5. Maintain an updated disaster response plan that identifies and provides for essential emergency facilities to ensure that they will function in the event of a disaster.· 6. Allow land uses in areas prone to natural hazards only with appropriate mitigation procedures. 7. Cooperate with other public agencies to store, organize, distribute, and administer emergency medical equipment, supplies, services, and communication systems. 8. Have the Police Chief and Fire Chief annually review the performance of their respective departments and other departments from which the City obtains emergency services (i.e., paramedics). 9. Expand the annual police and fire reports to include a performance evaluation which would cover such areas as response times, information on public relations, lives saved or protected, etc., and note any possible trends or future problems due to new developments, shifting population, etc. 10. Ensure that the Police and Fire Departments continue to train personnel in first aid and CPR, and that classes in these areas be promoted through the schools. 11. Require any agencies requesting funding to submit an annual performance report to the Council and City Administrator. 12. Prepare a report which investigates costeffective alternatives in providing for the needs of the public. 13. Provide local information and referral service for parents seeking child care. -152- �14. Establish a volunteer network that will link programs that require volunteer efforts with local residents that desire to provide their time and services. 15. Establish a panel comprised of the police chief, fire chief, building inspector and private residents to develop and promote a community-wide disaster response and hazard elimination plan. Such a plan should identify solutions to eliminate most existing hazards in the City within a 10 year period. 16. Adopt and enforce a municipal housing code that is applicable to rental and owner-occupied units. vacant rental and owner-occupied units should be inspected for code violations. 17. Meet with Eaton Rapids Community Hospital officials and local physicians to discuss the possibility of establishing a "health fair". 18. Meet with local businessmen and volunteer groups to determine interest in establishing and sponsoring an annual "fun-run". Meet with school and hospital officials to encourage them to co-sponsor community physical fitness programs and periodic physical fitness events. 19. Meet with Ea ton Rapids Community Hospital and physicians and their staff to encourage them to donate their time ( annually or semi-annually) to provide free health checkup services to those residents that are economically disadvantaged. The City or school district could Qrovide the facilities and promotional effort for such a program. 20. Establish a household hazardous waste collection program, whereby residents are encouraged to drop-off their household hazardous wastes at a specified time and location. This should be undertaken in conjunction with the County Health Department. 21. with the fire and pol ice departments to define and establish annual performance goals and standards. Work Financing Programs for Community Health and Safety As in the other elements called for in this Plan, financing for community health and safety programs will consist of a .:.J.53-- �combination of public and private funding sources. Police and fire capital and operation expenditures are included in the City's annual budget. Revenue is comprised primarily from local property taxes and state shared revenue. At the present time, there are no available state and federal programs designed specifically to assist in funding police and fire protection. Therefore, the primary source of revenue for these public safety components will continue to be generated locally. Major capital improvements, if needed, could be funded through a general obligation bond issue. This should, however, be a means of last resort. The potential also exists of encouraging the judicial system to allow the police department to confiscate the property of convicted drug felons and sell such property for drug enforcement revenue, and to require those convicted of driving under the influence of alcohol to reimburse the community for the costs of arrest and prosecution as well as victims of any accident resulting from drunk driving. Most of the programs and projects identified in this section would be financed primarily from business and individual contributions and volunteer labor. In conjunction with this local resource, fund-raising events, such as arts and craft sales, walk-a-thons and similar activities could be established. The City should work with these volunteer groups to encourage fund-raising events for health and safety programs and ensure that they are coordinated. -154- �r . . '· tf I - ! ;' I I SECTION XI NATURAL RESOURCES, ENERGY CONSERVATION �NATURAL RESOURCES, ENERGY CONSERVATION Goal To have a harmonious relationship between the natural environment and the activities of the Eaton Rapids community, minimizing negative impacts of one upon the other to the benefit of both. Objectives f -· ; A. Continue to develop recreational and cultural opportunities along the Grand River and Spring Brook in a manner sensitive to the environment • B. Preserve and protect the rivers and streams in Eaton Rapids in their natural state as open spaces, natural resources, and habitats. C. Use waterways as a starting /focal point when considering adjacent land uses, redevelopment of existing areas, and new development. D. Regulate, provide, and monitor controls on urban development relative to soil conditions, ground cover, and climate in Eaton Rapids. E. Recycle solid waste when possible and promote conservation of nonrenewable energy resources. .. ' ,I@ ,. the Policies 1. Continue to emphasize the Island Park and its linkage to the downtown. 2. Adopt appropriate modifications (i.e. control plan), and institute a flood plain ment ordinance to reflect requirements Federal Flood Insurance Program, along natural resources management plan. 3. Maintain wetland areas (marshes, swamps, bogs, etc.) as a naturally occurring habitat for many biotic species. 4. Provide for the retention of natural vegetation in all areas of the City, primarily in areas with new development, and establish screening requirements for all new developments. 5. Carefully control all activities and development in the floodway and floodplain. -155.:. erosion manageof the with a �r----. 6. Improve the quality of water in the Grand River and its tributaries, while monitoring water levels and reducing peak flood flow rates, as necessary. 7. Encourage water-orientated activities/recreation in and around waterways, including river routes for biking, jogging, etc. 8. Emphasize and ensure public access to the waterways in Eaton Rapids, where feasible. 9. Provide safe and adequate access across waterways for motorists, bicyclists, and pedestrians. 10. Identify specific areas in the City which would provide greater visibility to the waterways, and develop the areas accordingly. 11. Encourage and ·manage public and private plantings to create and preserve tree cover in the ·City, while maintaining the functional aspects of plant materials (microclimate). 12. Provide land use controls (zoning, site plan review) which permit appropriate flexible design responses to existing soil conditions and problems. 13. Preserve and protect the waterways in the City by monitoring existing and proposed development for the type and amount of waste/discharge of any kind into the rivers. 14. Continue to provide specific open areas in the City (primarily undeveloped land due to poor soils, heavily wooded areas, etc.). 15. Investigate the aquisi tion of property rights, and provide specific development controls to protect environmentally sensitive areas. 16. Promote solid waste recycling. 17. Encourage conservation of energy consumption. 18. Establish gram. 19. Encourage volunteer interest and involvement in recycling. an areawide recycling -156- facility and pro- �Land Use r, j . The future land use element of this plan identifies those areas of the City that are to be set aside for open space and recreation. The majority of that land (150 acres) or about 86 percent of all land devoted to open space and recreation will be preserved in its natural state. Linear greenbelts along both sides of the Grand River and surrounding Spring Brook are major components of the open space system. The intent of preserving these areas as natural open spaces is to protect encroachment of development upon the City's river system while opening them up to public use, as well as define those areas that are undevelopable and establish them as formal natural preserve areas for use by the community. \. Qualitative Description The system of open space and recreation land within the City will be designed to integrate formal active and passive recreation with open space preservation and conservation. The City's existing parks will continue to exist and contain amenities such as ball diamonds, playground equipment and picnicing facilities. About one-half of the area designated as natural, open space will be limited to hiking/biking trials, interpretive signage and limited picnicing facilities. More specifically, pathways should be constructed where possible, along the Grand River within the linear greenbelt, primarily from State Street north to the City's northern limits. The linear. greenbelt on the southside of Spring Brook and the large acreage designated as open space, west of Hyatt Street will be preserved as natural open area, with improvement limited to a walking/biking path, interpretive signs and possibly picnic areas. The open space area west of Lake Street will in essence remain undeveloped and possibly linked to the open space site south of Brook Street at a later point in time. The designated open space areas east of north Michigan and east of Water Street will also remain unimproved for the duration of the Plan. New development will be reviewed for approval utilizing established criteria and standards for preserving open spaces within such development. Implementation To establish a coordinated open space/recreation system, the City should take the following steps: 1. Establish a citizen committee to recommend specific sites that should be preserved as open space. -157- �2. The committee should undertake a detailed analysis of the general areas (as well as other possible sites) identified in this Plan to determine their desirability and potential as open space/natural areas. 3. The City should accept and review the results of the committee study and recommendations and establish a schedule for acquisition. 4. The resultant acquisition projects should be incorporated into the City's capital improvement programs. 5. The City will establish site plan review standards for new planned residential, commercial and industrial development that considers natural preservation of appropriate areas on the site. Financing for Natural Resources, Energy Conservation Acquisition of larger parcels for greenbelt and open space preservation should utilize the Michigan Natural Resources Trust Fund as a primary funding source. Other statewide environmental organizations should also be contacted to determine the potential for obtainin9 their financial or professional assistance. Private developers required to provide open space within their developments will incur the costs of preserving these areas (i.e. opportuntiy costs that have been lost by not utilizing the land for its maximum development potential). The City should set aside a certain portion of its annual budget to make energy conservation improvements to City facilities as needed. -J.58- r'\ �. ' \ . r- . i I •• r ·. i ! • IMPLEMENTATION �DEVELOPMENT PRIORITIES f ' I ' ' I _; Now that the future development plan, including the proposed land use plan, has been described, the implementation of the Plan is facilitated by the establishment of a schedule for phasing the development program over the life of the Plan. Such a schedule should be based on the most immediate needs and demands of the City, a realistic assessment of the capacity of each phase of the program to be implemented (usually cost is the major factor) and the overall impact of the program on the quality of life in the City. The phasing program for the City of Eaton Rapids Comprehensive Plan is established according to 'development areas'. The programs are scheduled to be completed in five year increments over the 20 year life of this Plan. That is, Phase I improvement areas are scheduled for development within the first five years, Phase II areas are to be improved during years 6 through 10, Phase III areas during the 11th through 15th year and Phase IV from years 16 through 20. These development areas and projects are identified in the following table and depicted on Map 19. These priorities are intended as general guidelines for the City in establishing scheduling of projects and undertaking detailed analysis and evaluation of those projects. The City's Capital Improvement Plan and Program should follow this sequence of phasing for area development. The Planning and Zoning Commission should undertake more specific projects that define the recommendations in this Plan in greater detail and in accordance with this schedule. In effect, this schedule is an important component of the implementation efforts associated with this Plan and should be referred to as a guide for further detailed planning and programming. l .. , -159- �TABIE 34 SCHEDULED PHASES OF DEVEWPMENT Developnent Area ( 1) M::>bile Hone Park Hyatt Street Infrastructure or Public Irrprovenents Needed Phase Public Inprovenent Planni~ Phase I (2) MUltiple-Family/Office None - City Utilities in Place Private Inprovenents Necessary Brook/Dexter Phase I (3) Cormercial Errphasis S. ?-Bin Phase I ( 4) DOA Ri verwalk None - City Utilities in Place Private Inprovenents Public Irrprovenents Needed and Land Acquisition North South (5) Cornnunity Developnent & & W=st Section East Section Phase I Phase II Possible Expansion of City Utilities - Private Developnent Phase II None - Utilities in Place Private Irrprovenents Phase II Michigan Avenue ( 7) Recreation Area S.W. City Limits Public Irrprovenents Needed Sone Land Acquisition Phase III ( 8) Recreation Area N.E. City Limits Public Inprovenents Needed City Owns Property Phase III ( 9) Recreation Area water Street Public Irrprovenents Needed Land Acquisition Phase IV Needs Expanded Utilities Phase IV Needs Expanded Utilities Phase IV Horner Property (6) MUltiple-Family (10) P.U.D. Northeast City Limits ( ll) P.U.D. N.W. City Limits OCOURCE: EATON RAPIDS PLANNING AND ZONING COMMISSION -160- �• CJ C f l) a, ..... fl) w E a: ·- a: fl) fl) w ~ a, ~ CJ 0 Q .,.. 0, 1□ r. ·0 '[~ ' .. f _,ii:=:~G~--,,§ ::::==;:;:;~:? . ,OXIAfO " ~ l ¥ % □=D"'rJIL - . ·[JLI , --__. ..-...;,_~- - . ; ; ~ ~ ~ ' ..,,, ~ Uft · ]Oo l > ·W C ~ i · , . . . . . .. • : // 1/ j g . LU ; .' • .ffl ' •'i • □□Li~~D UJ• - LU a: a. :E 0 I z 1000 00 000000000 • 00000 0 0 00 0000~ o....o.....o0o0o0o0o~o,,_~o.. . ---t-- ~ <1> LU J: a: t) O OO OO OOOOOOOOC 000 0 0000000000 , _ -"' <( 10 00 00 000000000 00 0 0.0 0 00000000 ---~- LU > z "'-aC. - ooo o ~ooooooc 000000 • oooooooo c · C u t> ooo o ooooooooo c 0 00 00 000000000 , > LU 'I) tff 1 ~ t I 00 I 000000000000 0 0 0 0 0 000000000000000 09P090090Q.£>~O~o~o~o~o= ....-,:t:!,.~ @) I :E a. l':'"J~ '. ; ~6~ · E'j ·••. q- I ..... f. ~ - -- -·-.:. -:=::= .::--,-=-=+---~ ,.,_'~"-:.;.:= ..======c=-.-:= ..,,.n, 0 w a. ;; ·::- . . DD@ □□□ ~CJgi .. .,.~q □ -··· 11~_~ ·. ·. □p1 ~DE!r1o~D§J 1...-...,,.=-·- . . . ·-· .{?~: : .. C, ..J zLU ~ C_j :> 0 0 1- l ...z :e :e 0. z < .J & '--=:, ~)II CJDOI ' '"" 100 □ D . . ,. ~ 0. c( 0. - . _ _ _1· ! 0 ~ LU ._ I -161- �Implementation Schedule -. I • I .' I.' The following Implementation Schedule relates recommended programs to participants, project phasing and funding sources. The programs are in conformance with the suggestions and recommendations identified in the various sections of this Study, while the action associated with each program is a more specific performance or exercise intended to carry out that program. The participants that are responsible for undertaking each action are identified. In those instances where more than one participant is involved, coordination is necessary. The time or phasing of each action is stipulated in years. Funding sources are identified for each action as primary or secondary. Primary sources are those that should supply the majority of the financing for a particular action. Secondary funds are intended to supplement the primary revenue sources. Special assessments refer to either a tax assessment levied against specified properties by the City for a particular public improvement or by the Downtown Development Authority or the Local Development Finance Authority sponsored activities. Contributions refer to personal or group voluntary contributions as well as fees and dues, etc., levied against merchants or groups. The list of funding sources is by no means exhaustive and should be added to and updated as new sources are found and existing financial programs change. This chart is to be used as a general guide and its utility lies in its ability to unify and coordinate the various recommendations associated with this Plan. -162- �PARTICIPANIS TIMIN:; FWOm:;SCXJiCB • P r ~ _O ~~-'~- TABLE 35 ~ 11 YEAR- IMPLEMENTATION SCHEDULE I POLICllS LAND USE __ . _ .. _ ___ __ _ _ ~~ .1Cl'Im . __ __ Pericafcilly review land use procedures - SAME C.OOrdina~ land use plan with ne!_g_hbor- - Pr!:5ram ~iodic ueetings bet"Ween ing- tc,.mships tD,.mship and city r~resentatives Prroote areas suitable for different - Contact developers ~ of develcpient Iii I I I ~±I tt t1~tl b.Ji!,lil I I I I . . . . . ., I • RESIDENTIAL I r-' O'I w I Create a CcmnunityDevelo;rrent _~iporati'Oll Study ]pisibility of est.ablishlng a I public private _partnership to develop multi-family projects Prcm:,te naintenance of quality older hcrres PrCJTOte deTOiiHon of seve:-ely dilapidated housing units - Solicit local interest in fanning neighborhocd or areawide CDC's - Stud:t: housinq needs in the ci tyz cxmtact_private developers l&I I I I I I I__L~ I I I I Ill ~ 11 ~ I ~LLLL~m - O:rnnunit 1t en for well uaintain 0 er - Use powers of condemnation (cnly as last resort) I I - COMMERCIAL Prarote develqxrent of the CBO Develop incentives for rehabTI1tat1cn an..!.£reservation of do.mt.a..n - Establish a TIF plan and r29ram · - Purchase and rehabilitate:reircdel deteriorated prc:perties and sell at l0w narket rate - Prem:> 1 events - Form tee to solicit ures ~~ 11 ru. t - Acqw pr 111111 Ir the city . Research and establish tax incre:rent financing ~ram I ■ -· ~ sewer an water sys t etc. - St~:t:.advantages~disadvantages - i f ~ ] p:,s1tive, establish a Iocal Devel- · · · · · ~ HI I I I I I I ..i ~ ~~r:s~rll~::=urage I I I I I I 11 I I I I laa I I I I 1· 1 FT~• finance _p_rCQram ) ) ) �J :-····•- . ) 1/ """"' PARTICIPrwu,3 -~ Prarote industrial develocrrent Prarote local e,oloVITEnt O'I ~ I c,,:,t.tc,,:, n,:, - '•~ ·· OPEN SPACE. PARKS AND RECREATION Rehabilitate ~ snace TRANSPORTATION Tnnrove transnortation facilities ' T1 .. ~nhl ~ ~ - health and safl"tv I I .~~ ![ li~!ili ~ E~ :1 ~ l . IJ 1i lllii Iii t . . ~ ~ ,, ~ ! p! II ►. r~ 1 . ~~ ~ ; IE ~ t , : e • [ ~ • ljj l .A i t i ~· ·~ ~ f, i· ! ~ . 5 ! ~ - - 11 • ■ ■ ■ • .;,· Create sense of carmunitv COMM!JNITY HEH ,TH •I • I~ " It 11111,1 ·, - Identify types of industries that are JJOSt conducive to the ~il!l.l characteristics of the ci tv1 identitv effects of those industrie! · en the citv (envlron.rrental. ec:oncrn.i C • social) ·· - Cbntact or----:'"~ve industries I.& - Prcrrote aqreenents to aive hlrina oreferences to local residents, · innroverent of trainina oroarans I I ~, c~~ I I ~ ~ ~ -~ . 1I CJ ,.· ~ FI.NDDGrrSCXlRCB. Pdlll'lr, t ~~ !! i . I ~ ~~El;::;;tu 6 I~ ~ ~ · ~ l E ; I~ s t ~ ~I" ~I~ M ~ 1--' • 111 1~ ii i,; I~ ~~ ACTIClf 'l'IMOG ~ ~ 1• INDUSTRIAL Prarote industrial develo;:rrent in the citv -.. ) '. j ' a11m - Prcrrote creaticn of citizen c:i::m-mi ttees or CDCs for neiahborhood rehabilitation. olannina. etc.J encouraqe orivate and public nartnershios in addressina loca.J. social service needs. - Construct narks and recreational facilities: create incentives for the onvate sector to develoo recreation facilities :i .A _.. llli IJ ,a ~- • _. l.t - Irrole-nent oroqrams to inorove I_. na;or and local streets1 increase number of narkina facilities around i::cmrercial areas: desian and construct bikeoath _.. '-"Stem, strioe bikelane d..long side of roadwav & .t ~ ... ~ ~ _ _ • ,_ - ; .._ ... .._ I ~ ... ~ 111111 • cc • • ,.... ,.. - la ■ <:aJ:>l"'l'V _,: Maintain an uroated citv clfc,,.e+•o~ resnonse rilan - Maintain educational ()n health and safety A ~ • • • a J �CONCLUSION �r . I I APPENDICES . 'I APPENDIX A - PROCEDURE FOR LAND USE SURVEY • I - APPENDIX B - COMMUNITY OPINION SURVEY ,· I' ir l • l I t .. • APPENDIX C - SURVEY RESULTS �,·- l .....i .... r. ·' t L APPENDIX A • PROCEDURE FOR LAND USE SURVEY ,. f 'l . \_ L ,. 5 i • I. I ' L. I �I • I ,..,.. PROCEDURE FOR CONDUCTING A LAND USE SURVEY FOR CITY OF EATON RAPIDS Purpose: In order to develop a community plan, or to establish and retain a current inventory of activities within the community, it is necessary to conduct a land use survey. This survey can be used as a tool for analyzing problems and potentials associated with individual parcels and the spatial relationship between parcels as well as between whole sectors of the City. Patterns of past, present and future development can be determined and assessed, and a comprehensive overview of the activities occurring within the corranunity at any one point in time can be attained. General Approach: To conduct a land use survey efficiently, the planning area should be divided into sectors and each surveyor (or team of two or more surveyors) is assigned a particular sector or sectors. Each individual or team should cover their assigned sector(s) over a specified period of time (say 1 or 2 weeks). Each person (team) will be given a map of his/her assigned sector(s), along with instructions for identifying and recording land uses. Either a windshield survey (by car) or a walking survey is acceptable. If vehicles are used, at least two people per vehicle is desirable one to drive and one to record on the map. The map should be attached to a clipboard for stability. r -- L Equipment: A base map of the City, containing the road system and, if possible, lot splits; clipboard or other hard surface, several pencils, erasures. Procedures: Beginning at one of the corners of the assigned sector, drive or walk through the area in a predetermined pattern that will minimize repetition or "back-tracking". If in a car, drive at a slow enough speed to allow the person recording to register appropriate information on the map. When recording a structure on the map, the surveyor may often have to estimate as closely as possible the location of the structure within a particular block or section. Each recorder will use the following symbols in conducting the survey: 11 0 Single-Family Residence 'iJ Manufacturing <D Multiple-Family (3 or more units per building) X Warehouse □ School (Specify Elementary, Junior High, High f> Public Facility (Specify) e '' . Duplex 0 Mobile Home □ 0 Retail Commercial □ Office Church H Hospital -166- �Only the primary structure needs to be recorded. For example, for a parcel that contains a house and a pole barn, or other accessory building, only the house needs to be identified on the map. If a commercial building contains, for example,. a retail store on the first floor, offices on the second floor, and apartments on the third floor, the following symbol would apply: § That is, where a structure can be identified as housing more than one activity, record the primary activity that's occurring on the 1st floor, the primary activity on the second floor, etc., using the appropriate combination of symbols, as in the example above. Identify the number of stories in a building with a small subscript (1,2,3,4, etc.) outside the symbol on the lower left. Identify the condition of the structure with either an A, 8, or Con the lower right, outside of the symbol. "A" indicates the structure appears to be in good condition, with little or no repair/fix-up needed; "8" indicates the structure is somewhat deteriorated and needs minor-to-moderate repair; "C" indicates the structure is dilapidated and needs major repair or is beyond repair. This is a subjective evaluation, so everyone conducting the survey should agree as to what constitutes minor and major repair. Combining these symbols will result in a process that identifies the type of dwelling, the number of stories, and its general structural condition. (D For example, a symbol such as~ 6 depicts a multiple-family residence that contains 3-stories and is somewhat deteriorated. Even in the instance of a multiple story structure that has different uses on each floor (such as the retail/office/apartment building depicted above) the total number of floors should be noted in subscript. This helps to identify vacancies. 0 □ For example the symbol 4DA depicts a 4-story building in good condition that contains three different uses on 3 floors, with no use (or vacancy) on a 4th fl oar. If a primary building is vacant, the symbol representing that structure should be lightly shaded in. This obviously does not need to be done in the example cited immediately above. In cases where a particular land use, such as a golf course, airport, park or other similar type of activity covers a large area, the land use can be written down without using a symbol. Also, if the surveyor believes a particular structure or site has any significant historical or cultural value, he or she should reference that in a brief notation on a separate note pad, with reference to a letter o~ number that would identify the site on the ma~. Once all the participants have completed their surveys, they will be combined into one composite map by the consultant and presented to the Planning Commission as a body for review and corrections as necessary . ._167- �,- ) I -r, [ APPENDIX 8 COMMUNITY OPINION SURVEY r l • I L I : I. ' . \ L �CITY OF EATON RAPIDS COMMUNITY OPINION SURVEY (Total Surveys 375) 1. To what age group do you belong? L: 2. r· i (1) 21 18-25 (2) (4) ~ 46-55 (5) _£__ 56-64 _lLless than 1 yr. (1) f • (4) .2!_11-20 years ' . I :. 1. ·_. ·, 26-35 (3) 87 36-45 (6) 103 65 and older How long have you been a resident of the City? \ I 74 (2) _g_l-3 years (3) ~4-10 years (5) 177 over 20 years ( 2) rent Do you own your home or are you renting? 4. How many individuals in the following age groups reside in your household? 110 0-5 (1) (5) 272 . 36-54 5. 6. (2) 199 6-18 (3) (6) (7) 79 55-64 (1) 293 own 77 3. 66 19-25 nL (4) 142 26-35 65 and older In what type of housing are you living now? (1) 306 single-family House (2) __!_!_ duplex (3) (4) ~ apartment/townhouse 5 mobile Home No Answer 4 Please indicate the appropriate range of your household income before taxes last year. (1) ~ less than $10,000 (2) Z!._ $10-$20,000 (3) .§!_ $20-$30,000 l i - (4) _2! $30-$40,000 7. ~ $40-$50,000 (6) 42 over $50,000 u No answer (2) ..11._ part-time What are the occupations of employed members of your household? Manager-IO; Prof. Specialty-9; Technician-8; Sales-3; Clerical-17; Protective Services-I; Services-I; Precision Production, Craft, Repair-2; Machine (1) full-time (identify) Operators-14; Transportation-4; Handlers, Laborers-IO; (2) 9. ~ How many employed people are in your household? (1) 384 full-time 8. (5) part-time Manager-1; Prof. Specialty-3; Sales-4; Clerical-2; (identify) HH Services-2; Services-6; Handlers, Cleaners, Laborers- In what City do the employed members of your household work? (1) full-time Eaton Rapids-88 Lansing-131 Other-67 (2) part-time Eaton Rapids-45 Lansing-22 Other-19 -1-168- �10. How many people in your household have: (1) 409 (3) completed high school only 85 have a college degree (1) 119 retired (2) 180 have 1 to 3 years of college (4) 53 have completed more than 4 - - years of college (2) _l.L planning to retire within the next 5 years 11. Are you: 12. How long do you expect to reside at your present residence? - - - - - - - - - 13. Do you plan to move out of town sometime? 14. If yes, what type of housing would you be looking for: (1) 114 single-family Home (1) 124 yes (2) 203 no (2) _7_ duplex (3) ..1Z_ apartment (4) 6 mobile home ( 5) other ------------------ 15. 16. Do you believe that most new single-family houses in Eaton Rapids should be: (1) _7_ approximately less than 800 square feet (2) 109 (3) (4) 140 don't know ~ over 1200 square feet in size 800 to 1200 square feet Which of the following residential types should be promoted in the City of Eaton Rapids? (Please check all desired types) (1) 299 (3) single-family house (2) 139 multi-family (apartments) 60 mobile homes (4) 154 (5) 86 modular homes - - (prefabricated single-family) (7) ~ condominiums -2- duplexes (two-family) (6) 125 townhouses �,., 17. Which of the following residential types should be promoted in Eaton Rapids and Hamlin Townships? (Please check all desired types} (1) 297 (3) (2) 128 multi-family (apartments} single-family House (4) 139 79 mobile Homes (5) 109 modular Homes - - (prefabricated single-family) (7) duplexes (two-family) (6) 103 townhouses 86 condominiums I., 18. Are there any additional comments you care to make about residential development? Various comments - not much has devefoped; housing is difficult to find; keep taxes at a reasonable percent of valuation; the town is not interested in . i growth; take better care of what we have; Inverness and Raeburn Street area needs ( ' repaving, curb and sidewalk; need owners that take pride in appearance and maintenance of property. 19. a. Do you feel there is sufficient commercial development in Eaton Rapids? (1) b. ' l .l , .. ( 2) 299 no If you answered "no", where should commercial development be encouraged? (3) . _§!_ yes ~ downtown area only (5) 150 along M-99 south of downtown 20. (4) 199 along M-99 north of downtown (6) other sections of the City 45 We would like to have any comments you care to make regarding commercial facilities or services in Eaton Rapids • Various comments - encourage all businesses, allow franchises to operate; more men's or men's/women's apparel stores; medium priced restaurant; greater variety of shopping; fast food restaurants; need tax incentives to encourage more downtown commerce in available office space; prices are too high; put commercial development on Kennyville Road; need fine dining restaurant; there are no job opportunities - no incentive to stay; supermarket north of CBD specialty stores downtown; because Eaton Rapids is between Jackson and Lansing, it should grow like Holt. -3- ,.__ -170- �21. How do you feel about industrial development in Eaton Rapids? (1) 22. (2) 69 limited development should be encouraged (3) 161 major industrial development should - - be encouraged (4) 63 should be limited to the - - City's industrial park (5) 206 (6) 61 heavy industry should be - - encouraged light industry should be encouraged Should Eaton Rapids attempt to attract: (Indicate, 1st, 2nd and 3rd choices) (1) health oriented service industries - - 1st 2nd 3rd 74 4I 27 ( 3) ( 5) ( 7) 23. 22 there is sufficient amount already high-tech Industries - - 1st 2nd 3rd 109" 25" zr (2) manufacturing industries 1st 2nd 3rd 86 o(Y --zg- (4) agricultural-related industries 1st 2nd 3rd 7:8 47 """)6" (6) a 11 of the above 1st 2nd 3rd 80 7o 7r (8) tourists 1st 2nd 7U" ~ 3rd -z7 educational institutions 1st 2nd 3rd 9 30 73 other (describe) 1st 2nd 3rd - - - - - - - --, -3 4 Are there any particular restrictions you would care to place on Industrial Development in Eaton Rapids, such as location; size, amount and type of pollutants; aesthetics, etc? Various comments - no pollution; no chemical companies; should be localized, not necessarily in industrial park; no noise; no odor; locate outside resid. areas; no restrictions - needs jobs; ensure attractive building fronts; grounds, etc.; discourage heavy industry; should enhance the community 24. Are there any additional comments you care to make about future Industrial Development? Various comments - electrical power is sufficient only for small ind~stries; develop more jobs -4- �Should there be any restrictions on Development along the Grand River in the City: (1) (2) 267 yes 61 no If yes, should development be restricted to: (1) 90 (3) ~ low density residential (2) 176 low density commercial (4) 149 outdoor recreation (5) other 26. Should not detract from area; proper mix; proper facilities/restrooms How far back from the river's edge should such restrictions apply? (1) (3) 18 within 25 ft. ~ within 100 ft. (2) 63 within 50 ft. (4) 85 within more than 100 ft. (Specify) 1. 27. --------------- Should the City strive to develop more public park and recreation opportunities in Eaton Rapids? (1) l , scenic open space 215 yes (2) 101 If yes, where? no Old fair grounds, near downtown; along river; corner of Main and Canal, near hospital; State and Main Streets What type? Picnic area/playground, canoeing outdoor ampitheatre; nature center; nature walks; benches and shade; family type recreation r I \ ,,.I ' 28. With which of the following land uses would you prefer to see Eaton Rapids develop in the future? (Please check 1st, 2nd and 3rd choices) 1st 120 -sr manufacturing 79 82 59 (4) services (offices, etc) 16 recreational 47 46 68 (6) no new development (1) residential (3) (5) 29. 3rd 48 (2) m 2nd 3rd 47 52 1st 2nd 3rd BIT 94 Lf5" 8 36 49 1 5 1st 2nd 3rd 54 89 36 ( 2) commercial 47 (4) services (offices,etc) 12 17 39 50 54 (6) agricultural 15 28 3 8 (1) residential ( 3) manufacturing 78 78 ( 5) recreational 38 ( 7) no new development 5 ' ·- ; -5..~. commercial With which of the following land uses would you prefer to see Eaton Rapids and 1st '9 2nd -172- 19 �·30 ·. Are you satisfied with the way Eaton Rapids has been growing and developing up to now? (2) 213 no If no, why not? Various comments ( 1) .!!l_ yes needs a larger tax base; lack of school financial support; little progress made; businesses come and then leave; lack of variety in stores; no fast food or teen places; roads in need of repair or expansion; need more office space; fix up old homes; 20 years behind time; empty storefronts; too many people go else. where for entertainment and shopping; need to coordinate development 31. On a scale of 1 to Eaton Rapids? 1 2 3 (1) 5 how would you rate the following services and facilities in = = = very good more than adequate adequate 4 = less than adequate 5 = very poor (2) 2.46 library 3.01 housing (3) 2.54 EATRAN (4) 2.66 medical services (5) 2.57 law enforcement (6) 2.47 emergency rescue unit (7) 3.65 recreational facilities (8) 3.17 zoning & building code enforcement (10) 3.03 sanitary sewer facilities (9) 2.77 water supply facilities (11) 2.99 storm sewer facilities (12) 2.75 public education (13) 2.47 school facilities (14) 2.57 fire protection (15) 3.92 streets (16) 3.31 curb &gutter (17) 3.49 sidewalks (18) 3.13 public buildings (specify) (19) 3.85 City Government - - communication with the public (20) 3.84 City Government responsiveness to - - public needs/problems (21) 3.33 attempts at building - - community pride (22) 3.12 historic preservation (23) 2.86 community beautification (24) 2.61 community involvement by nonprofit - - organizations and service clubs (25) 2.56 trash and garbage service (26) 3.11 street cleaning (27) 2.72 snow removal (28) 2.72 electric facilities (29) 2.32 cemetery maintenance (30) 4.29 other (identify) businesss community I";" support; planning for future; new store fronts, City management; tourist and industrial promotion; senior facilities -6-°173- I �.., 32.- From the items in question 31, which three items do you believe are most important? 1st 2nd 3rd (1) 34 26 Law enforcement « 1st 33. I , I - 2nd 3rd 79 u (2) « (3) 1st 2nd 3rd 29 24 u Streets City Government Comm. What type of recreational activities (public developed or improved? ( 1) 49 (2) 105 bowling (4) 223 bicycle/walking/jogging paths baseball/softball/football ( 6) soccer teen center (8) 198 movie theatre golf (3) 138 canoeing (5) ~ (7) 210 ( 9) (11) 33 tennis ~ & private) would you like to see 32 (10) ..11_ racquetball other-hunting and fishing; basketball; boating; swimming; shuffleboard; roller skating; outdoor concert; comedy club; ice rink; mini-golf; cross-country skiing; health spa .. I ' 34. What type of public and private cultural activities would you like to see developed? ' f (1) .!.l!:!_ performing arts theatre (2) _29__ art gallery ( 3) 137 museum (4) 19 other (identify) sports area; home tours; dinner theatre; teen activities 35. Is Eaton Rapids a place you would like to live on a long-term basis? (1) 300 yes Why? (2) 39 no Various comments - (yes answers) - nice people; close to Lansing; quiet; small town; potential for great schools; born here; safe, low crime rate; pretty setting; (no answers) - needs to grow with the times; offers nothing; City is stagnating -7-174- �36. Is Eaton Rapids effective in solving its problems? If no, how could it be more effective? (1) 107 yes (2) 176 no Various comments - needs more effective leadership; needs to convnunicate with the public; should be more aggressive in solving problems; need public input into problem solving; need new City Council members; residents should vote on major issues; needs newspaper; should be more responsive to voters 37. Would you like more input to the City's decision-making process? (1) J2§__ yes (2) 100 no If yes, by what means? Various comments - keep people informed; have open. forum, conduct surveys for large expenditures, through commercial, service and manufacturing leaders; newspapers; flashes 38. How can Eaton Rapids better serve its residents? Various comments - have its own newpaper; provide more recreation and cultural activities; improve the school system; provide apartments/duplexes; improve in-town businesses; reduce property taxes; keep the public informed; activities for young people; fast-food restaurants; take this survey seriously; be more helpful to new businesses; stimulate business growth; build on uniqueness of small town; river. -8- -175- �EATON RAPIDS TOWNSHIP COMMUNITY OPINION SURVEY Total Surveys 102 1. To what age group do you belong? ;': (1) 2 18-25 (2) 21 26-35 (3) _1L 36-45 .- , (4) 20 46-55 (5) 19 56-64 (6) 10 65 and ·older 1 No Answer I 2. , .- How long have you been a resident of Eaton Rapids Township? 1 less than 1 yr. (1) (2) _9_1-3 years (4) -.£Z_ll-20 years I (3) ..J.L4-10 years (5) ~over 20 years 3. Do you own your home or are you renting? (1) own (2) 4. How many individuals in the following age groups reside in your household? ~ 2 rent 1 No Answer i .., _ 5. ·-~ ;~ (1) ~0-5 (2) 71 6-18 (3) 16 (5) ~36-54 (6) 33 55-64 (7) 21 (4) 39 26-35 65 and older In what type of housing are you living now? (1) 6. 19-25 ~ single-family House (2) 0 duplex (3) _0_ apartment/townhouse (4) 3 mobile Home 1 No Answer Please indicate the appropriate range of your household income before taxes last year. (1) _6_ less than $10,000 (4) .!!_ $30-$40,000 (5) (2) 1§._ $10-$20,000 ~ $40-$50,000 (6) (3) 1§._ $20-$30,000 ~ over $50,000 7. How many employed people are in your household? (1) 115 full-time 8. What are the occupations of employed members of your household? 16 No Answer (2) ~part-time Sales-2; Clerical-?; Protective Services-I; Mgmt-11; Farmer-2; Prof. Specialty-IO; Technician-14; Precision Production, Craft-4; General Services-4; Machine (1) _jJ__ full-time (identify) Operators-9; Transportation-4; Handlers-2 (2) 9. ~ part-time (identify) Technician-1; Sales-5, Prof. Specialty-I; Clerical-6; Services-?; Machine Operator-I In what City do the employed members of your household work? (1) f u11 - ti me _ _L_a_n_s,_·n_g~-_4_8___E_a_t_o_n_R_a__p_i_d_s_-1_7___0_t_h_er_-_1_9_ ( 2) part-ti me _ _E_a_t_on_R_a.._p_id_s_-_1_4_ _L_a_ns_,_·n....g__-_7___0t_h_e_r_-_7_ _ -1-176- �10~ How many people in your household have: (1) 130 completed high school only (2) ~ (3) (4) 10 have completed more than 4 - - years of college 22 have a college degree (1) 11. Are you: 12. How long do you expect to reside at your present residence? 0-2 Yrs 13. 3 retired (2) answer 3-5 Yrs 5 19 6-10 Yrs planning to retire within the next 5 years 10 11-20 Yrs 48 20+ Yrs 3 No Ans 33 Do you plan to move into Eaton Rapids sometime? (1) _8_ yes Why? 14. 22 -rr- no r have 1 to 3 years of college (2) 89 no No Answer 5 -------------------------------- If yes, what type of housing would you be looking for: (1) single-family Home ~ (3) _3_ apartment (2) 2 duplex (4) 0 mobile home (5) other 87 ------------------ 15. Do you believe that most new single-family houses in Eaton Rapids Township should be: (1) _5_approximately less than 800 square feet (3) ~over 1200 square feet in size 16. (4) 27 (2) 35 800 to 1200 square feet don't know No Answer 7 Which of the following residential types should be promoted in the City of Eaton Rapids? (Please check all desired types) (1) _JJ__ single-family house (2) (3) (4) ___li_ duplexes (two-family) (5) (7) 12 mobile homes 23 modular homes - - (prefabricated single-family) 22 condominiums -2-177- 46 multi-family (apartments) (6) ..ll.__ townhouses �17. Which of the following residential types should be promoted in Eaton Rapids Township? (Please check all desired types) (1) 87 single-family House (3) 26 ....J (5) (7) 18. mobile Homes 33 modular Homes - - (prefabricated single-family) (2) 22 multi-family (apartments) (4) 35 duplexes (two-family) (6) 18 townhouses 15 condominiums Are there any additional comments you care to make about residential development? Various comments - do not allow houses to deteriorate; have landlords clean up homes and businesses on M-99 N; large apartments, townhouses not needed; can build on any size lot; housing or trunklines may be destroying possible '. business and industrial locations; more independent housing for elderly; develop in southern part of Eaton Rapids • ... • 19. a. Do you feel there is sufficient commercial development in Eaton Rapids? (1) b. _1L yes ( 2) 84 no No Answer 3 If you answered "no", where should commercial development be encouraged? (3) 24 downtown area only (4) (5) 41 along M-99 south of downtown (6) 57 along M-99 north of downtown 16 other sections of the City Wriere? ----------- 20. ! . We would like to have any comments you care to make regarding commercial facilities or services in Eaton Rapids. Various comments - need family type restraints; discount store; theatre; fix up store fronts and develop theme; needs: shopping center, community radio station, high quality dining, fast food restaurants, department store, men 1 s store, shoe stores, newspaper; do not develop any more than is; has been no major effort to expand development; need more competition; need large bowling alley; City is pushing commercial businesses outside of town by not working with them -3- -178- �30~ Are you satisfied with the way Eaton Rapids has been growing and developing up to now? (2) 55 no No Answer 12 If no, why not? (1) 2L yes --No vision; bad streets; growth too tightly controlled; need more employment; too much inferior housing, not enough commercial development; no "new" money; businesses come and go; not enough services, growing too slow; businesses fold because of lack of support from people; no places for recreation and entertainment; no place for teens. 31. On a scale of 1 to 5 how would you rate the following services and facilities in Eaton Rapids? 1 = very good 4 = less than adequate 2 = more than adequate 5 = very poor 3 = adequate Average Average (1) 2.94 housing (2) 2.49 library (3) 2.60 EATRAN (4) 2.96 medical services (5) 2.90 law enforcement (6) 2.60 emergency rescue unit (7) 3.71 recreational facilities (8) 2.99 zoning & building code enforcement (9) 2.73 water supply facilities (10) 3.00 sanitary sewer facilities (11) 3.04 storm sewer facilities (12) 2.84 public education (13) 2.56 school facilities (14) 2.79 fire protection (15) 3.54 streets (16) 3.05 curb &gutter (17) 3.09 sidewalks (18) 3.24 public buildings (specify) _ _ __ (19) 3.87 City Government - - communication with the public (20) 3.83 City Government responsiveness to - - public needs/problems (21) 3.26 attempts at building - - community pride (22) 3.12 historic preservation (23) 2.72 community beautification (24) 2.71 community involvement by nonprofit - - organizations and servi~e clubs (25) 2.78 trash and garbage service (26) 2.92 street cleaning (27) 2.76 snow removal (28) 2.85 electric facilities (29) 2.46 cemetery maintenance (30) 4.57 other (identify) teen center; restaurants; education . -6- -181- ---- �\. ,' 32.· From the items in question 31, which three items do you believe are most important? Law Enforcement-16; School Facilities-11; Housing-9; City Govt. Commission-8; (1) Public Education-a f. . School Facilities-14; Medical Services-13; Fire P:rotection-10; (2) Law Enforcement-10 (3) Law Enforcement-16; Medical Services-12 33. ! • What type of recreational activities (public developed or improved? (1) _9_ golf (3) ~ (2) 22 bowling (4) _.2§___ bicycle/walking/jogging paths canoeing • .... (5) ...1i._ baseball/softball/football l'.•.· (7) 53 teen center (9) 14 tennis (11) 12 other 1 & private) would you l i ke to see ( 6) (8) 6 soccer 50 movie theatre i (10) _6_ racquetball all; cross-country skiing; swimming; mini-golf; areas for girl scouts What type of public and private cultural activities would you like to see developed? (1) -1!_ performing arts theatre (2) ...1i._ art gallery ( 3) (4) 32 museum 9 other (identify) all; high school band; camping; teen center 35. t Is Eaton Rapids Township a place you would like to live on a long-term basis? (1) Why? ~ yes (2) 10 no No Answer 6 Friendly people; enjoy country living; away from City; quiee, grew up here; lived here all my life; little or no commercial development; good roads; good place to raise family; good school district; no - getting too populated; not if it keeps deteriorating -7-182- �' 36~ Is Eaton Rapids effective in solving its problems? No Answer (1) ~ yes (2) 52 no 25 If no, how could it be more effective? City and Townships, must work together; resolve fire department situation to benefit of taxpayers; more open forums for people to express views; better communication; better convnunity involvement; expecting better government in charge in City Council 37. Would you like more input to the City's decision-making process? (1) ....!§_ yes (2) 23 If yes, by what means? no No Answer 33 inform public; more public involvement; City and Townships should work together, newspapere; opinion pools, questionnaires and surveys 38. •-- How can Eaton Rapids better serve the area? Encourage new businesses and industry to locate in area; more recreation; better restraints; improved schools, listen to public; be cooperative and open to new ideas; install pride back into community; provide more jobs and entertainment; community preservation and beautification; townships and City should work together; police should serve surrounding area - Sheriff takes too l~o_n=g_t_o___ respond -8- -183- I �HAMLIN TOWNSHIP COMMUNITY OPINION SURVEY Total Surveys 81 l , I 1. To what age group do you belong? - 2. .. f 2 18-25 ( 2) (4) 23 46-55 (5) 8 26-35 11 ( 3) _g_,Q_ 36-45 56-64 (6) 16 65 and older How long have you been a resident of Hamlin Township? (1) _2_1ess than 1 yr. ( 2) _7_1-3 years ( 3) .!§__4-10 years (5) ~over 20 years (4) ~11-20 years 'I l ·~• (1) own 1 rent Do you own your home or are you rent.i ng? 4. How many individuals in the following age groups reside in your household? (1) 79 ( 2) 3. ~ ~ (1) .!.L_0-5 ( 5) ~36-54 1· 1 5. r~ ~ 6. 7. , ' (3) 19 ( 6) ~55-64 ( 7) 19-25 ~ (4) ~26-35 65 and older (1) _2L single-family House (2) (3) _0_ apartment/townhouse (4) _O_ mobile Home 1 duplex Please indicate the appropriate range of your household income before taxes last year. (1) _5_ less than $10,000 (2) .!Z_ $10-$20,000 (3) _6_ $20-$30,000 (4) ..!.!_ $30-$40,000 (5) .!§__ $40-$50,000 (6) 12 over $50,000 How many employed people are in your household? 85 full-time (2) _JJ_ part-time What are the occupations of employed members of your household? Management-6; Prof. Specialty-13; Technician-6; Sales-2; Clerical-9; Services-2; Farming, Forestry-2; Precision full-time (identify) Production, Craft, Repair-5; Machine Operators-13; Transportation-2 (1) Prof. Specialty-4; Technician-4; Clerical-5; Household part-time (identify) Services-2; Services-4; Machine Operators-1; Transportation-1; Laborer-1 (2) 9. 6-18 In what type of housing are you living now? (1) 8. (2) 38 In what City do the employed members of your household work? (1) full-time Eaton Rapids-20 Lansing-31 Other-12 (2) part-time Eaton Rapids-15 Lansing-1 Other-5 -1- -184- �10. How many people in your household have: (1) (3) completed high school only ~ 17 have a college degree 11. Are you: 12. (1) ~ retired (2) (4) 40 have 1 to 3 years of college 20 have completed more than 4 - - years of college 12 planning to retire within the next 5 years How long do you expect to reside at your present residence? 0-2 Yrs 13. (2) 0 3-5 Yrs 4 6-10 Yrs 7 11-20 Yrs Do you plan to move into Eaton Rapids sometime? 32 ( 1) 20+ Yrs 3 yes (2) No. Ans 35 no Why? 14. If yes, what type of housing would you be looking for: (1) _6_ single-family Home (2) _2_ duplex (3) _4_ apartment (4) 0 mobile home (5) other 69 ------------------ 15. 16. Do you believe that most new single-family houses in Hamlin Township should be: (1) _l_approximately less than 800 square feet (2) 19 800 to 1200 square feet (3) ~over 1200 square feet in size (4) 30 don't know Which of the following residential types should be promoted in the City of Eaton Rapids? (Please check all desired types) (1) (3) (5) (7) ~ single-family house (2) 16 mobile homes 41 multi-family (apartments) (4) ..1!_ duplexes (two-family) 23 modular homes - - (prefabricated single-family) 18 condominiums -2-185- (6) 22 townhouses �c. ..-; • . ~ 17 • Which of the following residential types should be promoted in Hamlin Township? (Please check all desired types) t. ~· 18. (2) 18 multi-family (apartments) mobile Homes (4) 23 (6) 13 townhouses ~ ( 3) 21 ( 5) 27 modular Homes (prefabricated single-family) ( 7) 14 r- i. single-family House (1) duplexes (two-family) condominiums Are there any additional comments you care to make about residential development? Various comments - need for lower income housing; existing M.H. Park is ghetto; r leave it up to the individual; in Hamlin Township - too many houses on small I.. lots; Townships are growing - what CBD doing to accommodate that growth?; place t restriction on house size, lot size, house placement, compatability with other r houses L [ij 19. a. Do you feel there is sufficient commercial development in Eaton Rapids? (1) \'. b. [ _8_ yes If you answered (2) 11 70 no no 11 , where should commercial development be encouraged? (3) ....ll_ downtown area only (4) _iL along M-99 north of downtown (5) _l]__ along M-99 south of downtown (6) r. 1 20. 19 other sections of the City Where? We would like to have any comments you care to make regarding commercial facilities or services in Eaton Rapids. Various comments - need anolther major grocery store; not enough commerical; ,. \ re-do downtown; nice craft shops; clean-up old IGA parking lot; need to go to I • Lansing to buy specialty items; Eaton Rapids has discouraged business expansion; l need: family dining, fast-food restaurants; movie theatre -3-186- �36. Is Eaton Rapids effective in solving its problems? If no, how could it be more effective? (1) ~ yes (2) 48 no Various comments - be more cooperative with the townships; get rid of police department and dope pushers; quit driving out what business you have; more public voice in government; more communication; work toward the common goal 37. Would you like more input to the City's decision-making process? (1) __R_yes (2) 26 no If yes, by what means? Various comments - open meetings; citizens advisory board; work through township officials 38. How can Eaton Rapids better serve its residents? Various comments - Take power from manager and give to Council; beautification; bypass around Main Street; let people have a voice; eliminate police harrassment; check for drug pushers in Eaton Rapids schools; allow more business competition; upgrade the school system; provide more housing; make City officials responsible for their actions; encourage well-known, established commercial businesses/franchises for long-term growth; encourage cooperation between city and townships; build up the town, have more activities; give people the freedom to do what they want -8- -191- �I I i ) APPENDIX C SURVEY RESULTS I< ' '• ,. I �EATON RAPIDS SURVEY RESULTS ,' .. i i ' , . Distribution and Return Rate - The total 1987 population of the Planning Area (Eaton Rapids, Eaton Rapids Township, Hamlin Township) is 10,107. The City distributed 1,640 questionnaire surveys. Using an average areawide household density of about 3.0 persons, approximately 4,900 persons, or almost 50 percent of the area's population, was covered in the questionnaire mailing. Of the 1,640 questionnaires that were distributed, 285 (17.4%) were mailed to Eaton Rapids Township residents, 297 (18.1%) were sent to Hamlin Townshp residents and the balance, 1,058 (64.5%) were sent to the City of Eaton Rapids households. The overall return rate was relatively high, with 558 (34%) questionnaires being completely or partially filed in and returned. Of the 558 returns, 102 were from Eaton Rapids Township (a 35.8% return rate for that Township), 81 were from Hamlin Township (a 27.3% return rate) and 375 were returned from City residents (a return rate of 35.4%). The 558 returns result in a confidence level for areawide results of 99 percent.!. 5 percent. Tabulation Results - The following is a synopsis of the tabulation results for the entire area and each of the jurisdictions. Question 1 - Age Groups of Respondents: Areawide - The largest single age group among respondents was the 36-45 year group (24.5%), followed by those 65 and over (23.1%). City - Senior (65 and older) were the largest single group of respondents (27.5% of the total), followed by the 36-45 group (23.2%) Eaton Rapids Township - The 36-45 age group (28.4%) made up the single largest category, followed by the 26-35 year age group at 20.5 percent. Hamlin Township - The 46-55 year age group comprised 28.4 percent of all respondents, followed by the 36-45 year age group at 24.7 percent. Question 2 - Years as Resident: Areawide - By far the largest category of respondents have lived 1n the area for 20 or more years (44.5%), followed by those living here between 11 and 20 years (20.2%). Only five percent have lived here less than one year. City - 47.2 percent of all City respondents have lived in the City 20 or more years, followed those who have lived here between four and 10 years (16.5%) and 11 and 20 years (15.5%). -192- �Eaton Rapids Township - 42.2% of all Township respondents have lived in the Township over 20 years, while 26.5 percent have lived there from 11 to 20 years and 21.6 percent between four and 10 years. Hamlin Township - 35.8 percent of all respondents have resided in the Township over 20 years, with one-third (33.3%) having lived there 11 to 20 years. Question 3 - Own or Renting: Areawide - 84.4 percent own, while 14.3 percent rent. City - 78.1 percent own, while 20.5 percent rent. Eaton Rapids Township - 97.1 percent own, while 2 percent rent. Hamlin Township - 97.5 percent own, while 1.2 percent rent. Question 4 - Age Categories of Residents (in percent) 0-5 6-18 19-25 26-35 36-54 55-64 65+ 9.7 20.4 6.6 13.2 29. 2 9.1 11.8 11.0 19. 9 6.6 14 .2 27.2 7.9 13 .1 Eaton Rapids Township 7.7 24.8 5.6 13.6 29.4 11.5 7.3 Hamlin Township 6.5 16.5 8.2 8.2 37.0 11.3 12 .2 City 9.2 24 .5 9.2 15.7 20.3 8.4 12. 7 Townships 8.9 26.8 7.8 16.1 25.3 6.9 8.1 Areawide City Census: Question 5 - Type of Housing Living In: (percent) Single-Family Duplex Apartment Mobile Areawide 86.6 2.1 8.8 1.4 City 81.6 2.9 13 .1 1.3 Eaton Rapids Township 96.1 0 0 2.9 Hamlin Township 97.5 1.2 0 0 City 75.4 Townships 89 .2 1987 Count: ·?.....__. 0 30 -193- 7.8 I �• Question 6 - Income Categories (percent) 0-$10,000 $10-$20,000 $20-$30,000 $30-$40,000 $40-$50,000 $50,000+ Areawide 12 .3 19.9 15.4 14 .8 14.0 12.5 City 15.5 20.8 17.1 14.4 12.5 11.2 Eaton Rapids Township 5.9 15.7 15.7 17.6 14. 7 14. 7 Hamlin Township 6.2 21.0 7.4 13.6 19.8 14 .8 Question 7 - Persons Employed: Full-Time % of Total Employment Areawide Ave./Household Part/Time % of Total Employment Ave./Household 77 .4 1.56 22.6 1.18 City 80.5 1.57 19. 5 1.06 Eaton Rapids Twp. 70.1 1.55 29.9 1.53 Hamlin Township 75.9 1.51 24 .1 1.12 Question 8 - Three most often mentioned: City - Clerical, Operators, Managers, Labors, Services, Sales, Specialty Eaton Rapids Twp. - Technicians & Related Support, Professional Technicians, Machine Operators Hamlin Township - Professional Specialty, Machine Operators, Clerical Question 9 - City of Employment: ' f I I • t Full -Time Eaton Rapids Lansing Other Part- Time Eaton Rapids Lansing Other Areawide 27.7% 45.2% 27.1% 51.4% 27.9% 20.7% City 30.8% 45.8% 23.4% 52.3% 25.6% 22 .1% Eaton Rapids Township 57.1% 20.2% 22.6% 50% 25% 25.0% Hamlin Twp. 31.7% 49.2% 19% 71.4% 4.8% 23.8% -194- �Question 18 - Additional Comments About Residential Development. There were a variety of comments offered - some in direct conflict with each other (for example, one respondent said people should be able to build on any size lot while another thought restrictions should apply to size of house, size of lot, placement of the house and compatibiliity with the surrounding area). While a general concensus is not readily available, it could be inferred that those who made additional comments on this subject generally believe that additional and more varied housing should be constructed and more multiple-family housing, especially for the elderly, is needed. Existing housing needs to be maintained better than it currently is. Question 19 - Is There Sufficient Commercial Development? (percent) Where Should Commercial Development Be? Downtown Other Answer Area M-99N M-99S No Yes No Areawide 13.8 81.2 5.0 17.2 40.7 31.1 11.0 City 14.4 79. 9 5.9 18. 6 41. l 31.0 9.3 Eaton Rapids Twp. 14.7 82.4 2.9 17.4 41.3 29. 7 11.6 9.8 86.4 3.7 12.7 42.1 36.6 18.8 Hamlin Township Question 20 - Comments regarding commercial facilities or services in Eaton Rapids. ~ f While there were various comments about commercial facilities and services, a number were stated more frequently than others. These include the need for family or medium priced restaurants, fast food restaurants, a supermarket, a movie theatre; the need for more competition; the City has discouraged commercial development. Other notable comments include the need for tax incentives to encourage more downtown commerce in available office space; the need for specialty stores; and the need to fix up store fronts and develop a theme. Question 21 - Perceptions About Industrial Development in Eaton Rapids? Sufficient Limited Develop. Major Develop. Limit to Ind. Park (percent) Light Indus. Heavy Indus. ( %) ( %) ( %) ( %) ( %) ( %) Areawide 3.6 11. 7 28.2 11. 5 35.0 9.9 City 3.8 11.9 27.7 10.8 35.4 10. 5 Eaton Rapids Twp. 3.8 10 .1 2.5 14.6 32.9 10.1 Hamlin Township 2.9 12. 9 30.2 10.1 36.0 7.9 Many respondents gave more than one answer to this question about industrial development. Over a third of all respondents feel the City should encourage light industry, while a slightly lower percentage believe that major industrial development should be encouraged. These responses are fairly consistent among all jurisdictions and indicate that, in general, major industrial development containing light manufacturing is preferred. -197- ' �• i' i .; ,, _.. i L Question 22 - Types of Businesses Eaton Rapids Should Attempt to Attract. Respondents were requested to give their 1st, 2nd and 3rd choices for preferred businesses. The total number of responses given for 1st, 2nd and 3rd choices for each business category were tabulated. The total number of 1st choice responses for each category was then multiplied by a weight factor of 1 3 1 ; the total number of 2nd choice responses was multiplied by a 1 2 1 and the total number of 3rd choice responses for each business category was multiplied by a factor of 1 1 1 • The composite score (total 1st, 2nd, 3rd place answers multiplied by appropriate weight factors) was calculated for each business category. On an areawide basis the three categories that accumulated the highest total points are: 1) manufacturing industries; 2) high-tech industries; 3) all of the industries identified in the questionnaire. Based on raw data tabulation, high-tech industries received the most 1st choice responses, all industries received the next highest number of 1st choice responses and manufacturing industries received the 3rd highest number of 1st choice responses. Among City respondents, the most popular choices based upon the calculation method identified above are: 1) high-tech industries; 2) manufacturing industries; 3) agricultural-related industries. High-tech industries received the largest number of 1st choice responses, manufacturing industries received the 2nd highest number of 1st choice responses, and all of the industries mentioned received the 3rd highest number. • I. I ; '·. ' . .1 ', For Eaton Rapids Township, results of the weighted calculations indicate that all industries and manufacturing industries received the highest point total, agriculture-related industries had the 2nd highest accumulated point total and educational institutions received the 3rd highest point total. For 1st choices, all industries, manufacturing industries and hightech industries received the largest number of responses. Among Hamlin Township residents, weighted calculations result in the following choices: 1) high-tech industries and all industries; 2) manufacturing industries; and 3) agricultural-related industries. The most popular 1st choice are all industries, high-tech industries and manufacturing industries. Question 23 - Restrictions that should be placed on industrial development. J \ The overwhelming popular concensus is that any industry locating in the area should be non-polluting or pollution should be minimized. Other responses include keeping industries away from residential areas; residents should have a strong voice in the planning and location of industries; industries should be limited to the industrial park; consider appearance. ' . ' ! . ' Questin 24 - Additional Comments Regarding Future Industrial Development. Most respondents are in favor of industrial development, as long as it do~s not pollute. Various comments include the suggestions of planting pines in front of the industrial park, using present facilities before building more, not giving tax abatements, and not over-developing with industry. • -·• -198- �~-' Question 31 - Rate facilities and services in Eaton Rapids. Respondents were asked to rate various facilities and services on a scale of 1 (very good) to 5 (very poor). An average score was calculated for each response, with the following results: - I I Five hi!hest ratings (w1th i having the highest average score) Five lowest ratings (w1th il having the lowest average score) Areawide Eaton Rapids 1. Cemetery maintenance 2. Emergency rescue 1. Cemetery maintenance 2. Library 1. Cemetery maintenance 3. Library, school faci 1 ities 4. Eatran 3. Emergency rescue, school facilities 4. Eatran 3. School facilities 5. Trash service 1. City government convnunication 2. City govt. response 3. Streets 4. Recreational facilities 5. Sidewalks Eaton Rapids Township 2. Library Hamlin Township 1. Emergency rescue 2. School facilities, Cemetery maint. 3. Library 4. Eatran 5. Trash service 4. Emergency rescue, Eat ran 5. Nonprofit/service involvement 1. Streets 2. City government communication 3. City govt. response 4. Recreational facilities 5. Sidewalks 1. City government convnunication 2. City govt. response 3. Streets 4. Recreational facilities 5. Public buildings l. City government 5. Nonprofit/service involvement 2. City govt. response 3. Streets 4. Recreational facilities 5. Bui 1ding - comrmiun i tJ pride I I"": ~ Question 32 - Three most important services/facilities Using the weighted scoring system, on an areawide scale, law enforcement, City government communication and medical services are considered the three most important community facilities/services. Items receiving the most responses on 1st choice are: 1) law enforcement; 2) streets; 3) City government communication. Among City responses, cumulative scores placed law enforcement, streets and medical services and City government responses as the 1st, 2nd and 3rd most important services/facilities. Law enforcement and streets received the most responses as the 1st choice while City government communication and school facilities were mentioned second and third most frequently as most important. Eaton Rapids Township responses, when weighted, result in law enforcement, school facilities and medical facilities receiving the three highest scores. Law enforcement, school facilities and housing were most frequently mentioned as most important. In Hamlin Township, the cumulative weighted scoring system results in City government communication, city government response, law enforcement and medical services having the highest points, with City government communication, law enforcement and City government response being mentioned most frequently as the primary facilities/services. ~201- �Question 33 - Preferred recreational activities: Areawide Golf Bowling Canoeing Bicycle/jogging path Baseball/softball/football Soccer Teen Center Movie theatre Tennis Racquetba 11 Other l l. Eaton Rapids (%) (%) 4.0 9.5 13.2 19.7 5.4 2.7 18 .5 17.5 3.1 2.3 4.0 4.4 Eaton Rapids Township Hamlin Township (%) (%) 3.2 7.7 15.1 19.4 4.9 2.1 18. 7 17 .6 4.9 2.1 4.2 9.4 12.4 20.0 5.0 2.9 18. 9 17.8 3.0 2.1 4.1 3.4 12.3 14.4 18.6 7.6 2.5 16.9 15.7 1. 7 3.8 3.0 Responses were consistent among all jurisdictions. Bicycle/jogging/walking paths, a teen center, a movie theatre and canoeing appear to be the most popular choices. Other types of activities mentioned include hunting and fishing, basketball, boating, swimming, shuffleboard, roller skating, outdoor concerts, ice rink, mini-golf, cross-country skiing, health spa, fishing, family playground, campground. Question #34 - Preferred public and private cultural activities. • r I l., , - i Areawide Performing Arts Theatre Art Gallery Museum Other Eaton Rapids (%) (%) 35.5 15.5 41.2 36.4 15.4 42.3 5.9 7 .8 Hamlin Township Eaton Rapids Township (%) 37.5 15.9 36.4 (%) 29.5 15.3 42.3 12 .8 10. 2 Responses to this questiori are also relatively consistent among jurisdictions. A museum and performing arts theatre are the most popular choices. Other suggestions include discussion groups, gourmet dining, good newspaper, more adult education, high school band, home tours, dinner theatre, activities for teens. Question #35 - Is City/Township place you want to live long-term? Areawide Yes No No Answer • Eaton Rapids ·Eaton Rapids Township Hamlin Township (%) (%) (%) (%) 81.7 9.3 8.9 80.0 10.4 9.6 84.3 9.8 5.9 86.4 3.7 9.9 A large majority of respondents said they would like to live in their jurisdiction for a long time. Township residents tend to be slightly more affirmative about this question than City residents. When asked why, various responses include friendly people, have lived in the jurisdictions a long time, convenient location; Township residents like the country, like their township government, think the townshi·p is a good place to raise a family. City respondents like the quiet, small town environment, potential for great schools, pretty setting and low crime rate. -202- �Question 36 - Effectiveness in problem solving. Areawide (%) Yes No No Answer 25.4 49.4 25.2 Eaton Rapids (%) 28.5 46.9 24.5 ,r--..,_ Eaton Rapids Township (%) 24. 5 51.0 24.5 Hamlin Township (%) 12.3 59.3 28.4 i .. / Overall, about one-half of the respondents do not believe the City is effective in solving its problems. City residents tend to believe the City is effective more frequently than Township residents. Hamlin Township respondents responded most negatively, with a relatively small proportion indicating yes to this question. Various suggestions given for improving the City's techniques for problem solving include being more cooperative with the Township, more public voice in government decision-making, more communication, being more aggressive in problem-solving, establishing a newspaper. Question 37 - Yes No No Answer More input into City's decision-making process. Areawide (%) 45.6 26.7 27. 7 Eaton Rapids (%) 46.9 26.7 26.4 Eaton Rapids Township (%) 45.1 22.5 32. 4 Hamlin Township (%) 39.5 32.1 28.4 (\ A little less than half of all respondents desire more input into helping the City make decisions. City respondents have a slightly greater desire than Eaton Rapids Township residents and substantially more than Hamlin Township respondents. Many Township residents do not believe it is their responsibility to become involved in the City's decisions. Various suggestions for more input include keeping people informed, having open forums, conducting surveys when large expenditures are proposed, having input through commercial, service and manufacturing leaders, using newspapers, distributing questionnaires, having a citizens adversary board. Question 38 - How can Eaton Rapids better serve its residents? Various answers include letting people have a voice in decision-making, checking for drug dealers in Eaton Rapids schools, allowing more business competition, providing more housing, encouraging commercial business franchises; encouraging cooperation between the City and townships, upgrading the school system, more recreation, providing more jobs, more entertainment, community preservation and beautification; having police department serve surrounding area, having its own newspaper, providing apartments/duplexes, improving in-town businesses, reducing property taxes, having activities for young people, fast-food places, and building an uniqueness of being a small town with the river. -203- 1;;;;;::::::::::::::::::::::::--------================---=-=-=-=-=---=----=------_-_-_-:_-i:._ � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Eaton-Rapids_Comprehensive-Development-Plan_1989 Creator An entity primarily responsible for making the resource Gove Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1989-12-04 Title A name given to the resource City of Eaton Rapids, Michigan Comprehensive Development Plan 1990-2010 Description An account of the resource The City of Eaton Rapids, Michigan Comprehensive Development Plan 1990-2010 was prepared by Gove Associates, Inc. and adopted by the Eaton Rapids Planning Commission on December 4, 1989. Subject The topic of the resource Comprehensive plan publications Eaton Rapids (Mich.) Eaton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6d0a915baf8fc8ac5d92d9831410759b.pdf 9cfe68eaec2b75407286d1f60ebd17fc PDF Text Text CITY OF FENTON, MIC G COMPREHENSIVE PLA FRO ~ THE LIBRARY CW: pi- n 113 & zn JC nter, �City of Fenton, Michigan Comprehensive Plan 1989 Prepared by the City of Fenton Planning Commission with assistance from The WBDC Group. Frank ams Kenn E. Hanson Ridwd&al\k Jlill'lllt11111'WIH!al �TABLE OF CONTENTS ELEMENT I. PAGE POPULATION PROFILE A. B. C. D. E. II. Historic Growth Projections Population Growth Scenarios Racial Composition Age ECONOMIC PROFILE A. B. C. D. E. Employment by Industry Employment by Occupation Market Area Employment Genesee County Industrial Parks Income III. HOUSI G PROFILE A. B. C. Housing Value Age of Housing Buildng Permit Data IV. NEIGHBORHOOD PROFILE V. TRANSPORTATION A. 8. C D E F G 1 Introduction Traffic Accidents North South Travel Downtown Circulation Downtown Parking Id str al Pak Co nection To ey Road ong L ke In I Fre ay Tra f V o Pl 8 8 12 13 15 15 18 18 21 21 23 26 26 26 28 30 35 �ELEME T v. PAGE TRANSPORT AT ION• con't ••• Access Management Bike Paths Gravel Pit Road J. K. L. VI. 39 39 39 EXISTING LAND USE A. Development Patterns Image Analysis Land Use Conflicts 8. c. VI I. 41 NATURAL FEATURES 51 Soils Floodplains Wetlands Woodlots 51 51 53 53 A. B. c. D. VIII. HOUSING ANALYSIS A. B c. D E F IX C A 8 41 44 48 54 Housing Conditions Housing Mix Housing Conversion Hfstorfcal Homes Hous ng or th Elderly Future Acreage aeds RCIAL YSIS e 54 55 7 5 62 �ELEME T PAGE x. 69 I DUSTRIAL ANALYSIS A. B. c. o. Past Development Trends Regional Perspective Strengths and Weaknesses Future Acreage Needs COMMUNITY FACILITIES XI. A. 8. c. o. E. F. Water System Sanitary Sewer System Capital Improvement Plan Public Schools Public Buildings Parks XII. GENERAL DEVELOPMENT PLAN ISSUES, GOALS, RECOMMENDATIONS XIII. A. B. c. D. E F. G. XIV xv XVI Transportation Land Use Natural Features Housing Connercial Industrial Co11111un ty Facilities IMPLE E TATION RECRE ON B BLIOGRAPHV 69 69 71 72 74 74 76 78 80 82 85 86 93 94 106 111 112 114 115 116 18 �TABLE OF TABLES PAGE TABLE POPULATION GROWTH, CITY OF FENTON AND SURROUNDING AREAS, 1950-1987 2 POPULATION ESTIMATES AND PROJECTIONS, CITY OF FENTON AND SURROUNDING COMMUNITIES, 1987 &1992 2 POPULATION PROJECTIONS, FENTON AND SURROUNDING AREAS, TO YEAR 2010 3 4. POPULATION GROWTH SCENARIOS, CITY OF FENTON 1 5. POPULATION BY AGE GROUP, CITY OF FENTON, 1980 9 6. EMPLOYMENT BY INDUSTRY, CITY OF FENTON, 1980 11 7. EMPLOYMENT BY OCCUPATION, CITY OF FENTON, 1980 12 8. CIVILIAN LABOR FORCE AND EMPLOYMENT ESTIMATES, GENESEE AND SHIAWASSEE COUNTIES (FLINT MSA) 14 INDUSTRY EMPLOYMENT SUMMARY, GENESEE AND SHIAWASSEE COUNTIES, (FLINT MSA) 15 1. 2. 3. 9. 10. SUMMARY OF GENESEE COUNTY INDUSTRIAL PARKS, 1986 11. HOUSEHOLD INCOME, CITY OF FENTON 16 16 12. MEDIAN HOUSEHOLD INCOME, CITY OF FENTON AND SURROUNDING COMMUNITIES 18 13. MEDIAN HOUSING VALUE, CITY OF FENTO AND SURROUNDING COMMUNJTIES 10 HOUSING VALUE, CITY OF FENTON, 1980 20 14 15. f(AR STRUCTUR'.£ BUilt CITY IF f!NITON 16 17. BUILDING PERNIT DATA, CITY If 9E- tl7 I �TABLE OF TABLES, con't ••• TABLE ~ 23. SUMMARY OF ELDERLY POPULATION, 1987, FENTON 60 24. PERCENT OF SENIORS NO LONGER ABLE TO LIVE INDEPENDENTLY, 1987, FENTON 61 25. RESIDENTIAL ACREAGE NEEDS 62 26. EXISTING OCCUPIED RETAIL SPACE, CITY OF FENTON 64 27. COMMERCIAL ACREAGE NEEDS 68 28. 72 INDUSTRIAL ACREAGE NEEDS �TABLE OF FIGURES FIGURE 1. PERCENTAGE SHARE OF POPULATION, FENTON AND SURROUNDING Cort4UNITIES,. '80 .. 2010 2. POPULATION PROJECTIONS TO THE YEAR 2'010, FENTON AND SURROUND? AREA 3. POPULATION BY AGE GROUP 4 INDUSTRY BY EMPLOYMENT SUMMARY, FLINT MSA 5 MEDIAN HOUSEHOLD INCOME, FENTON AND SURROUNDING COMMUNITIES I arn 22 6 AGE OF NOUSI NG. 7. CITY OF FENTON NEIGHBORHOODS 8 TRAFFIC ANALYSIS 9 DOWNTOWN TRAFFIC FLOW 10 EXISTING LAND US£, -,ENTON - 1917 11 IMAGE ANM.YSIS 12 NATURAL FEATURES 13 14 C OF FEtfTOH - 1987 17 11 �• I. POPULATION PROFILE A. Historic Growth Fenton first experienced dynamic population growth between 1860 and 1870, when the population increased from 735 to 2,353. During the next century, there was slow, but steady population growth. Fenton's growth rate soared for two decades between 1950 and 1970. During those twenty years, Fenton's population grew faster than most of the surrounding communities and Genesee County overall. Fenton•s population boom ceased from 1970 to 1980, as the population decreased by 7.3 percent. Surrounding communities captured the area s growth, during that decade, with population increases of 11.9 to 76.8 percent. Since 1980, Fenton 1 s population has increased slightly from 8,098 to 8,312 (1987 estimate). 1 Table 1 provides a comparison of growth rates for Fenton, communities, and Genesee County between 1950 and 1987. B. surrounding Projections The 1980 U.S. Census provides the most current population benchmark for comparing households. Effective planning, however, requires estimating the current population and projecting into the future. Table 2 provides 1987 population estimates, and 1992 projections for Fenton, surrounding communities, and Genesee County. This information is from National Planning Data Corporation (NPOC), a recognized leader in preparing small-area demographic updates and forecasts based on historic trends, census data, and leading economic indicators. Population projections for the Fenton area to the year 2010 have also been prepared by regional planning commissions and the state. These projections are shown in Table 3. - 1 - �Table 1 Population Growth Cfty of Fenton and $Urrounding Areas~ ltS0-1R7 1950 CITY OF FENTON 4,226 1960 6,142 46.3 8.tM Genesee County 270,963 374 313 Fenton Twp. ( 3) 2,153 Village of L ncten 933 4,327 1,141 Holly Twp ( 4) 1,367 Village of Holly 2,663 Rose Twp. 1,105 Jyrone Twp 1,039 2,282 3,269 r) (l) 1,Ut 1,523 Indicates percentage g 1987 Estf 111te f 3) Fenton trownsh1 4) Holly Towns p Source. !L 101.0 22 8 '22' 9 8 34 t 46 Ii �Table 3 Population Projection Fenton and Surrounding Areas (to ,.,r 2910) Location 1980 1990 20&1 CITY OF FENTON a.1,s fl.Ult 11 Genesee County 450.449 441,400 Fenton Township Village of Linden 9,510 2,174 s.,19 Holly Township 3,612 4,874 4,465 Village of Holly Rose Township 2.1n 3,909 s.m s.cn 1.m 4,53 s.t111 7,485 Tyrone Township ,111 &,on 1 Conmunftfes 1n Ltvtngston &Qaklaftd Counties hut growth project101s between 280 aftd 2085 Source: Mt ch gan GLS Re91 SEKCOG Tbese project 8 840 fn the s Ce !th �Fenton Township's population is projected to nc-•~-Townshfp by 1,911 between 1980 and 2010. Pro eeted ,epultt on Fenton and Holly Townships are experienced between 1970 and 1980. Figure 1 portrays each Fenton area c0R1Runity's percentage of 1980 and 2010. This figure highlights the fact that the population base is expected to continue shifting sout-,rn illustrates growth for the Fentoq area COhlWAities fo~ the years l 2010. 1- �FIGUltE1 PERCENTAGE SHARE OF POPULATIO • --·• ~ii.f_l AND SURRO G COM..... ~,,,,. .. �FIGURE2 POPULATION PROJECTIONS TO YEAR 2810 FENTON AND SURROUNDING AREA 1'800 15000 14000 13000 12000 11000 10080 C 00 0-. ... N �C Population Growth Scenarios Table 4 lists several population growth scenarioi tor Fent agencies/firms using a variety of accepted projection method$ for comparison in identifying and quantifying future growth informational purposes. the projections have bee~ averaged. Table 4 Population Growth Scenarios City of Fenton A B C D E 1980 8,098 B.098 8,098 8 098 8,098 1987 8.312 NA 8,871 1,183 a.588 1992 8,407 NA 9.423 s.4t5 8,752 2000 NA 8,729 10 327 201-0 NA B 840 11 411 Sou ce. Scenario A: Mat1Ma1 Plann ng SGeu G 1t Q 8 �This plan will use the projections contained in Scenario E in considering Fenton's future growth. Scenario E most closely represents the mid-range of the various growth options. o. Racial Composition The 1980 population in the City of Fenton was 99.1 percent white. Less than 1 percent of the populus were minority residents. The hispanic population comprised .5 percent of the population. E. Age Table 5 provides a breakdown of the Fenton population by age group. This breakdown is also shown graphically in Figure 3. Fenton, with 33.7 percent of its population in the 0-19 year old age group 1s very similar to the state (33.6 percent). In the.20-64 age group Fenton (54.7 percent) is slightly lower than the state (56.6 percent). Fenton exceeds the state's percentage of elderly population (65 years and over) with 11.6 percent compared to the state's 9.8 percent. If Fenton follows the same pattern as projected for the state through 2010, it will decline in percentage terms for the 0-19 age group, and increase in both the 20-64, and 65 and over age groups. II. ECONOMIC PROFILE A. Employment by Industry Employment by industry lists the workforce employed by sectors of t economy, such as manufacturing, retail trade or education The Fento fs similar to Genesee County and the state of Mich19lfl in percentage (31 8 percent) of l:he peop e ire emp1eyetl n th• industry Th-is compar•s to 39 8 percent o the Gent$• Cou 30 3 percent of the Michig1n workforce �The service industry ranks a close second, employing 31.1 percent of the workforce. Service industry employment is higher than either the county or the state, which employ 26.1 and 28.4 percent respectively. Table 5 Population by Age Group City of Fenton, 1980 Total Persons A9e Under 5 years 5 to 9 years 10 to 14 years 15 to 19 years 20 to 24 years 25 to 29 years 30 to 34 yea rs 35 to 39 yea rs 40 to 44 yea rs 45 to 49 years 50 to 54 yea rs 55 to 59 yea rs 60 to 64 years 65 to 69 years 70 to 74 years 75 years and over .Median Age # Minorit~ 569 639 705 814 743 705 582 482 410 437 418 382 275 249 205 483 559 633 695 801 735 700 576 475 407 436 418 381 275 248 204 479 10 6 10 13 29.1 29.2 NA * Minority includes Black, Hispanic, Other NA - information not available Source: # White U.S. Census Bureau - 9 - 8 5 6 7 3 1 1 1 1 4 �FIGURE3 POPULATI CITYO BYAGEGROVP 0 .1• �Wholesale/retail is also a strong employment industry for Fenton employing 22.5 percent of the workforce; this is higher than the county (19.4 percent), and the state (20.1 percent). A complete breakdown of employment by industry for the Fenton workforce fs given in Table 6. Table 6 Employment by Industry City of Fenton, 1980 City of Fenton Type of Business i of Total Workforce* # Employed Fenton Agriculture 4 Mining 7 Construction 147 Manufacturing 1,051 Transportation 106 Co1T111unications/Public Utilities 50 Wholesale Trade 155 Retail Trade 587 Finance, Insurance, Real Estate 110 Business and Repair Svc. 100 Personal. entertainment, and Recreation Svc. 122 Professional and Related Svc. 806 Mealth 243 Educational Public Administration * " 0.1 0.2 4.5 31.8 3.2 Genesee Co. Michigan 0.5 o.o 3.2 39.8 4.0** 1.5 4.7 17.8 16.5 3.3 3.0 4.2 3 1 4 ' 3 S 3 7 2 7 24.4 20 3 34 21&5 17 2 7 20 1*** 454 56 1.7 0.4 4.1 30.3 5.7 Represent eo,nparfson of Fenton brea down to Coml CodbfAes Trans ortation wt h Ccnnun ca 181\ �B. Employment by Occupation Employment by occupation gives job characteristics for employees in the various employment sectors. "Managerial and professional specialty occupations", and "technical sales and administrative support" are the first and second highest occupations of employment in Fenton with 26.8 and 23.8 percent respectively. ·As would be expected, due to the large percentage of the workforce 1n the manufacturing industry, 19.1 percent of the workforce is employed fn industry-oriented occupations such as operators, laborers, and assemblers. However, since the above percentage is lower than the total 31.8 percent employed in the manufacturing industry, many Fenton residents are employed fn a managerial or technical sales capacity within the manufacturing sector. A complete breakdown of employment by occupation is listed in Table 7. Table 7 Employment by Occupation City of Fenton, 1980 OCCUPATION Employed persons 16 yrs. and over I EMPLOYED 3,301 Managerial and professional specialty Executive, administrative, managerial Professional specialty 884 Technical sales and administrative support Technicians and related support 786 Sales Administrative support including clerfca1 service Private household Protective Service A11 Other Service fanning forestry, filsMfll Precision production craf and fepa r 314 570 55 257 474 465 26 2 7 2 PERCENT 100 o 26 8 �c. Market Area Employment Market area employment trends tre a lead1ng economic development out1ook ty"takfng tnt provide a more accurate econ01111c picture thatl ju residents. The City of Fenton 1$ located within tJ'tt fl Rt --~11:at Fenton workforce could be working 1n Fenton or e1sewhere wt h Similarly, many persons working or shopping in fentoa re de Table 8 provides a 1980 and 1987 breakdollJl'I of 1•yn1Utl Flint market area, which includes the counties of Geflessee 1 Table 8 indicates that the Flint area has ~nd•~• workforcf between 1980 and 1987. Tbs decline has the manuf•cturfng industry which lost nearly 13,000 service producing industries e,cperienced s11ght p ft Wholesale and ret•11 ~ftdustrfes ncrused ~ wr,tk'l\llWll',I~• 5,000. General ser ice fndustrits p Md 2 200 du t Table 9 givas an emp o,ment MetrDpoltt Area industry �Ta.ble 8 C1v111an Labor Force a'ftd D_aplo.YIN'Qt Estffll es. Genesee and Shiawas:see. Clut1t1e1 rr1t,tt t.epol 1980 and 1987 CIYILIAN I.MGR FORCE Elllplo.v-nt unemplo.ymenrt Ra1:e- Nin1ng Const~uct1on Mamifae urt119 Durable Goods Furniture and Fixtures Lumber and Mood PrGdu:cts !DO �Table 9 Industry Employment Summary Genessee and Shiawassee Counties (Flint Metropolitan Stattstfc:a1 Aru. 1180 ..lftf1911l Construction and Mfnfng Manufacturing s.100 4 70.400 S'1 HO Trans. C0111111 1 &ut111tfes &.200 4 AO Wholesale Trade 9 200 H,100 30.700 33 ,VO Retail Trade Finance. Ins. Real Estate Services Government Total Wage and Salary E,ftP Note Source. tndllstr �Table 10 Summary of Genessee County Industrial Parks, 1986 Park 1. 2. 3. 4. s. 6. 7. a. 9. 10. 11. Name Agree Bishop C11o Commerce Dort-Carpenter Fenton US-23 Fenway Park Hil 1/I-75 Holiday Montrose St. John Total Acres Acres Vacancy Avail. Ratd 43 30 15 30I 50 27 57 104 170 40 30 tOI 16 36 95 3ft 40 91S 231 14 351 50 21 29 37 37 180 701 22 73' 581 10M 12S Source: News Report, Flint-Genesee Corporation for £eonmric Gn>wth. Mey--. 1987 Table 11 Household Income City of Fenton Less than $7,500 $ 7,500 - $14.999 $15,000 20,000 $25,000 $30,000 $3 - 19,999 $24,999 $29 991 $34 999 16 15 S �FIGURE4 I DUSTRY EMPLO �Table 12 Median Household Income City of Fenton and Surrounding Communities Location 1979 1987 1992 CITY OF FENTON Genesee County $20.410 $20,996 $27,339 $27,580 $29,355 $30,500 ·Fenton Twp. Village of Linden $26,360 $22,339 $31,032 $29,545 $34,247 Holly Twp. Village of Holly Rose Twp. Tyrone Twp. $22,279 $21,327 $26,193 $29,034 $27,179 $25,694 $32,086 $38,333 $28,888 $32,869 $27.237 $35,146 $43,143 Source: 1979 figures - U.S. Census Bureau 1987 estimate and 1992 projection - Nationa1 Planning Data Corporation III. HOUSING PROFILE A. Housing value. The City of Fenton 1ncreaud by 486 heu; if Despite a considerable number M lalcefront bas housing units 1n 1980 we Qccup ed ear....rltbndl-.. accounted for 75 2% of be tot.al nu11•r· ,occ:t11dilllJIIIIII of lower tha ownsh1Jl)I Fen on �•• ·····- 11 ..,, a: MEDIAN INCOME ~ 0 w C ;:,c 0 n (fl (I} ~ I\) 0 0 0 0 0 (fl t.:> 0 0 0 0 0 0 0 ~ ff;. 0 U1 0 0 0 0 0 0 0 7. ~ 0 CITY OF FENTON z C: tt'l :;a:, :i:: GENESEE COUNfY -:, r- i7 ~o 0 t"'4 C: t::, FENTON TWP. C) ~~ 0 "' zzM zo t::, C: r:,, 00 r► 0 ::,:, Z C C'l C: O>:;:i::, loo"j ~ > ::C Ul IT1 ~ > n "'?j trj trj - 1-((i t"" 0 zo a: VILLAGE OF LINDEN C") (i tfj (i > 0 --i ~ 0 z ~ ~ C: HOLLY TWP. ~ VILLAGE OF HOLLY ~ r:,, ROSE TWP. TYRONE TWP. $43134 (§I ~ \0 \0 N ,-._ "'C ~ 0 ~ .._, ■ 1-4 \0 010 ...... ti, t:.,J -"".l .._, . �Table 13 Median Housing Value City of Fenton and Surrounding Communities, 1980 and 1988 1980 Value 1988 Value 1 CITY OF FENToN $42,300 61,513 Genesee County $35,500 51,624 Fenton Twp. Village of Linden $56,600 82,309 Location Holly Twp. $41,400 Village of Holly $38,300 Rose Twp. $59,700 Tyrone Twp. $66,400 1 Represents 1980 value adjusted to 1988 urban consumers. Source: 60,204 55,696 86,816 96,560 using the Consumer Price Index for all The U.S. Census Bureau and The WBOC Group Considering only owner occupied, single family homes on less than 10 acres (the classification applied by the Census Bureau in delineating value), Table 14 details 1980 Fenton housing values. Table 14 Housing Value, City of Fenton,1980 # of Units Value Less than $10,000 $10,000 to $19,999 $20,000 to $29,999 $30,000 to $49,999 $50,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more 9 56 245 923 503 40 9 l Median Value: source. Us. Census $42,300 Bureau �B. Age of Housing Table 15 gives a breakdown of housing age. Fenton's long tenn dee city has produced housing in a variety of age groups As ftnt&n & tmu continues to age, the city may have to establish a hQWsing ,...a•~ program should evidence of deterioration occur. Fenton present y 1,200 housing units 39 years or older Figure 6 gr1ph1ca11y f11u$trate& housing stock. Table 15 Year Structure Built City of Fenton Year Built 1980 to 1987 1979 1975 1970 1960 to to to to 1950 to 1940 to 1939 or Mar 1980 1978 1974 1969 1959 1949 earlier TOTAL. HOUSING YNITS C Bu ld1n U..its Percent 315 9.9 40 263 287 408 161 Ht 8'8 1.3 8.3 9 I 12 9 21.1 10.4 27 1 100 0 �FIGURE 6 AGE OF HOUSING CITY OF FE TO -1987 HOUSING U ITS 1-9YRS 1O- l 8YRS 19-38YRS 39 YRS< 355 550 1077 1187 3169 SOURCE· U.S. CENSUS BUREAU. CITY OF FENTO �Table 16 Building Penn1t Data City of Fenton 1980 ... 1987 Year ny 1980 1981 12 1982 1983 7 7 6 1984 4 1985 1986 32 45 85 1987 TOTAL e Fam l I 198 (52 9) t 5 0 0 2 12 48 418 117 (31 3) source· 1980-1984 Data - Genesee Count, P 1985-1987 Data - City of Fenton IV N!IGlifBORMOOD PROnLE The C ty of Fertt p �Table 17 Population, Housing and JnCOIIII ~ltt.Ncte By Neighborhood City of Fenton, 1980 Ne1 hborhood 1980 1980 Housing units Po n 064 772 (4) 267 {5) {4) 065 1806 104 23CJ (t) 1968 655 Rank 1-10 Rank 1-10 066 Renk 1-10 (2) ( 1) 216 1) (t) 73 067 Rank 1-10 (9) (9) 068 370 (8) 139 Rank 1-10 (8) �UJ<£..,,....,.. _rrl --~- FIGURE 7 CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN NEIGHBORHOODS (AS DELINEATED FOR THE NEIGHBORHOOD STATISTICS PROGRAM> . .. ... - i..ri......J �V TRANSPORTATION A Introduction Fenton's transportation ys • bes an inrportaht in shaping the City's uture growth. Correcttfllg w111 enable Fenton to meft continues to grow The Traffic Analysis MIP (Figure 8) pPov1des naiiilli'll't t intr&fflilftiillil accident 1oe~tf ons, iltte see:t1cm -whtc.fll arw eMfu • areas where act1,1t1 fra ,cttia tlfld 1ft I s 'IMl!r•IWll1,.. lllllftkt' along the street, daily traffic capacities, and ,,eas where• new st conditions, and recOtm1tod1tfons teb ~ s detail fn the fGllowfrng sections B Jraff1c Accidents ��Action Alternatives: Improvements to reduce accidents at spec1f1c fnterseeitm . .,11111~·-~·...a1r detailed evaluation of accident patterns, signal tiMing etG analysis of traffic issues which follows addresses tk fllWd traffic operations at most of the interseet1ons lfsted lbove. C North - South Travel There are two major north - south routes through F Streets. Both are two lane roadways carrpng vehicles per day along various segment$. Eacft characteristics that fnfluenee their lfned with single family res1dent1,1 h primarily by through traffic. Leroy often with limited setbaeks which adds siff fie.ant y volume when added to the tbr9ugh traffic Many JDOtorJsts use Adelaide for lon of the access1bi1fty to tbe US. 2 compared to Leroy Str•t u,1r,9 L•ro, Street for lo tbe circuiito patt C re �four 90 degree turns required and traffic congestion llt.rth Square. Also, current traffic volumes on Nortb LerQY iie.eft intersection with North Road and the downtotffl are approadt 9 e11.aCill'\,}tl a two lane street Action Alternatives: North - south through travel routes in Fenton need to ~ acconmodate both existing and future traffic volumes <•ro,• eM: the downtown are addressed in a later section of this p1u) Leroy along its two lane segment ts one option. However. the dart adjacent land uses along the street 1im1ts tie J)Otelit1al Adelaide Street has sufficient capacity to handle lddi adjacent land uses are sufficiently setback to allow flJtu Therefore, for planning purposes Ade1afde Street stlotl1d be primary through north-south route in Fenton for t~ oriented to the downtown Leroy Street shou d be ¥1 d l to adjacent land uses such as Fent111 Square ob nearby homes Several re1at1 ely no fi111p in,prove traffic flow 1_per1t1 sat Ille s ltG �D. Downtown Circulation: Streets in downtown Fenton motorists patronizing businesses. The generalized ,e based on intersection turning movements fs shown in Figqre 9 and turning movement counts were also used to esti•te tbe travel patterns in the downtown area, as shown 1n the followfng tab :e Table 19 Downtown Travel Patterns City of Fenton Movement 1. 2. 3. 4. 5 6. 1. a. g N. Leroy to/f Offl S11ffr l e Rd./Roberti N. Leroy to - from "'-in St To/from Fenton Square (n. etwtrance} Silver Lake Rd - Roberts to/~Nllft Main N. Leroy to/from s. Leroy Silver Lake Rd - Roberts to/fr• E. Roflerts S Leroy to Main St. Silver Lake Rd - Roberts to/fr Other $(1)urce: �FIGURE 9 CITY OF FENTON DOWNTOWN TRAFFIC FLOW (NUMBERS BASED ON PEAK HOUR TRAFFIC COUNTm •• SILVER LAKE 8750 �• • • • • Earlier studies by a traffic engineering firm and the Genesee County Planning Department recommended a partial one-way system around Fenton Square. Both of the previous recommendations were to make Walnut Street one-way northbound and South Leroy Street between Silver lake Road and the Community Center one-way southbound. Those studies were based on downtown traffic volumes which were much higher than are currently being experienced. The studies also included other design recommendations intended to improve circulation in and around the mall. Few of those recommendations have been implemented. Action Alternatives: Three alternatives were considered to improve traffic flow: ALTERNATIVE A - ONE WAY SYSTEM This alternative would require traffic around Fenton Square to use Ellen to Wa1nut for northbound and South Leroy for southbound travel. As noted above, the one-way system was recommended in two previous studies. Cost of the project would be minimal, requ1r1ng only signage and intersection modifications along South Leroy Street at Ellen and the south Fenton Square entrance. The intersection modifications could include brick pavers across the street to emphasize Ellen to Walnut for northbound traffic. This alternative improves northbound travel by eliminating the difficult movement from South Leroy Street to Roberts Road to North Leroy Street. However, the alternative of using Walnut is already available though seldom used. In spite of the general perception to the contrary, Leroy Street is not currently used as the major north-south route through Fenton, and should not be. Rather, Adelaide Street provides a more appropriate route for through traffic, and is currently being used in this manner. In addition, the one-way system does little to improve those movements causing congestion, such as Silver Lake/Roberts Road to/from Leroy Street and to/from Main Street. - 32 - �ALTERNATIVE B RECONNECT LEROY STREET This alternative would reconnect the North/South Leroy Stri existing Fenton Square. and more specifically. Dancers Sto.r.e would improve traffic operations at the Silve~ Like Road ar,d Le intersection but could also have undesirable impacts. Since travel downtown would be less congested. some of the thNHJ1t11111 currently using Adelaide would probably shift to Leroy That woutl.d traffic conditions north of the downtown where the potenttol fer w 1s restricted. This alternative also does little to fapl:"OVe the traffic flows. such as between Silver Lake/Roberts Road and 1ft s•--...,. In addition. the relocation of the Dancers Store would be costly This alternative could also have a significant adverse tmpact on Square by increasing fragmentation of th• Squa~•s Implementation of this alternative would require art O~--~t ef the Square. and would likely neeessitate some restlui~ to M1 1~r-M • d • impacts •••••1.- 1 ALTERNATIVE C CONNECTING SILVER UK£ ROAi TI) HAI This alternative would include exteftd ng S lver railroad tracks to co11ect Me•,~~Mafn to Ile �Alternative C would reduce left turns fNJIII Leroy Street by approximately one-third, ancf-¥ from Main Street onto North Leroy Street. llJU& te t traffic. an exclusive left turn phase !for eastbtt,,nd Sf1H required. The result would be improved traffic oper intersections. Traffic operations could be fiurther improved if tllte nter·~••lj!• Leroy Street at Silver Lake Road could be den.ed to lllflfln~• lane for westbound traffic. A one sfdecl traffic s.tpa;l s traffic only; or a signal timed to coordfntte w tft 'the could be considered to malte left tu.ms f -■,- te• ._N!llbtaMIIIII Both of these reconnendatfons were made previously by tbe Planning Department Implementation of Alternative ra11roed crossing and requ1reMettt for nwttreet the project would be much mo than optfcm B Since the t crossings by reducing veh1'1 tood pat• tial f e t:ate �The southern entrance off Leroy Street is perceived by the untrained motorist as a continuation of the street. There are no visual features to highlight the entrance. The southern entrance has been a particular problem with large trucks entering the parking lot and lacking sufficient maneuvering space to easily exit the lot. Each entrance to the Square provides access to only one of the sevetal parking areas. The lack of connection points between the parking areas forces motorists to re-enter the surrounding street system if unable to find a parking space or to visit another store during inclement weather. This situation creates conflicts with traffic using Leroy as a through north-south route. Moreover, the segregated parking arrangement reduces the potential for shoppers to patronize businesses at opposite ends of the Square. F. Industrial Park Connection: Fenton's two major industrial parks, Fenway and Fenton, are located just east of U.S. 23. Though adjacent to one another, the two parks have separate access systems, though a connection is desirable and feasible. Fenway Park's entrance is along Silver Lake Road, which provides convenient access to U.S. 23. Fenton Park is south of Fenway and has three tcce points along Owen Road: at Alloy Drive, Industrial Drive and Steel Dr1 Those three routes provide access to the OWen Road/US 23 inter:cblRge Alloy Drive is closest to the interchange, but has 'the least sig,tt (12 to 15 seconds) looking to the west Industrt 1 Drift 1 park's main entrance but fs obscured by the conaeN:fal uses sfgnage on either side Steel Drive fs the lftOSt visible and ffilnd,1, the three ae~ess points However and is aef'iOss f OM oane~ta, rdri e Due to the lack of• north~ tfflt two NUS M4 parts VS 2 r:ed ov he �In addition to the desirability to connect the two fndustl"ial pe is a need for a north-south connector fer intra-city tr1,eJ. SCllll■WI between U.S. 23 and Adelaide. Environmental conditfons 11nrf the Dlld:e1'1l!t1 alignments of such a connector. Nuch of the area east of fie: parks contains poor soils that would have to be reptac t• • 1 construction. An extension of either Alloy Drive or tei complicated by the crossing of an identified wetland. tldwe er, e this constraint into consideration, the short length l!'tefU Nd Alloy Drive and the existence of public right-of-way make tt a project. Extending Steel Drive could also provide the connect on 1ndustr1a1 parks and serve as a connector route between • Owen Roads. Steel Drive has the most potential for as tnatttre en,YN~ provides the most direct connection, between Adelaide and U.S. 23. G. Torrey Road/Long Lake Road Interseetfen Several elements make tWe ffltersectfon of Leg take difficult for moto 1st~ to travel through llest:botnid Lake Road have sotne probl•s retctiftg to the relit northbound traffic, as Mhicles on Torrey load keep pace with parallel triaff IS traffic are al•a a �H. Freeway Access: Fenton is fortunate to have three U.S. 23 interchanges wit a ttte limits. The convenience of the freeway increases the desirabflity value of the industrial and commercial land. Freeway avaf1ab11fty prov1dlts Fenton residents wfth accessibility to employment opportunttfes within region and. conversely, affords residents outside of Fenton easy a e jobs and businesses in the City. However, there are operational problems wfth tbe OWen Road i which create an uncomfortable and potentially h•zardous s tuatio~ Owen Road bridge over U.S. 23 fs narrow and bas a steep crown wt'lictl sight distance for motorists using the ramps. TIie sight distance ,r·C)b:l,eatt.a may be contributing to the relatively high number of accidents occurr ng a the fnnnediate vicinity. The Michigan Department of Transportation 11 ~e installing a traffic signal at the ramp tenninal to help relieve t e problems. The new traffic signal will improve safety but a long ran99 improvements such as widening the bridge to four lanes a•d reconst~ of the bridge with better ramp separation are needed. The n --~--improvements will become greater as development occurs west of u. I Traffic Volume to Capacity latfos. Traffic capacity problems• heurs of activity at etch 1n add �when traffic volumes exceed this capacity motor sts ~ enc. ttedth" delays. reduced speed and maneuverability, and an increased ~ a accidents. Generally when volumes are over 25 to 5GI of capacity congestion becomes severe and improvements or all'D!fi"illflt~t11111 should be considered). Comparisons between current averege daily traftic m1ames .a desired capacities ar,e shown below and in F1~ B l1M'! table two street segments which are current1y carryir:19 YOllllleS gN!IWtw are designed to handle without experiencing som cOllgestf on Street between North Road and First/Main Street and 2) O..n Jennings to West Shiawassee. The remaining six segm,ents 1n the tale have volumes approaching or exceeding generaltzed C:IQtat timeframe of this study, depemttng Ofll:" tk pha ~ development in and around Fenton Table 20 Volume to Capacity Ratios Strut Leroy COIOG �J. Access Maftagement. Major streets in Fenton. such as Silver 1 to 11Gve traffic Access to ad]acent lind uses,. td'n!t'IIW residential. 1s en 1111,ortallt second:ary an111"11"'1Pft11l 1 of each driveway d1ntf~fsh the streets ca:pac ty Careful planning of the number. location and desfp of dr11¥e1•t· preserve the capacity of tie street. ffrts protect the pubHc 1Mestment in the street costly widenings or other 1mprov1111tt11ts. -~1:- There are examp 1es of l>oth good •nd bad access un1g,B111NJ111.· OWen Road the number and spacing of dr1¥eW.an control 1ed The 1ack of access ma11a9ertelft a lent 11a1.ar, the congestion and accidents e~per enced t1ont tbat ,_.._ K Bike Paths. fo:r en Biqc �Gravel Pit Road presently provides the only good access for the land south of West Shiawassee to the city limits. Existing development has greatly limited opportunities for an alternative north-south access road in this area. The road is paved but is in poor condition. The distance the road is offset from Steel Drive at Owen Road is not ideal but could not be realigned without the elimination of high school ball fields to the east. We recommend that the city pursue dedication of the road to the city to provide future access for residential development. �VI EXISTING LAND USE A Development Patterns The last detailed land use ana1Js1s c-oGducted prto the 1975 Fenton Master Plan for Lar:ld Use. TIN! hi that plan was conducted in larch rf l9r14 A ltedtMffl contained 1n each land use category from the 1974 Table 21. Existing land use for the City was updated for lh1s p1aa and is shown in Figure 10 A bre1k...,_ &J·-ac:MIHle category and percentage of developed and bl"« 1 ncl 1 The percentage figures of total laAd froiu, the 1974 SdNef for comparison purposes 0Yera 11 growth during the l &st 13 There has been llllilJ"li..._, �occurring at the Owen Road/US-23 interchange • The number of homes in the Silver Lake SubdiY1si In sunnary, approximately 427 acres were developed during tile period for an increase 1n developed land of 26 5 percent. This deve e rate represents an average annual growth rate for the per od percent. Table 21 Existing Land Use Acreages City of Fenton. 1974 Land Use Acres Residential One Family Two Family Mul t 1 Fam11 y 581.1 Business 115.8 2.7 91.8 2.1 i35 1 54 Industrial Public Schools Buildings Open Sf)ace Parks Quasi Publ c. Churches I OAS 1 of Total 552.7 10.6 13.3 12 7 It 84 17.8 51.J 72 ��Table 22 Existing Land Use Acreages C1ty of Fertton, October, 1987 Ac-res Oct 1987 I Developed 1 o'f T««1 Land Oct 1187 Single Family Multiple Fam1ly 2 Colllnercial Office Gen Retail 156.29 Public 200.8 99 4.1 Quasi-Public Iftdustri al 70.5 105.4 35 S2 1' 2 2 R1ghts of Way (RR &Streets} 657 8 32 3 15 1t 758.8 37 2 64 4 179.4 3.2 Z3.07- Undeveloped Water 2105 6 TOTAL ACRES 4353 6 1 2. 8 8 11 4 1S 41 210.9 --- I I ! 48 3 4.1 J �A visual image analysis for the City of Fenton was conducted to help analyze identified issues and provide a foundation for land use policies. Specifically, Fenton's major image assets were identified so that they could be maintained or enhanced in the future; and the City's major visual problems were identified so that recommendations could be developed to reduce or eliminate their negative influence. The analysis is strongly oriented to main travel routes since they are the areas where the strongest impressions are formed. The following narrative description correlates with the information found on the "Image Analysis Map" (Figure 11). Main Street Corridor: • The transition from agricultural to residential uses creates a pleasant entry from the east. • The lumber yard has a negative visual impact on Main Street and also the Central Business District. Owen Road Corridor: • The Fenton High School athletic fields have the effect of reducing the number of driveways along this corridor while producing positive visual character. • Effective implementation of zoning controls, fer setback dr1Y spacing, and landscaping. have resulted 1ft a pl impression. ~est Shiawassee Corridor: al,,.. with utstand 1~t~e~~- �. POTeNTIAL RECREATION AREA POSITIVI! ENTRY ZONES CIWIACT11R NEGATNE l!NTRY ZONE CKARACTIR FIGURE 11 POSITIVI CITY FOCAL POINT CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN ( EXISTING LAND USE) NEGATIVE CITY FOCAL POINT POSITI\I£ STAE£TIICAPI CHARAC1'ER NEGATM: STRUTIICAPE CHARACflll ltlSTORIC RIISOURCI! NAT\IRAL RESOUIICII PRIMARY VISUAL l!DGII .J,ISilJL INILll'AIII.Y 1111.11'1.1 Ml&Y CGlllallCIAL ■ CIMCII LAND UIIIMIUAL CCMIJCf PUILIC ··--·- ·QUAIH'lalC/liSfflll'n0tW,. IIOll8TlaAI. UICEVl&.QIIID �North Leroy Corridor: • Inadequate parking lot screening, poor signage, and high visibility create and unattractive streetscape. utility line North Leroy/CBD Corridor: • Poor land use transition from commercial to residential uses has resulted in an undefined image for the area. Commercial uses have encroached into single family areas as they have expanded from the Central Business District. • Poor streetscape character detracts from the visual quality of the area. • The close proximity of buildings and exposed roadway creates visual clutter and confusion. parking lots to the Silver Lake Road Corridor: • Silver Lake/Poplar intersection creates no "sense of entry 11 into the city. • Residential uses along Silver Lake Road generally reinforce a positive image. Central Business District (CBO): • Fenton Square is not effective as a town center focal point Poor s te design, circulation, and access contribute to a unattractive and non-cohesive image which negates many of the positive aspects of adjacent buildings and spaces. • The government center area has many fine features including the gazebo, Mill Pond government complex, churches, and other architectura ly significant structures, which make 1t a very positive focal point for the City. - 47 - �Dibbleville: • This two block commercial district, which was part of Fenton's original business district, adds a unique character and architectural interest to the city. Dibbleville is registered as a Michigan Historic Site. Mill Pond and Shiawassee River: • A primary natural resource that has great potential recreational resource throughout the community. C. Land Use Conflicts as a visual and There are several land use conflicts within the community (Figure 11). Each of these conflicts are addressed below·, with recommendations following. Expanded Plastics: Expanded Plastics represents the most severe case of land use incompatibility in Fenton. The negative impacts presented by the facility are caused by several factors, which are listed below: • As an industrial use, it is incompatible with the adjoining retail governmental, and residential uses. • The building is unattractive and detracts from the aesthetic quality of the area. It lacks sufficient room for landscaping - The site 1s overbuilt. parking and loading. • Trucks and truck trailers serving the company obstruct traffic movement and routinely park within street right-of-ways. - 48 - �Valley Lumber: Valley Lumber, located on Main Street next to the Michigan Bean Company, lies at the eastern entry into the CBO. As a heavy cof!ITlercial use, the first impression created by the lumberyard is inconsistent with the retail character of the CBO. Machine Tool &Gear and Industrial Training Center: These industrial uses are located on the northern edge of the CBD, on North Leroy near Second. They negatively impact the conrnercial image in a transition area from the Fenton Square retail core to the strip commercial extending along North Leroy. Best Self Storage: The Best mini-storage is located west of North Leroy and south of Trelout. The location between two multiple family developments results in land use incompatibility. Plastics Research: Plastics Research creates a negative entry image into the Bush Community Park. The negative image is the result of unscreened storage of materials and truck trailers in close proximity to Jefferson Street. The east side of the building, which is unattractive, is unscreened and in full view from the park. As an industrial use, Plastics Research is also incompatible with the adjacent school, park, and surrounding residential homes. Gerych's Greenhouse: Gerych's is located on Silver Lake Road between the CBD and U.S 23 As a commercial business, it receives good exposure on a major traffic route. however, land use conflict exists because it is located in a residential area. The existing residential character along ilver Lake Road should be maintained in this area Additional commercial development will create a confusing image for both use types - 49 • �Creative Foam: Creative Foam is an isolated industrial use located on Beach Street north of the railroad tracks. Land use incompatibility exists, because three sides of the building are adjacent to single family homes and a medical facility. Fenton Cinema: The Fenton Cinema presents a land use conflict by its location within the Fenway Industrial Park. Introduction of additional commercial uses in this industrial area will undermine the integrity and image of the park. Summary: As short term solutions, we recommend that identified land use conflicts be minimized through implementation of the following on-site improvements or actions: • • • enforce existing City ordinances eliminate uncontrolled parking of vehicles or storage of materials encourage businesses to increase use of buffering/screening techniques It is also recommended that the Expanded Plastics facility be relocated at the earliest possible time. The severity of its impacts and its high visibility within the CBD make this action necessary. Long term recommendations are that the above listed land use conflicts be either contained, transferred into more compatible uses, or eliminated. Zoning restrictions should be developed to help in achieving this goal. - 50 - �VII. FENTON NATURAL FEATURES An evaluation was conducted in Fenton for soils, floodplains, wetlands, and wood lots. Each of these natural features is discussed below and illustrated in Figure 12. A. Soils An evaluation of soil types for all undeveloped land in Fenton was conducted to determine development limitations. The rating of each soil type was based on information contained in the Genesee County Soil Survey published in April, 1972. This survey was compiled by the United States Department of Agriculture, Soil Conservation Service with field work being performed during the years 1962 to 1966. All soil types were classified as having either slight to moderate development limitations or severe development limitations. Soils identified as having severe limitations had some combination of the following characteristics: • • • • Flooding Ponding Low bearing strength High shrink-swell potential • • • • Unstable organic material High frost heaving High water table Steep slopes (121 or greater) These soils are identified as poor soils on the Natural Features Map. A site having a soil type rated as having severe limitations does not necessarily mean that it cannot be developed, but rather that on site-testing of the soil, or some site alteration may be required .Development on these soil types typically involves a higher cost of construction. B. Floodplains Land areas located within the 100 year floodplain, as detennined by th Federal Emergency Management Agency, are shown in Figure 12 Floodp1a1n areas as shown are approximate and the official flood insurance rate caap shou1d be referred to for 1nsuraAce purposes A 100 year floodp1a1 1 - 51 • �FIGURE 12 CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN [ NATURAL FEATURES ) J.IIIIIL • 1IO YIM l'QOD ,LMI ----....--· ------··--- Wfll.AND9 ... wooauns �defined as an area within which there is a 1 percent chance in any year of a 100 year flood occurring. Floodplains serve as water recharge areas and natura1 water retention basins during periods of heavy precipitation or Spring snow thaws. Development with the 100 year floodplain should be discouraged. C. Wetlands Wetlands were determined by the U.S. Department of the Interior, Fish and Wildlife Service through interpretation of high altitude aerial photographs (aerial photography date: October 1978). A wetland means 1and characterized by the presence of water at a frequency and duration sufficient to support, and that under norma1 circumstances does support, wet1and vegetation or aquatic life. Wetlands serve several important natural functions including: • Flood and storm contro1 • Provides a water recharge area • Wildlife habitat • Erosion control • Natural pollution treatment system Wetlands should be given serious attention in the master plan process because of the importance of preserving their natural functions. Wetlands also impact planning through their protection under the Goemare-Anderson Wetland Protection Act (Act 203, 1979. The Wetland Protection Act, to a large degree, restricts or prohibits development within a wetland. D. Woodlots Woodlots (large tree stands) represent a valuable natural and aesthetic resource. In a city such as Fenton, which is largely developed and continues to grow, they provide a natural element which offers visual relief from an otherwise man-made environment. Woodlots can also be used effectively as a natural buffer area between land uses or used to create focal points. Planning and zoning measures which maximize the retention of woodlots should be implemented. - 53 - �VIII. A. HOUSING ANALYSIS Housing Conditions A windshield survey of housing conditions was conducted in October 1987. Housing was evaluated using a three category classification system. The criteria used to assess the condition of the homes was: roof appearance, siding appearance, foundation, and yard condition. Based on the rating of these features, the homes were classified into one of the following three groups: Good to Excellent Condition • Well maintained structure • The yard is maintained consistent with community standard. • If required, repairs are only cosmetic in nature. • Roof and gutters are free from sagging. • There is no evidence of foundation or exterior facade defects. Fair to Good Condition • Fairly well maintained structure. • The yard is fairly well maintained. • Several repairs and or maintenance tasks are required, but there is no evidence of significant structural damage. • Home is in need of aesthetic improvements such as painting. • Roof or gutters require some degree of repair. • Upgrading the home to a "Good to Excellent ConditionN is warranted given physical and economic considerations. Poor Condition • Structure is dilapidated. • Major repairs would be required to upgrade rating classification • Major structural deterioration. such as. roof, foundation and exterior walls is evident. - 54 - �• • Lack of outside yard maintenance, and/or an unacceptable amount of outside storage including junk or waste materials. Upgrading the structure would be extremely costly, or it is beyond repair. The results of the survey revealed that despite an aging housing stock (By 1990, 65% of Fenton's housing units will be 30 years of age or older, and 50% will be 50 years or older) nearly all homes within the city were either in good or fair condition. There were very few homes which warranted a poor rating. Based on the rating of individual homes, areas characterized by housing within each classification were identified and delineated as shown in Figure 13. The "Poor Condition" classification was eliminated on the map due to the limited number of homes rated in this category. However, the number of homes in the poor condition category for each neighborhood is contained in Tab e 17. Each classification type represents the dominant character of the area, but does not necessarily classify every structure in the area under that rating. Figure 13 also identifies low/moderate income blocks as noted in the report "Community Development Block Grant Block Level Eligibility, Genesee County, Michigan, January 1985 11 prepared by Public Demographics Inc •• These blocks qualify for Co!ffllunity Development Block Grant assistance, since at least 51 percent of their population is classified as in the low/moderate income group. B. Housing Mix Recently there has been concern expressed about the balance between single family and multiple family housing units within the city. There is al o concern about how the recent increase in multiple family development will impact the stability of what historically have been single family residential neighborhoods. - 55 - �f .... ....- I l . . . . . . . .~._:_~ I - FIGURE 13 CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN [ HOUSING CONDITIONS) 4IOOD TO llCCILLINT MIi TO Cl0CXI LOWIIIOmllAfll lNClca ILOClltl • �The 1980 census indicates that 81 percent of the city's 2,852 year round housing units were single family homes. Multiple family housing units comprised nearly 19 percent and mobile homes made up less than 1 percent. Residential development from the 1980 breakdown. percent of new housing housing units recording a between 1980 and 1987 has differed dramatically Single family housing has only accounted for 63 built during the period, with multiple family strong 37 percent. The change in the balance of single family and multiple family housing which occurred between 1980 and 1987 has not substantially affected the overall housing balance. In 1987 single family housing made up 79.3 percent of total year round housing, and multiple family housing 20.7 percent. This means that the percentage of multiple family units has increased by only 2 percent since 1980. If the residential trend established between 1980 and 1987 continues for an extended period of time there will be a noticeable ~hift in the residential character of Fenton. However, as of 1987, Fenton falls within a typical range for percentage of multiple family housing (generally 10 to 30 percent). There is no magic percentage for multiple family development. The city should assess the type of residential image they wish to have, and equally important determine if there is sufficient demand and suitable locations for such development. C. Housing Conversion The City of Fenton has many large older homes. Many of these homes exhibit fine architectural style and some are designated as national or state historic sites. Due to the high cost of maintenance and utilities for these homes, owners have begun to approach the city about converting them into multiple family units. Typically these homes are within a single family zoning district, such as the homes along Shiawassee between Adelaide and Owen Road. There has also been concern expressed about the impa~t converted homes will have on the surrounding neighborhood. - 57 �Upon first consideration it would appear that not the conversions should not be permitted. This reaction could be based on a perception of overcrowding, inadequate parking, or improperly maintained rental properties; and these factors should be strongly considered. In some cases, those perceptions may be misguided, or overstated. Prohibiting all conversions also presents some problems. In some cases a large home may be owned by an elderly person who has lived there for a long period. They may wish to remain living there, but financial constraints may prohibit or severely limit home maintenance or repairs. They are left with two options: (1) to remain living in the house which would undergo a gradual decline in quality, or (2) to sell or rent the home and find new housing. While the city should not encourage conversion of all large homes, conversion should be permitted under very controlled circumstances. Within the zoning ordinance, conversions could be controlled through use of the special use permit process. Conditions could be established which would minimize the impact of conversion on the neighborhood. For example: the number of units could be limited to two or three per home, a minimum unit size could be imposed, and onsite screened parking could be required. Recognizing that some of these homes may not have resident owners and there may be a few cases of property decline, the city could adopt a rental property maintenance code. This code would set interior and exterior maintenance standards which would have to be met by all rental properties. Inspections could be conducted on an annual or bi-annual basis. D. Historic Homes Historic homes are truly the essence of Fenton's character. The follo 1ng list details all Fenton area homes listed on the state and federal register of historic places. - 58 - �Federal Register: Benjamin Bangs House 819 s. Leroy Street Volney Church, Carlos B. Shotwell House 812 S. Adelaide Street David B. Colwell House 901 S. Leroy Street Colonel J. Hinckley House 210 High Street H. N. Jennings House 800 S. East Street Vermont House 302 N. Leroy Street State Register: Fenton House 302 • Leroy Street These homes should be targeted for ongoing preservation activities The city should also consider other public improvements which would enhance the neighborhoods which contain these homes. E. Housing for the Elderly National, statewide and county trends demonstrate the need for sen or housing as the population of elderly (over 65) continues to rise faster than the total population. - 59 �Based on the low and moderate income level of $22,065 (80% of Genesee County's median household income), we have identified 1170 households in Fenton in the low and moderate income range and approximately 3065 persons living in those households in 1987. In 1980, 1212 people were identified as elderly (60 and older) in Fenton 1206 white and 6 minority. This accounted for 15% of the population. On a national basis, approximately 16.4% of the population was 60 years and older in 1984. Therefore, we can assume Fenton's elderly population is about the same percentage as the national trends for 1984. The 1987 Fenton projections to the that growth trends elderly population estimate for elderly population is based on Census year 2030 of 26.9% of the national population. Assuming are steady during that period, we can project Fenton's to 17.1 percent of the 1987 population or 1,421 persons. If we assume the low and moderate income elderly population is about the same percent of the low and moderate income famili~s as it is with the total population, we have identified about 524 senior citizens in the low and moderate income category. Table 23 Summary of Elderly Population, 1987 Fenton, Michigan Low/Moderate Income Elderly Age Groups Total Elderly 60 &over 1421 524 65 &over 1098 405 Source: u. s. Bureau of the Census, and The WBOC Group Concerning housing needs for the elderly, many of the elderly residents will prefer to live independently and only a few will require specialized care. According to national figures, the percent of senior residents requiring daily living assistance is quite low for those 65 and over - 60 - �Table 24 Percent of Seniors No Longer Able to Live Independently, 1987 Fenton, Michigan Age Groups 65-69 years 70-74 years 75 years & older Requiring Living Assistance Requiring Living Low/Moderate Assistance in Fenton Elderll Reg.Asst. 2.6% 5.1%1 19.3% 8 Total: 1 3 4 12 109 40 129 47 Represents the average percentage for the three age categories: 75-79, 80-84, and 85 and older. Source: Real Estate Research Corporation The WBDC Group Estimates Based on the above, 109 senior citizens require some type of daily living assistance while 47 of this number are classified in the low and moderate income range requiring some kind of living assistance. The City of Fenton has one elderly housing project (Dauner House) which has 100 elderly units. In addition, a new facility is planned just north of the city. These two facilities should provide for the needs of Fenton in the short term future. The elderly population will continue to grow. Additional quantifiable data should be developed to assure future housing provisions for the elderly. The plan also contains several general recommendations which should benefit the elderly in finding suitable and affordable housing. These recommendations include: a provision for single family to multiple family conversion, thus enabling seniors or low income households living in large single family homes to stay in their homes because of the additional revenue received from rental fees; that a variety of housing types and sizes be provided in the city; and the selection of a suitable site for manufactured housing which to date has proven to be a popular housing choice of the elderly. - 61 - �F. Future Acreage Needs Comparison of the 1974 and 1987 land use surveys provides a basis for projecting future residential acreage needs. There were 242 acres developed residentially during that time, resulting in an annual average of 18.6 acres. Projecting the 18.6 acre average from a base acreage of 823 in 1987, Fenton will require an additional 93 acres by 1992, and a total of 428 acres by 2010. Another method of determining acreage need is to maintain the existing per capita acreage for future population increases. Using this method, Table 25 identifies the number of additional acres needed by 2010 to meet residential need for Fenton and surrounding communities. Table 25 Residential Acreage Needs PROJECTED 1987 EXISTING ACRES NEEDED ACRES 1992 CITY OF FENTON 823 866 PROJECTED ADDITIONAL ACRES NEEDED ACRES NEEDED 2010 BY 2010 1,039 216 Surrounding 1 Communities 1 Surrounding Communities include Fenton Twp., Village of Linden, Holly Twp., Rose Twp., and Tyrone Twp. 2 Value was calculated using Fenton's per capita residential acreage. Source: The WBDC Group Surrounding communities are included in the above table because of Fenton's potential to satisfy a portion of the housing need in these areas. - 62 - �IX. COMMERCIAL ANALYSIS A. Regional Perspective The City of Fenton is located along U.S. 23 about 10 miles south of the Flint urbanized area. Fenton, in addition to serving its own urban population, acts as a suburban/rural retail center encompassing portions of Genesee, Livingston, and Oakland Counties. Fenton's primary retail service area encompasses an area within an eight mile radius around the City and includes the Villages of Linden and Holly. The city's commercial base is large enough to provide everyday goods and services and also capture a significant portion of the larger comparison goods market. Still, Fenton residents shop at regional malls in the cities of Flint, Ann Arbor, Brighton, and Novi for some comparison goods. 8. City-wide Perspective The City of Fenton contains three distinct retail. districts: 1) along North Leroy, Central Business District (CBD), and 3) along Owen Road. A report of the Downtown Revitalization Committee prepared in December of 1984 identified the amount of occupied retail space in each of the three districts classified in the following categories: convenience goods, comparison goods, and general retail, as shown in Table 26. This table provides a good general indication of the magnitude of each of the districts as well as the merchandise types contained in each. A more descriptive analysis of each co1m1ercial district is given below. C. Retail Analysis By Individual Commercial District A description of each of Fenton's three commercial districts is given below along with the identification of each districts strengths and weaknesses. North Leroy District The North Leroy District which is Fenton's largest retail district in square feet of retail space represents a typical modern day commercial strip center. This district is located along North Leroy from the north - 63 - �Table 26 Existing Occupied Retail Space City of Fenton (Square Feet) Total Downtown N. Leroy Owen Rd. Other 6,504 10,600 82,540 8,800 26,000 0 2,200 117,244 0 19,400 General Merchandise 8,150 Apparel/Accessories 18,070 Furniture/Appliances 1,664 53,300 13,280 3,800 0 0 0 0 0 20,000 61,450 Eating/Drinking 15,124 Places Bldg. Mat'l/Hardware 19,625 Miscellaneous Retail 7,300 18,638 19,800 17,643 20,000 6,000 0 5,370 17,000 3,100 59,132 87,037 217,801 52,000 47,670 404,508 Convenience Goods Food Stores Drugstores Comparison Goods 31,350 25,464 General Retail TOTAL Source: 62,425 28,043 Fenton Downtown Revitalization Committee, December, 1984 city boundary south to the CBD. Types of retail business include: discount stores, fast food restaurants, auto service, home furnishings, apparel, building supplies, specialty food, and general retail. This district also contains two mini strip containing both retail and service establishments. Assets: • • • • Location on the primary north-south route through the City Largest retail district in the City. Greatest selection of merchandise types. North Leroy has been widened to a five-lane road. - 64 - �Weaknesses: • • • • • • Insufficient landscaping along frontage and within parking lot areas. High utility line visibility. Poor building facade treatments. Poor blending of facade materials and design from one business to the next. Land use conflicts (frequent intermixing). Insufficient building setbacks. Central Business District The central business district, located at the City's center ranks second in retail floor space. Although one district, ft contains several distinguishable retail/office elements which include: • • • • • Fenton Square Mall. Strip commercial development along North Leroy: Predominantly medical office complex immediately west of Fenton Square. City Government Administrative Complex immediately south of Fenton Square. Oibbleville historic commercial district located at West Shiawassee and South Leroy. Retail and business activity in this district is characterized by restaurants, personal services, offices, apparel shops, and specialty shops. Assets: • • • • The central business district has a strong locational advantage with all major traffic routes passing through or terminating within the district. The CBO is also only a few minutes from the US 23 Freeway High visibility. Having the City of Fenton administrative offices located within t~e district serves as a consumer draw for all commercial businesses Office development provides a source of daytime cu~tOlfters for OBI businesses �• The Mill Pond, Shiawassee River, and the park setting adjacent to the City Hall create visual interest and are a natural draw to the area. The Oibbleville commercial district and Fenton Square offer many fine examples of historic structures with a variety of architectural styles. The Fenton Hotel and the Michigan Bean Company, two of the Fenton area's finest restaurants, are located within the district. • • Weaknesses: • Fenton Square Poor signage Entrances lack signature quality and are confusing Poor circulation within the Square The quantity of businesses within the Square cannot be determined from the perimeter roads. The buildings have not been designed to work well together. Main entrances/facades of certain buildings are not oriented to those of others. Conflicting architectural styles. The Square lacks an inviting atmosphere which could be created by a coordinated landscape design. Difficulty in attracting customers after business hours. • • • • Retail business mix. Lack of parking in the Dibbleville District Land use conflicts. Several heavy commercial or industrial uses are incompatible with the commercial image of the CBO. The Expanded Plastics Company located just south of the city administrative offices is a good example of this situation. Through traffic movements in the CBO are very difficult Poor conmercial district image as one enters the CBD fr0111 the north along N. Leroy. OWen Road District The Owen Road District is the smallest of the City's three major commerc al districts in quantity of retail floor space This district due to t �location at a U.S. 23 Freeway interchange. commercial uses. Uses in this district include: car dealerships, a bank, and a motel. is oriented to highway fast food restaurants, Assets: • • • Easy entry to and exit from the U.S. 23 Freeway Good streetscape character Attractive business structures Weaknesses: • • Poor design of the Owen Road/U.S. 23 interchange. Average daily traffic volumes on Owen Road exceed street capacity. There are also assets shared by all the commercial districts. These include: small town atmosphere, retailers know customers on a personal basis, close proximity to the consumer population.· D. Future Acreage Needs The commercial outlook for Fenton is prom1s1ng. Population within the city and the surrounding area is projected to increase by over 20,000 by 2010. The Fenton Downtown Revitalization committee in a 1984 report found unmet demand in the following retail areas: drugstores, general merchandise, furniture and appliances, restaurants, building material/hardware, and miscellaneous retail. In their 1987 "Sourcebook of Demographics and Buying Power", the CACI company report that people residing within the Fenton zfp code area have an average of 15 percent greater capacity to purchase goods in every retail category than the U.S. average. If Fenton wishes to maintain their current per capita amount of retail acreage, they will have to add 47 acres of commercial development ~etwen 1987 and 2010 (Table 27.) An additional 73 acres of commercial land will be needed to meet the demand of the growing population in the Fenton area. If the e1ty desires to improve their position as a regional retail center. they have a good • 67 • �opportunity to meet regional retail needs within the t1t; happen if commercial areas in Fenton can meet or e~ceed tile comercia1 areas outside the city. The c1t1 should p1M for 1 50 acres of additional commercial land by 2010 Table 27 C011111ercia1 Acreage Needs 1987 Acres 179 188 Existing Acres Fenton Needed 1992 221 Surround1ng 1 Connunitfes TOTAL 1 surrounding comunitfes iftcll:lde Fenton -,. Village of Holly, Rose Twp •• and Tyrone 2 TWJ>. Value was calculated using Fentoft's 1987 per Source. The WBD.C I o.up ■ �X. INDUSTRIAL ANALYSIS A Past Developa1ent Treads on a land use survey conducted for 92 acres 1ft 1ndustrta1 cleve ..-nt. Based !Md acreage was de¥el oped i the Fwtt» /U1+-~ ,cttt the -23 Freeway interchange 1t u.s development surrounding the central bat ness d1'~H~P!l~'T' withe few scattered s tes found hroug The existing land use survey coflducttd reve-a ls •n ovem l nc.rea.se 1974 fbfs fncreas-e appu s 1 develnpnent in Fu on 1,acntne in ndt&S:trf aver;aged lf)Pll'C:JdN e1,y Ji ac �Fenton has good freeway access with three interchanges on U.S. 23, and I-75 being located approximately 10 miles east of the city. Bishop airport in Flint is Fenton's closest airport. It provides commercial passenger travel and an air freight facility. The Detroit Metropolitan airport located in Romulus is about an hour and a half driving time south of Fenton. Access to the CSX railroad, which is connected to the statewide rail system is located nearby. According to a 1986 survey of 11 Genesee County industrial parks, reported in the May 1987 Flint-Genesee Corporation newsletter, the Fenton U.S. 23 Industrial Park recorded the most growth for the period 1976 to 1986 (see Table 10 for complete survey results). It dropped from 124 to 40 acres of uncommitted land from 1976 to 1986. The survey also indicated that there were 54 remaining available acres combined within the Fenton U.S. 23 and Fenway Industrial Parks. Two independent studies have identified the Blinton is a part, as offering the best opportunities development within Genesee County. The Blinton area the triangular area formed by Flint, Grand Blanc, and area, of which Fenton for future economic is broadly defined as Fenton. The "Evaluation of Development Potential for Metropolitan Flint Michigan report prepared by Northwestern-CUED Institute reconnends that economic development efforts be focused on the Blinton area, and that the attract1en of producer services should be encouraged. The report also 1ndicat•s that successful leveraging of Bishop Airport will be the key to future eeu--••~ development. ay reconaeads t Fenton serve primarily as a residential area in support of eCCti!ttl'li'i c develo.,memt ~1t~in t~e 111~ton aNa Thty n hawe,er d 9Jl te the Fenton u.s 23 and Fenway tndwstria1 Pa~is as a cent 1.Uing deve a,1111J1t area The Blinton Plan (draft June 21. 19.88) prepared Sasakf �C. Strengths and Weaknesses Fenton's strengths in attracting industry are largely based on quality of life and locational factors. A complete list of strengths are listed below: • • • • • • • • • Quality of life Good address Small town Good housing conditions Historic character Has independent image (not tied to Flint} Property is generally appreciating faster than the rest of the county. Can serve multiple markets Good population base from which to draw employees, including cities of Fenton, Flint, and Holly • Closeness of Bishop Airport (20 minutes} • Industrial land is available within industrial parks • No competing industrial parks in southern Genesee County • Flint foreign trade zone • Effective city planning and zoning millage passed in 1987 to fund improvements to Bishop Airport should further enhance economic development efforts. Planned improvements include: the addition of corporate hangars, an air freight facility, passenger terminal expansion, and increased auto parking. Businesses whiett require these services may now consider locating in Fenton. A Weaknesses in attractfng industrial business to Fenton include • Labor union influence • Li•ited size Envfr0111111ent11 limitations within industrial Pl ks • Poor design at US 23 interchanges ,,rat on af Ftmtim tt S ! 1nd fnvay �The image and the quality of the industrial parks are being omt~• se4 by the introduction of general commercial uses which ar• 1nco,npat1 with industrial businesses. • Poor entry image at both industrial parks • The first three weaknesses will be difficult to influence. however. the final three can be corrected with proper planning and available f1n1nc1ng o. Future Acreage Need Fenton is currently providing the only industrial park space in southern Genesee County. If Fenton is to continue in the role as a regtont industry provider, their future acreage need must be based t anticipated population growth not only of Fenton, bu:t of the surroutiading communities as well. Table 28 projects future industrial acreage Med for oth Fent surrounding comunities. Acreage need was catculated by aJply !I Pefl Oil current industrial per capita acreage against futur& pepu1at on f eruses Table 28 Industrial Acreage Need 1987 Existing Acres Fenton SUM'OUn.diAf C01111111n •s Nm 105 Acres Acres 1992 2010 Needed 110 *H~ 132 M k IJ �acres should be a1loeated if the city wishes to antinue t& regional industrial base. It 1s important to note that are base on maintaining the same per capita 1ndustrila1- 'lttril future. If the existing quarrtfty of 1ndustri« y dfV,e considered less than fs desired for the cul'"rent popu tt •• acreage would be needed in the future Assuming that Fenton will continue to be the regional Fenton's long tenn industrial land needs are for 150 land. DeChiara and Koppelman's book •urban P1anntng accepted source of standards in the ptanm1ng sufficient industrial land for 50 years 1ntn straight line projection of three acres pe~ ,-ar acres needed based on 2010 project1on) F industrial land by 2037 ttte,re 1s currently vacant land remtining 1n Fentort~-s- two nd str general development plan Addi al needed for streets and portions w1 Given this long te need ft is 1:tffPO bufldable land left in fndU at:r'ft amt fte "Nit tfie f un:, (eve~ of �XI. COMMUNITY FACILITIES This section of the plan will prmde an and include the following wa1e:r •11 schools, and government buf dfng current condition and need for i connunfty facilities are shown. 1n F pre A. Water System Fenton draws their wat,r supply frM •11s locat:ed ra1 l road tracks and west of North Road. Tile tar water treatment plant at the s.gie ttitt.rl loca:t1® pumped to a 1,000,000 gallon storage tank le 1 on Denton Hill. Present1y the city 1s on '1 at water per day (gpd) out of a c•paci ty of 3 2 11 :1 ~....,~n.:1111 c-,acfty The city averages 98 PQUft~S which 1s high by conauon standards h:as the ava11a~111ty of public watt, appear to offer any defflopma11 lfJNt·flo&t!·'kln •maJ �CITY OF FENTON COMPREHENSIVE PLAN P!INTON_, MICHIGAN ( COMMUNITY Mctt.t'ltD ] ....... ---- --- �Phase 3 involves the replacement of all watermains which are less than 4 inches in diameter (23,800 linear feet). This action was requested by lie Michigan Department of Health due to concern over efficient water transmission and fire protection. Their current nt1nfmutn stanh"NI water main is 6 inches. In addition 22,000 feet of 4 inch water•·$ t to be replaced. Phase 3 improvements totalling $275,000 of the tota1 $2,100,000 will be completed in 1988. Phase 4 includes tapping the Westwood Subdivision fnto a 12 fnch • This improvement is estimated to cost $15,000. n The city is also exploring the need for additional water storage whioh would become phase 5. No cost estimates have been prepared. B. Sanitary Sewer System The City of Fenton is part of the Genesee County Sanitary Sewer Oisttict No. 3, which treats sanitary sewage for the communities ef Fenton, f°fltOfti Township, and Linden. The county's treatment plant, built fn 1J6S, bas undergone several additions to increase capacity over the last 20 years The city is responsible for maintenance of the co11ectf0ft st• eafi.:n the treatment plant. As Of July 6 • 1988 the dty hid pU'rehased 4.'J'',6P.'91111!'1¥1:l'Mltll trRtment plant (I unit 1~ equ1va1ent to 90 gallons of •ater Pl!1'" capita pet" �I I I I I I I I I I I I Many areas of Fenton have sewer lines which are 80 years of age or older. As expected a large number of these lines are in need of repair. The city retained the Hycon Construction System Corporation of Clifton, New York in 1983 to conduct a survey of the physical condition of the sewer system. A significant infiltration problem was expected. The survey identified the following deficiencies: • • • • • • • Protruding house connections Cracked, broken and or crushed pipe Deposits in joints Offset and wide joints Roots Dips and bends in the lines Pipe changing sizes between manholes Cleaning 1983. of the lines and joint repair for the system was completed in The city, based on the findings of the Hycon study, classification priority rating system as follows: established a four Priority #1 - Critical - These areas of sanitary sewers are rated critical because of the amount of city residents they service or the severity of the damage to the pipes involved. These areas must be replaced to get our system running smoothly. If any of these fail, the city will have a major expense and lack of sewer services for sometime within areas of the city. Priority #2 - Essential - Are areas of the city which are essential to keep the city collection system in good working order. Without these repairs the city will face the problem of large expenses for repairs in the near future. - 77 - �Priority #3 - Necessary - Areas in which the city has found broken pipes, protruding connections, dips in pipes etc •• They are necessary to continue a good collection system without too many disruptions. Priority #4 - Replacement of all 6 inch sewer lines with 8 inch lines for more capacity and to eliminate possible trouble areas. The cost to implement the needed repairs contained in the above pr ority classifications is $2,245,641. and includes 27,579 linear feet of sewer line replacement. The city has programmed $278,495. for 2,835 feet of sewer line replacement in its 1988 budget. All of these improvements are priority #1 improvements. It is the city's intention to complete all priority #1 improvements before any priority #2 projects are initiated. (Consult the 1988 City of Fenton Capital Improvement Program for more detailed project information.) C. Capital Improvement Plan The City of Fenton created a Capital Improvement Project Fund in 1980, thus guaranteeing for the first time monies for infrastructure improvements The city assesses 1.5 mils for this purpose. The city uses a five year time frame for its capital improvement schedule, which ft updates om an annual basis. A cap1ta1 improvement project is a major expend1tuni whfGl.b will improve the physical plant of the city. The impro of a non-recurring nature and/or of long tenn benefit a • Street construction/reconstruction • Aequis1tfon of land • Bui1d1ng construction M1jor fac111ty improvements Storm sewers �The city has categorized the proposed capital improvements for the next five years into four areas of concentration: streets, storm drainage, major facility improvements and contingencies. A short discussion of need within these areas is contained below. Streets Resurfacing of streets has and will continue to be a major expenditure within the capital improvement project fund. The city has 41 miles of streets and due to their age and condition, will need repair. Currently the city is within a few years of resurfacing most streets within the city, however, this activity is expected to be ongoing because of long time period required to go through a resurfacing cycle. The city will also concentrate on new street construction such as the widening of North Leroy and the paving of the remaining unsurfaced streets. Storm Drainage A major problem in the city and therefore an area of concern for the capital improvement program to address is storm water drainage. Large segments of the city have either inadequate storm drainage or none at all. At a minimum this causes unnecessary road maintenance and more seriousti may create continual flooding problems for area residents. Major Facility Improvements This category entails one time projects. such as the Federel .Aid to Systems Silver Lake Road project, which llll.Y be funded throwtb spect~ programs. Priority for these projects will have t 1 funding against the importance of other 1mplem:entat1on in a given year �Contingencies An important consideration of any well maneged fiffafl;tjia p11n sb reasonable fund balance front one year to the next. Th cS -.nsfim¥n• be available for an~ unexpected project that uy dueloe 11be is to carry an annual minimum fund balance of $13,000. Projects proposed on the 1988-1992 capital 1•provenHmt $Chec'.hlli most part include: street resurfacing, 1nsta!laticm of c1rh alild tlilffl intersection improvements, and new storm sewer construction. E:sl cost for these projects is $548,786. {Consult 1988 Cfty of f,enton ca, Improvement Program for more detail on proposed prc)jects). D Public Schools Schools within the City of Fenton are part of' the f;enitten Ar-et Puhl Schools District This district covers 35 s~u•re m11H and -has a total enr-01 lntent of uv•r 2 7Qt ~ schmol build ngs a.re all located th h maae ity- of tudent he a d the Ftntefl Area Pub transported to their school on distr ct•-..ed bu ~ h..i~_. ea: school bu11d119 ts d1scuued bl aw �Fenton Middle School The middle school untf1 recently served the 7th and Ith portion of the building is being reftovated to 111a e ~ the 6th grade. This change will correspondtft01Y lllWlr at each of the districts elementary sci'too]s lnro 1~ expected to be around 550 students Additional capacity d itbe ffllill st111 be available as the second story wf11 not be in use expansion plans are being considered at this t1me. North Road Elementary This school serves kindergarten through 5th gnadt. about 450 students with a capacity of 500 De bu 1 sound and there are no plans for expansian State Road Elementary serves k nde;rgarten tttvougih tbout 450, wi tb cap,c y of SQQ 11 tnere ,re. no Jlans fG This school ~ h gndt. q 1& �The classes offered at the Center have been assimilated bact fn~ schools. No definitive plans for the building. or for relocn made. E Public Buildings The following public buildings have been asse$sed as to I e ability to meet the spatial needs for which they are intended shown in Figure 14. City Hall The city hall located on South Leroy at the Mill Pond was oOl'tstruet 1976. Its location within the central business district makes accessible to the city's residents. Prese~tly ft 1s intended services. The building, a one stor,.v str so that a second story could be added sho~ld the" The building fs fo very good condftfon end there expansion. Police Station The police station. censtructed A 1971 s city hall The facflitJ is 1n tood t'Oftd1t1a being met -n~ there l>w ld t ill~• �I I I I I I I I I I I I ' The fire chief has indicated a need for one additional station within the next five year period. This facility should contain 2 bays capable of holding 4 trucks, 2 sets of doors for easy entrance and exit, meeting room, and training room. The Owen Road/Shiawassee area has been targeted for the new station because of rapid growth targeted in the western part of the city. If Fenton continues with a steady growth rate, a third station would be required within a 5 to 20 year period. This station should contain 2 bays to hold 2 trucks, an office, and small meeting room. This station is being planned for the North and Leroy area. From this location service to the northern part of the city could be provided without the threat of train delay. Fenton also supplies fire service to Tyrone Township, encompassing 36 square miles. All service is presently provided from the Fenton Station. If growth and the demand for fire services increases substantially in Tyrone Township, a station may also be needed withih the Township. If this were to happen, the building would be built by the Township and Fenton would supply the staff and equipment. Community Center The community center is located on South Leroy adjacent to the Fenton Square Ma11. The center is commonly used for classes, meetings, and wedding receptions. It also provides a location for senior citizen activities including travel, hot lunches, and card playing. The building was built in 1937 and is in very good condition. Recent improvements to the building have included: repainting, new light fixtures, and a new sprinkler system for the grounds. Improvements to make the building accessible to the handicapped are currently underway. There are no plans to expand the facility in the foreseeable future. - 83 - �A.J. Phillips Library The library is part of the Genesee District the building. but the Genesee 1 i staff The building WIS CMStrocQal n There 1s not an identified need for adlditiGnt1 .,Males there are no expansion plans for the present fac11 ty Fenton Museum The mwseum is currently housed bufldfng The building is an h storic e\f'-llg..,.1h•e building is structurally sound, attd there are no the facility DPW Garage The garage 1s locetecl on L1neo1:n •t ffi'e the build ng it not kn<Mn, b t was not d s1gned for t Hmitat 01s Nin enanee 1 i!lll''NIIIFt.. u 1Hm151 �F. Parks inventory of all ~it9 parks is ava11e1e Master Plan. This plan 11sts all all proposed future improvements An �XII. GENERAL DEVELOPMENT PLAN The City of Fenton General Development Plan is shown in Figure 15. A description of the intent for the districts shown on the Plan map is given below. Urban Core Residential This district is intended primarily for single family residential development. Existing homes within the district were built in the early stages of Fenton's development as a city. The grid system subdivision design and small urban lots are typical. Current density ranges from 2.6 units to 4.5 units per acre. This district also contains a large number of architecturally significant homes. Future development is oriented to single family detached homes consistent with the current density. Housing density should not exceed 4.5 units per acre. Conversion of large single family homes to multiple family structures may be acceptable if appropriate zoning standards are established and enforced. This district is intended to recognize and maintain the older established residential areas of the city which were developed with a consistent lot size and development pattern. This district furthers the goal to provide for a variety of housing types and values. The areas chosen for inclusion in this district were based largely on existing development patterns very Low Density Residential (Estate Residential) This district is fntended for single family residenti1 d large lots Existing hous ng density is typically les an acre Future res dential development within this d s exceed 2 units per acre ��This development pattern, in addition to broadening the opportunities, is being us,ed to address environmeftal rz,• ~••n•• -.-. southern portion of the city. Much of the l1nd -1 n development limitations due to wetlands ant poo~ soil • lots 1n this area allows better portions of ._ lot , development of a home while leaving less develo,ab e '9rtf open space. This development density also offers nN..,.••tt •-~~--.preserve the mature woodlots that are fo~nd 1n this The areas chosen for inclusion in this district were based existing very low density housing and adj•cent .affe features which would be an aesthetic eln fl~ es uer environmental factors such as wetlands and pOlr s'011s di lot develofJlllent approach. Low Density Residential This district 1s tntended for extlusi,e s aig development. Existing densftfes Within this d1stri~t r fr• per acre to 5 5 units per acre. Reeonrnended 4efts1t;r fv M fs 2 to 4 un1ts per ere This district eons den t~ provide a ¥ar1ety of housing type tlld �Areas chosen for inclusion in this district were selected for their benefits in preserving natural features. Much of the land area within thts district is comprised of floodplain, wetlands, poor soils, and woodlots A density of 6 units per acre offers more opportunity to cluster housing and thereby retain more natural features within open space. This density •lso makes development within these restricted areas more economically feasi~la. High Density Residential This district is intended for multiple family residential deve1oprnent ,Wlfth a density of 6 or more units per acre. This district would also be acceptable for a manufactured housing park. This district is also part of the plan goal to provide for a variety of housing types and values. Areas designated as high density residential were selected based primarily on existing high density development; close proximity to U.S. 23; low impacts to Fenton streets; and soil conditions suitable for this development type. Industrial Park This district is intended for general light industrial development location of this district was detenn1ned by the existing leca Fenton's industrial parks and to provide for a iuture an, t 150 acres of industrial land Shore1in! Conservattpn This dfstrjct is intended for the wtth t �The areas within this district were determined based on the fixed location of the Shiawassee River. Planned Unit Residential Development This district has been shown on the map as an overlay district. This district is intended to highlight areas within the city in which developers should be encouraged to use the planned unit development concept. If the PUD is not chosen the intent of the underlying district would apply. The purpose of a PUD is to encourage innovation and flexibility in design for residential development. A mixture of housing types are permitted as long as they meet general design standards which would be included in the zoning ordinance. This development district is particularly useful in areas which are difficult to develop under conventional zoning regulations due to environnental and other physical constraints. It is primarily for this reason that this overlay district has been established. A limited amount of neighborhood commercial business would be acceptable within the PUD concept. Planned Mixed Use Development The intent of this district is to encourage innovation and flexibility in design for a mixed use development. This district recognizes that certain combinations of residential, commercial, and industrial uses can successfully be mixed within one development plan given specific design standards. Such developments typically look less rigid and are aesthetically more pleasing than developments built under the confines of specific use zones. This district was delineated as such because it maximizes development opportunities for a site which is equally well suited to a variety of uses. - 90 - �General Commercial This district is intended for the widest variety of retafl and service businesses. Businesses could range from apparel shops, auto service, affll restaurants through small commercial strip centers. Locations for this district are based on collector or arterial frontage, low impact to Fenton streets; existing commercial developments of as milar type; and compatibility to adjacent uses. Office/Service Conrnercial This district is intended for low intensity co11111ercial uses. It 1s designed specifically to be used along North Leroy just north of the CBD 1 where a transition of single family homes to comercial uses is occurr1dg. This district will allow the use of single family homes for business purposes, while minimizing negative impacts on traffic volumes and adjacent single family homes. Businesses could include: medical office financial office, personal services, and similar uses. Highway Commercial This district is intended to serve the commercial needs of the motor Ill public Typical uses fn this district would include motels dr e-~•.,,_restaurants, and auto servie~ establfstaents The location of this district is la'te1y d ctatd interchanges �This district is being shown as extending further south and east than the existing Fenton Square because of a general need for more commercial expansion in the city. Fenton Square has been chosen for expansion because a number of studies as well as recent interviews with Fenton Square business people have identified a need for a better business mix. This cannot be satisfactorily resolved without the addition of new stores. The area east of the Square contains an area of marginal housing which is in a state of transition and is a logical choice for low cost expansion. The area south of the Square was selected to create commercial uses along the Mill Pond and make a physical connection to the government center and its adjoining recreational uses. - 92 - �XIII. ISSUES, GOALS, AND RECOMMENDATIONS The following issues, goals, and recommendations have been developed to set a framework for the implementation of the Fenton Comprehensive Plan. They have been developed based on the numerous studies conducted for the plan, interviews with city officials, county planners, Fenton business owners, and Fenton residents. The issues presented in this section generally correspond to the major components of the plan which include: transportation, land use, housing, commerce, industry, community facilities, and future land use. The following definitions will section: provide a better understanding of this Issues An issue is a statement of a problem, a situation for which corrective action is recommended. Goals A goal statement identifies what is to be accomplished issue. pursuant to each Recommendations Are specific actions which should be taken to achieve goals. Also identified in the recommendations section are major resources which will be involved, time frame, and party responsible for implementation. Each project will be prioritized as either a short or long range project Short range projects are those which ideally should be completed between 1988 and 1995; and long range those to be completed between 1995 and 2001 �A. I. Transportation ISSUE: Presently Fenton does not have north-south routing through the city. GOAL: well defined Improve north-south routing through the city. RECOMMENDATIONS: A. Recognize Adelaide as the primary north-south route through Fenton. The intersections at North Street, Silver Lake Road, and North Leroy should be improved to enhance traffic flow along Adelaide. That could include changes to both intersection geometrics and signalization. Time frame: short range Implementation: City of Fenton B. Access management should be employed along North Leroy to control the number, design, and placement of driveways, thereby preserving the street's capacity as property (re)develops. Time Frame: short range Implementation: Planning Commission 2. ISSUE: The city's two industrial parks, though adjacent, lack a desired road connection. Construct a public road to connect the U.S. 23 and Fenway Industrial Parks and provide a connector route between Silver Lake Road and OWen Road. GOAL: - 94 - �RECOMMENDATIONS: A. Connect Alloy Drive within the industrial parks. The city has already acquired right-of-way for this purpose making it the most cost effective connection. This connection also permits truck traffic to enter and exit the parks in close proximity to the Owen Road/U.S. 23 interchange. Time Frame: Short Range Implementation: City of Fenton This Drive north to Fenway Drive. connection is recommended even if the Alloy connection is made because it better serves the function of an intra-city connector route. The Steel Drive connection would also include modification of the intersection with Alloy Drive to favor traffic on Steel, constructing a "signature entrance" and possibly a center turn lane along Owen Road at the entrance. B. Extend Steel Time Frame: Short to Long Range Implementation: Industrial Park Developers, and City of Fenton ISSUE: Downtown circulation is circuitous, confusing. and inefficient. GOAL. Improve the efffciency and design of the do town circulation system RECOMMENDATIONS A Connect Silver Lake Road traff c conge t1on h r Leroy ee g t h in �and associated improvements). This would require acquisition of right-of-way and the cooperation of the CSX Corporation to allow an additional crossing of the rail line. The precise alignment and design of this project would require detailed engineering studies addressing horizontal and vertical grades, design speeds through curves, the need for preemptive traffic signals electronically linked to rail crossing gates, impact on adjacent properties, and cost estimates etc. Time Frame: Long Range Implementation: B. City of Fenton, CSX Railroad Install an exclusive left turn lane along Silver Lake Road, from South Leroy Street through the intersection with North Leroy. This may require right-of-way acquisition. Time Frame: Short to Long Range Implementation: City of Fenton C. Close First Street east of North Leroy to reduce traffic conflicts and provide additional parking for the Fenton Hotel and other nearby businesses This improvement would also include increasing the radius at Main and North Leroy to allow trucks turning right onto Main from North Leroy to successfully navigate the turn. Time Frame: Short Range Implementation C ty of Fenton �-- 0 I fiw I I I I -J ,,_ - ·-- '/ / I I I ,' / ti I ,' I I I , 0 0 1- a: I I z z w w I I I I / z 1 z I :c l .::-;' " - ---- ---- 0 0 N I ~ w ..I ~ en �D. Remove the short east-west connection between Roberts and Silver Lake Road (just west of South Leroy Street) thereby forcing traffic to use the 90-degree intersection. This improvement should not be implemented until the Silver Lake/Adelaide intersection is improved. Time Frame: Long Range Implementation: City of Fenton E. Redesign the entrances to Fenton Square to reduce congestion and confusion. This recommendation includes the following actions: • The north entrance should provide separate stacking room for vehicles exiting at the intersection through installation of curbing. • The west entrance (Caroline) should be redesigned to make it more visible, parking near that access should be eliminated, the access should be extended east to the center of Fenton Square and landscaping should be provided along South Leroy Street between Silver Lake Road and the Community Center. • The southern entrance should be redesigned to promote it as an access into Fenton Square and signify South Leroy as the through route. A new sign, curbing, brick pavers, and landscaping are needed at the entrance. The project would also require some modifications to South Leroy at this location which would include smoothing out the curvature in the road by the Community Center. Time Frame: Short Range Implementation: City of Fenton, Fenton Square - 98 - �F. Vacate Walnut or Pine Streets to allow expansion of Fenton Square and its parking areas. As single family housing conditions along Walnut and Pine decline, these areas should be redeveloped as part of Fenton Square. Fenton Square is currently restricted in their efforts to create a successful business mix by a lack of room for new stores. As this redevelopment occurs there will not be a need to maintain both Walnut and Pine as public streets. Portions of these streets could be vacated and become part of Fenton Square. A final design decision regarding these streets should only be made in conjunction with a long range master plan for Fenton Square. Time Frame: Long Range to Very Long Range Implementation: City of Fenton, Fenton Square 4. ISSUE: Poor traffic operations interchange ramps. at the Owen Road/U.S. 23 GOAL: Improve interchange design and traffic controls. RECOMMENDATIONS: A. Install traffic signals at ramp terminals. This would involve approvals from the Michigan Department of Transportation (MOOT), under guidelines of the Federal Highway Administration (FHA). Time Frame: Short Range Implementation: City of Fenton, MOOT, and FHA B. Relocate ramps to current accepted standard design distance from bridge, or reconstruct bridge with lower crown and four lane cross section, to improve motorist sight distance. - 99 - �Time Frame: Long Range Implementation: City of Fenton, MOOT, and FHA 5. ISSUE: There are sight difficulties at the Torrey Road/South Long Lake intersection. The problem intensifies at night when some motorists confuse northbound U.S. 23 traffic with northbound Torrey Road. GOAL: Improve sight visibility and eliminate confusion over traffic patterns. REC01MENDATIO S: A. Lower bridge railing along Torrey Road. Time Frame: Short Range Implemen ation: City of Fenton B. Plant landscaping along the west side of Torrey Road so that motorists on South Long Lake Road can more easily distinguish vehicles on U.S. 23 from those -0n Torrey Road. Time Frame: Short Range Implementation: City of Fenton c. Consider installation of a blinking red/amber light at the intersection to alert motorists of intersection location. Time Frame: Short Range Implementation: City of Fenton - 100 - �6. ISSUE: There is a history of traffic operation problems and accidents at all rail crossings. GOAL: Improve traffic safety at all rail crossings. RECOMMENDATIONS: A. Install rail crossing gates at Adelaide. Time Frame: Leroy and possibly at Short to Long Range Implementation: City of Fenton, CSX Railroad, and MOOT 7. ISSUE: Several capacity streets are currently at or approaching GOAL: Increase roadway capacity through improvements such as widening streets and redesign of intersections. RECOMMENDATIONS: A. Widen Owen Road, from Jennings to Shiawassee, to three or four lanes, with turning lanes at major intersections as development warrants. Time Frame: Short Range Implementation: City of Fenton B. Widen Silver Lake Road, from the west city limits through the Adelaide intersection, to four lanes, with turning lanes at major intersections as development warrants. Time Frame: Widen at Remainder - Long Range Adelaide - 101 - - Short Range; �Implementation: City of Fenton and MOOT C. Widen North Road, from Leroy to Adelaide, to four lanes; and/or redesign the intersection with Adelaide to enhance north-south travel along Adelaide (including left turn lanes and possible signalization). Time Frame: Short Range Implementation: City of Fenton D. Widen Main Street, from the proposed intersection with Silver Lake Road to the east city limits, to four lanes with turn lanes at major intersections. Time Frame: Long Range Implementation: City of Fenton E. Widen Adelaide, from North Street to Shiawassee, to four lanes. Time Frame: Long Range Implementation: City of Fenton F. Cul-de-sac Round Street north of the OWen/Shiawassee intersection to reduce vehicle trips through the intersection and to reduce the potential for traffic conflicts caused by the intersection I s limited sight distance and poor design. This recommendation should only be implemented if Grant Street can be extended west to Steel Drive. This extension would provide access for the industrial uses along Grant Street through the industrial park rather than impact homes along Grant east of Round. The city should encourage the Grant Street connection to Steel Drive. - 102 - �Time Frame: Long Range Implementation: City of Fenton G. Redesign traffic control at the Leroy and Shiawassee intersection with a full traffic signal, and move stop bars for northbound traffic to the north to provide better visibility. Curb extensions should be considered to improve safety for pedestrians crossing the streets. Time Frame: Short Range Implementation: City of Fenton, MOOT H. Construct a left turn lane on Silver Lake Road at Adelaide. This could require relocating parking areas for two businesses at the corners. Time Frame: Short Range Implementation: City of Fenton, MOOT a. ISSUE: New collector streets should be planned for large undeveloped areas which may undergo development fn the near future. GOAL: Identify general alignment fer co11eetor s w111 be needed in tflte futurf! RECOMMENDAT:IONS. A f be ttie primary access 11¥er Raid df raeted away ff'! �Time Frame: Short to Long Range, should be in pace with development of the area. Implementation: City of Fenton, Private Developers B. Construction of a collector street in the city's northeast section as development occurs. This route could link Eddy Lake Road with North Lemen, connect the gap in Lemen, and thereby provide alternative routing to Leroy and Main Streets. The city could consider "precisely platting" the alignment. Time Frame: Long Range Implementation: City of Fenton, Private Developers C. Acquire Gravel Pit Road for a future collector. This road would open up land south of w. Shiawassee to the city limits for future residential development. If acquired, the road should be repaved. Time Frame: Short to Long Range Implementation: City of Fenton 9. ISSUE: There are insufficient access management guidelines contained within the zoning ordinance to help preserve roadway capacity through regulation rather than street widening. GOAL: Improve traffic operat1mns and preserve £IP£ through the development and adoption of access management guidelines �• RECOMMENDATIONS: A. • Adopt access management guidelines in the Fenton Zoning Ordinance which give specifics for driveway placement, intersections, and parking design standards etc • Time Frame: Short Range Implementation: City of Fenton, Planning Commission 10. ISSUE: There system. is not an officially adopted bicycle path GOAL: Improve routing for bicycles by establishing and adopting an official bicycle path system. RECOMMENDATIONS: A. Implementation of the city's 1984 "Bicycle Route Evaluation" study recommendations, which include construction of exclusive bike lanes or bike paths along: • Adelaide Street from North Road to South Holly Road. • North Road from North Leroy to Poplar Street. • Silver Lake Road from Adelaide to Jennings Road. • Shiawassee Street from Donaldson to Adelaide and possibly onto the library and gazebo area (extended from the previous study). • Installation of signage to designate certain streets as bicycle routes, as noted in the previous study. • bike Where possible, incorporated along the path segments could be proposed Shiawasee River - 105 - �Corridor pedestrian linkage syst:elll. ~ t other bike routes would be proviaed Whete fna,e11,~,. Time Frame: Long Range Imp1ementat 1on : City of Fenton B. Land Use 1. ISSUE: Screening techniques betweeo uses and residential areas GOAL: Provide for adequate screeni~Jlbuff•rfng: betea industrial or commerch1 11sn -t.li resident al areas RECOMffDATIOJtS: The location of an industrial or next to a resfdent al 4istr1ct in possible the general are recOlllllelded ~ ,n a1 d �Time Frame: Imp1ementation: 2. City of Fenton ISSUE: There are several cases and trends of land use conflicts or incompatibility throughout the city. GOAL: Eliminate or minimize impacts of existing land use conflicts and prevent new conflicts from occurring through sound planning and zoning. RECOMMENDATIONS: A. • • Short Range Encourage those businesses which have been identified as land use conflicts (identified in existing land use section of the plan) to use screening or other aesthetic measures to mitigate their impact on surrounding development. Time Frame: Short Range Implementation: City of Fenton, private property owners B. Encourage the relocation of Expanded Plastics and redevelopment of the site. This may involve purchase of the building, offering of tax abatement on a more suitable site, or other relocation assistance. Time Frame: Short Range Implementation: City of Fenton C. Pursue a course of action which will eventually eliminate all serious land use conflicts within the city. This would involve rezoning parcels for a more - 107 - �■ ■ • compatible use, so that such uses will not be allowed to expand, and establishing zoning requirements which restrict the expansion or reconstruction of a non-conforming use. Time Frame: Short Range Implementation: City of Fenton, Planning Commission D. Do not allow any commercial zoning or uses within the Fenway or U.S. 23 industrial parks except for small parcels fronting on Silver Lake Road at Alloy Drive. Current commercial zoning within the industrial area should be removed, which will involve a zoning amendment. This land use planning strategy is important for the following reasons: • Commercial uses are incompatible with industrial uses within an industrial park setting. The commercial uses compromise the industrial image which is important for attracting new industry and the creation of future permanent jobs in the city. • The remaining vacant land within the industrial parks is needed to satisfy the projected long range industrial land needs of Fenton. This plan projects a long term need of 150 acres. Presently, there are only 140 buildable acres remaining in the industrial parks. P ~ Industrial uses will generate considerably less traffic in the area, thus reducing traffic congestion impact on Silver Lake and Owen Roads. Aesthetically. industrial uses will be less offensive than the commercial activities. Commercial uses depend to a large extent on extensive signage to attract Cl1stomers. - 108 - �• The industrial area, located adjacent to U.S. 23 freeway (between three interchanges) is an ideal location for potential industrial development. Improved sites, ready access to the freeway system and excellent visibility are only a few of the assets of this location. • Some of the concerns with the development of commercial uses in this area include the eventual conflict of commercial and industrial traffic, the poor access to the commercial uses along Alloy and the mixing of commercial and industrial uses which creates considerable congestion for both uses. • The city has ample commercial areas available for development. Therefore, infringing on the prime industrial area of the city is not warranted. Time Frame: Short Range Implementation: City of Fenton, Planning Commission E. Do not allow further encroachment of commercial uses into the residential strip along Silver Lake Road between Adelaide and Ponchartrain. This can be acco~plished through appropriate master planning and zoning. Time Frame: Short Range Implementation: City of Fenton, Planning Commission F. The intrusion of commercial uses into the residential area along North Leroy just north of the CBD should be contained and not be allowed to connect to the commercial district further north. This can be accomplished through appropriate master planning and zoning. - 109 - �Time Frame: Short Range Implementation: City of Fenton. Planning O)atal s 3. ISSUE: North Leroy has a negatiye streetse1pe tmaeter GOAL: Make improvements and set standards wftfcll i1 the character alon9 North Lerqy end other tho~oughfares fn the ~fty RECOMMENDATIONS: A. Create strict zoning requirements for d parking •nd. b~11d 19) sf...,,.p a.I Landscaping rec\fu reme and interior landscap n1 Time Frame: Short Range B �■ ■ Time Frame: Short to Long Range Implementation: City of Fenton, private property owners C. 1. Natural Features ISSUE: Adverse development sensitive areas. impacts on environmentally GOAL: Maximize the preservation of unique and valuable natural resources from the impacts of development. RECOMMENDATIONS: A. Through zoning and flood plain ordinances restrict and manage development within the shoreline conservation district and other flood plain and wetland areas throughout the city. 8. Use the natural features information in this plan during site plan review. Knowing if there are environmentally sensitive areas within a site being reviewed will allow the planning commission to evaluate whether the proposed plan maximizes preservation of natural features. C. Encourage the planned unit development concept in areas so designated on the general development plan (Figure 15). This will give the planning commission increased control in ensuring environmental preservation. D. Enforce compliance with the Goemare-Anderson Wetland Protection Act (Act 203, 1979). E. Initiate a street tree management program. The focus of this program would be tree regeneration. This action will prevent a particular block(s) from being clearcut due to all trees reaching mature age at the same time. - 111 - �F. Consider purchasing environmentally sensitive areas for future passive park lands. G. Acquire or obtain easement rights for a trail system along the entire length of the Shiawassee River and Mill Pond Time Frame: A through G, Short to Long Range Implementation: City of Fenton D. 1. Housing ISSUE: Balancing the mix of multiple and housing. single family GOAL: Allow a mixture of both housing types, but retain a strong single family orientation. RECOMMENDATIONS: A. Fenton should not establish a ratio standard to achieve a proper balance between multiple and single family development, but rather should manage multiple family development through the allocation of land at appropriate sites. This is accomplished through planning and zoning. Time Frame: Short Range 2. Implementation: City of Fenton, Planning Comissfon ISSUE: Conversion of large single family homes into mult ple family units. Pennft the conversion of single family homes on a 11m ted bass with strict controls GOAL. - 112 • �RECOMMENDATIONS: A. Conversions should only be permitted under a special use permit process. Standards should be set up which would have to be met before the conversion would be approved; for example the number of units could be limited to 2 or 3 units per home, a minimum unit size could be established, on-site screened parking could be required, or converted units could be limited to no more than 20 percent of the homes on a block. The city may want to consider conversions only within the urban core residential district. B. The city should consider the implementation of a rental property maintenance code. This code would set interior and exterior maintenance standards which would have to be met by all rental properties. Inspectinns could be conducted on a annual or bi-annual basis. Time Frame: For A and B, Short Range Implementation: City of Fenton, Planning Commission 3. ISSUE: Historic Preservation for Housing GOAL: Encourage the establishment of historic districts and the preservation of individual historic homes as appropriate. RECOMMENDATIONS: A Any housing rehabilitation effor ho d priority on h storic heme A pro ty placed on historic res r pub c improvements - 11 �Time Frame: Ongoing Implementation: City of Fenton 4. Housing opportunities for low/moderate income ISSUE: families. GOAL: Continue to provide and improve housing opportunities for low/moderate income families and individuals. RECOMMENDATIONS: A. Provide housing in a variety of types and sizes. B. Focus housing and infrastructure rehabilitation efforts in low/moderate income areas as identified in Figure 13. Time Frame: For A and B, Short to Long Range Implementation: City of Fenton, Planning Commission, and Genesee County E. Commercial 1. ISSUE: The Fenton Square Mall is poorly designed and lacks a cohesive image. GOAL: Improve the image, design, cohesiveness, and vitality of Fenton Square. RECOMMENDATIONS: A. A mater plan should be pr pared to guide the future development of Fenton Square This plan should e alua e and make recommendation n the 1 architecture, landscaping, on-site c rculat1on sfgnage entry treatments unification of mall stores, and marketing strategy 114 - �Time Frame: Short Range Implementation: City of Fenton, Fenton Square Businesses B. Fenton Square should be expanded to Pine Street on the east and to the Mill Pond on the south. The north side of the Mill Pond should be developed commercially from the Fire Station to East Street. A walkway should also be built along the Mill Pond. This improvement would require the demolition of several structures. Time Frame: Long to very long range Implementation: City of Fenton F. Industrial Many of the improvements needed to improve the city's industrial parks are transportation related and are addressed under transportation recommendations. 1. ISSUE: Zoning Requirements for the Industrial Park district. GOAL: Establish zoning requirements which will provide a foundation for quality industrial development and address the aesthetics of the development as viewed from the U.S. 23 freeway. RECOMMENDATIONS: A. Minimum lot size within the industrial park district should be 3 acres. B. A setback of at least 100 feet should be ru1ntafned along the 23 freeway. - 115 - �c. Loading areas should be designed o~ s u.s. 23 to the maximum extent possible C can ~e achieved through Jon ng ord1M.R¢e • • • ~ T1ine Frame. Short Range lntplementat1on. City of Fentea. Pl•~n1~g Clnlrin G. 1. Comunfty Faci11tfes ISSUE: There 1s cur~ent1y ~o for1111 Fenton. RECOMMENDATIONS. A. Make side1111ks eligible o fuNltd sewer c•p tal tmp ,,_,.,,. f1:md Time Fr1111. S rM9h Ute �city to have their vehicle maintenance garage for higher cost. performed at a private Time Frame: Long Range Implementation: City of Fenton. Fenton Area School District. - 117 �XIV. IMPLEMENTATION Major steps to be taken in implementing the C1tyi of Fent-l)ft Plan include the following: • • • • 0.,NIIMiffa Establish priorities for transportation ud beautlf1cattat (Incorporate into Capital Improvement Pregram). Begin revision of zoning ordinance and map. Assessment of funding sources. Action strategies for specific areas fdentfffed in plam. - Master Plan for Fenton Square - Detailed intersection studies/preliminary engineering - Engineering/design for road improvements - Revise and implement bicycle plan. - Burying utility lines. - Street tree management program. - Land acquisition for park lands. pl'1ld'81~~ �XV. RECREATION We recommend that the 1987 City of Fenton Recreation Master Plan be recreation component of the city's comprehensive plan. The recreation p M has been prepared to meet the Michigan Department of Natura!~-~ guidelines and makes the city eligible to apply fo~ state •IKI fide grants. �• • XVI. BIBLIOGRAPHY The following resources were used in the preparation of the City of Fenton Comprehensive Plan. Census Data, U.S. Department of Convnerce, Bureau of the Census. 1950 to 1980. Population, Income, and Household Projections, National Corporation, Ithaca, New York, March 1988. Planning Data Population Projections, Michigan Department of Management and Budget, Office of Revenue and Tax Analysis, March, 1985. Population Projections, Genesee-Lapeer-Shiawassee Region V Planning and Development Commission, Flint, Michigan 1986. Population Projections, Southeast Michigan Council of Governments, Region 1, "Small Area Forecast," Detroit, Hichigan. Population Projections, The WBDC Group, Grand Rapids, Michigan, 1988. Civilian Labor Force and Employment Estimates for &eauee and Shia:w.ss" Counties, 1980 and 1987, Michigan Employme11t Security Colllltssion. Bureau of Research and Statistics - F~eld Analysts Ul.li Michigan. News Repo~t Flint-Genesee Mi¢hig,ae 1 May 1 1:9&7. �Existing Land Use and Housing CGnditions F1e1d Sll.lrvey (Ottolle WBDC Group, Grand Rapids, Michigan. 1975 Fenton Master P-lan for Land Use, City of Fenton Pl•n and V11ican Leman and Associates, Fenton, Michigan. Fenton Wetlands Map, prepared by the National Wetl.-Js IMerd~~. Department of the Interior. Fish a11d VHcfltfe- S.rvtce, Wash "·»~"!:., 1978. Soil Survey, Genesee County, Michigan, U.S. Department ef Agf'icult Conservation Service in cooperation with the Mitbip~ Agr eut Experiment Station, Genesee, Michigan--,. 1N7. dt.!CIM• a ,- ..~ 1972. Flood Insurance Rate Map for City ef FentN- Nation Program, Federal Emergency Management AfeKY · Photography of City of Fentcm risg) e.t:esn Pl ann1 ng Conwlrl ss ion , Flint , Mi ch Pit• Aer1a1 llopk Demog lph �The Blinton Plan (Draft June Watertown, Massachusetts. 21, 1988), Sasaki & Associates Inc., 1988 City of Fenton Capital Improvement Program, City of Fenton, Fenton, Michigan. Urban Planning and Design Criteria (Third Edition), OeChiara and Koppelman, Van Nostrand Reinhold Company Inc., New York 1982. City of Fenton Water System Study. Spicer Engineering, 1981. City of Fenton Bicycle Route Evaluation, 1984. 1987 City of Fenton Michigan. Recreation Saginaw, Michigan, City of Fenton, Fenton, Michigan, Master Plan, City of Fenton, Fenton, Traffic Counts by Intersection (Counts taken on 12-17-87 and 12-18-87, counts taken for one half hour and expanded to reflect one hour volumes): Leroy at Main/First Silver Lake at Roberts South Leroy at Silver Lake North Leroy at Silver Lake South Leroy at Shiawassee North Leroy at North North Adelaide at North East Caroline at Walnut South Adelaide at Shiawassee North Adelaide at Silver Lake - 122 - �Persona Interviews: Edward B. Koryzno Jr., City Manager, City of Fenton. Michael Cain, Administrative Assistant, City of Fenton. Leslie P. Bland, Director of Public Works, City of Fenton. Gerald Cattaneo, Police Chief, City of Fenton. Bruce Dorland, Fire Chief, City of Fenton. Ann Black, Executive Director, Fenton Area Chamber of Commerce. Kathryn Cain, Director, Fenton Community Center. Esther Alderman, Financial Administrative Assistant, Fenton Area Schools. Bob Chenowith, Developer of Fenway Plaza and co-chairman of the Fenton Growth Resources Committee. Jerry Mansour, Mansour Developments, Flint, Michigan. John Mansour, J.M. Developments, Fenton, Michigan. Jim Pushman, Pushman Manufacturing, Fenton, Michigan. Jim Dmoch, Ideal Pharmacy in Fenton Square, Fenton, Michigan. Lynn McClure, Dancers Store in Fenton Square, Fenton, Michigan. Philip G. Stair, Genesee County Metropolitan Planning C01111tissfon, Economic Development Division, Flint, Michigan. Timothy Leonard, Principal Planner, Genesee County Metropolitan Planning Commission, Flint, Michigan. - 123 - �Tom Goergen, Planner, Genesee County Metropolitan Planning Commission, Flint, Michigan. Jul ·e A. Hinterman, Community Development Development Program, Genesee County Corn~ission, Flint, Michigan. Specialist, Conmunity Metropolitan Planning Anthony Schifano, Executive Director, Flint-Genesee Corporation, Flint, Michigan. Public Meetings on Master Plan: October 8, 1987 January 21, 1988 February 18, 1988 March 31, 1988 May 5, 1988 June 16, 1988 September 15, 1988 November 3, 1988 (Public Hearing) December 15, 1988 - 124 - � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Fenton_Comprehensive-Plan_1989 Creator An entity primarily responsible for making the resource City of Fenton Planning Commission, City of Fenton, Genesee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1989-02 Title A name given to the resource City of Fenton, Michigan Comprehensive Plan 1989 Description An account of the resource The City of Fenton, Michigan Comprehensive Plan 1989 was prepared by the City of Fenton Planning Commission with assistance from The WBDC Group in February 1989. Contributor An entity responsible for making contributions to the resource The WBDC Group (consultant) Subject The topic of the resource Comprehensive plan publications Fenton (Mich.) Genesee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ede598b49b2ced6432ca61cddc31c866.pdf 871fd7c9f420adc211fdd7fce64ced8a PDF Text Text CITY OF GAYLORD 1990-1995 RECREATION PLAN Adopted: June 14, 1990 GAYL0RD the Alpine Village CITY COUNCIL: CITY PLANNING COMMISSION: Ernest Grocock, Mayor William Tholl, Mayor Pro-Tern Patrick Mankowski Luke Noss Eugene Niedzwiecki Tom Nelson Scott Dunn Sandra (Toni) Brown, Chairperson Gerald Campbell Norm Brecheisen Kellie Galer Leona (Sam) Titus Maude Gilmore Douglas Squires Steve Swan Terra Deming �City of Gaylord PHO:\E (5 Ii) 732-4060 F:\X (517) 732-8266 225 WEST \IA!:\ STREET GAYLORD. \1ICHIGAN 49735 ~ aAYL0ftD 1hl' Alpu:e V,lla~., June 13, 1990 Mr. Philip Wells Department of Natural Resources Stevens T. Mason Building P.O. Box 30028 Lansing, Michigan 48909 Dear Mr. Wells: I hereby certify that the following resolution was passed at the City Council Meeting of Monday, June 11, 1990: Moved by Nelson, supported by Dunn to adopt the revised City of Gaylord 1990/1995 Recreation Plan as presented. Ayes: Grocock, Nelson, Dunn, Noss and Thall. Nays: None. Motion carried. Thank you. Sincerely, /llmo__) ~~ Rebecca Curtis City Clerk �STATE OF MICHIGAN IZ NATURAL RESOURCl:'.S COMMISSION THOMAS J . ANDERSON MARLENE J . FLUHARTY GORDON E. GUYER KERRY KAMMER ELLWOOD A. MATTSON 0 . STEWART MYERS RAYMOND POUPORE JAMES J. BLANCHARD. Governor BEPARTMENT OF NATURAL RESOURCES STEVENS T. MASON BUILDING P.O. BOX 30028 LANSING. Ml 48909 DAVID F. HALES. Director July 12, 1990 Mr. Dave Siegel, City Manager City of Gaylord 225 W. Main Gaylord, Michigan 49735 Dear Mr. Siegel: SUBJECT: City of Gaylord Recreation Plan The community recreation plan referenced above has been approved by this Division. City of Gaylord is now eligible to participate in our grant programs through December 31, 1995. We ask that you provide copies of the final plan to the Community's elected and appointed officials and make copies available to the public. All projects for which grant assistance is sought must be listed and justified in the plan. The community may amend the plan as needed. All amendments must be accompanied by evidence of approval by the community's governing body. Amendments must be in the form of either (1) a complete revised document, with a cover letter describing the changes; or (2) substitute or additional pages, with clear indication as to where they are to be inserted in the plan (the second option applies only if the plan on file here is suitably bound). Plan revisions will not extend the eligibility period stated above unless all plan content is updated and the community requests extended eligibility. If you have any questions on this, please contact me. Sincerely, ~ jA£~ -~ ~ ~ i -~:[{., Mgr. , Recreation Planning Recreation Services Branch Recreation Division 517-335-3038 PW:mlf cc: Mr. Eric Antisdale, MDNR R1026 3/89 �TABLE OF CONTENTS Page I. INTRODUCTION 4 CULTURAL AND PHYSICAL DESCRIPTION OF OTSEGO COUNTY 5 Transportation and Regional Location . . · ~ . . Natural Resources . • . . . . . . . . . . . Water Resources . . . . . . . . Environmental Conditions. . . . . .. Land Use . . . . . . . . . . . . . . . . . . Population . . . . . . . . . . . . . . . . Economic Activity • • . . . . . . . . Utilities . . . . . . . . . . . . . . . . II. III. IV. v. VI. 6 7 15 19 23 26 . . . . . . . . . . . . . . . . 28 . . . . . . . . . . . . . . . . . . . . 40 . . . . . . . . . . . . . . . . 43 . . . . . . . . . . . . . . . . . . . 44 RECREATIONAL INVENTORY ADMINISTRATION 5 5 DEFICIENCIES AND NEEDS LONG RANGE GOALS SHORT TERM OBJECTIVES . . ..... 2 . . . . . . . . . 45 �LIST OF TABLES Page Table# . . . . . . 1 AGRICULTURE 1964-1982 • • • . 2 POPULATION BY CIVIL DIVISION, OTSEGO CO., MICHIGAN 1970-1988 . . • . . . • . . . . . . . . . 19 POPULATION BY AGE GROUP, OTSEGO CO., MICHIGAN 1970-1980. • •.......... 20 3A POPULATION BY AGE GROUP, CITY OF GAYLORD, MI 22 4 POPULATION PROJECTIONS, OTSEGO CO. 3 17 . . . . . . 22 LIST OF FIGURES Figure# 1 GENERALIZED SOILS MAP. 2 LAND USE MAP 3 PLANNING PROCESS AND ADMINISTRATIVE STRUCTURE. 4 ASPEN PARK NATURE AREA 5 DOUMAS PARK. 6 FREEL PARK 7 HALE PARK 8 CITY OF GAYLORD AND J:T'S PARKS 7a . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 16a 41a 45a 46a 47a 47b 44a �INTRODUCTION The preparation of this 1990 Parks and Recreation Plan has been a continuous process since 1985 when the City Council and Planning Commission was studying the recreation needs of the community. The purchase of Aspen Park, a quiet nature area, with City Funds is a testimony to the dedication of improving recreation needs for City, County and visitors alike. ' Specifically this plan was formulated by the City Staff under the guidelines set forth by the City Planning Commission. One of the criteria for this plan was to integrate with Otsego County's Recreation Planning. The staff received help from numerous sources including, but not limited to the following: Citizens of Gaylord City Council Gaylord Community Schools Michigan Employment Security Commission Northeast Michigan Council of Governments Otsego County Parks and Recreation Department Otsego County Soil Conservation District The Planning Commission held a series of meetings with the above mentioned agencies and the public was invited for input. In some instances particular individuals were specifically invited to work with both the Planning Commission and City Staff. The City of Gaylord is the only incorporated City in Otsego County therefore, great effort was taken to include the Gaylord Community Schools and Otsego County. In some instances City facilities are utilized by the school and the County. Therefore, the Planning Commission took great pains to receive input from these two groups. The 1990 Recreation Plan formally establishes a set of goals to further enhance the recreational opportunities for all citizens living or visiting the Gaylord area. The City Council and Planning Commission realize this Recreation Plan is the first step to allow the realization of the full potential of our park systems. For the City of Gaylord to accomplish the stated goals and objectives of this plan, cooperation with many local, State and Federal agencies is necessary. With the initiative set forth by the City Council and Planning Commission reaching the stated goals of this plan will become a reality because of the continued efforts to cooperate with other governmental agencies for the benefits of all citizens. 4 �I. CULTURAL AND PHYSICAL DESCRIPTION OF THE CITY OF GAYLORD AND OTSEGO COUNTY TRANSPORTATION AND REGIONAL LOCATION The City of Gaylord has the advantage of being centrally located in northern Michigan. It is serviced by Interstate 75, which as of this writing, {March 1, 1990) is the only four lane interstate freeway system in northern Michigan. The freeway provides convenient access for travel to and from populated areas of southcentral and southeastern Michigan. The freeway has much impact on the economic livelihood of the City and County, providing convenient access for tourists downstate. The major east-west route serving Gaylord and Otsego County is M-32. This route connects Gaylord with Alpena, the largest city of northeast Michigan, a distance of 72 miles. To the west, M-32 indirectly provides access to Traverse City, Charlevoix and Petoskey. The Gaylord Industrial Park Airport, located one mile southwest of downtown Gaylord, provides both private and charter service. Charter service is provided by one company. The air field is capable of accommodating a 727. It is a Class A airport, has a full-time manager and is open seven days a week. The City of Gaylord and Otsego County are serviced by the Detroit and Mackinaw Railway. There is one main line running north-south through the city and county in close proximity to I-75. No passenger service is available on this line. NATURAL RESOURCES The most important natural resources of the area in terms of providing a foundation for recreational activities are the abundance of trees, clean air, clean water and wild game. Each of these also provides an important economic base for the area. Tourists, primarily from southern Michigan are attracted to Gaylord because of the recreational amenities available. Many jobs in Gaylord and Otsego County are highly dependent on the tourist dollar. Also, the abundance of trees supports a healthy lumber and wood products industry. Georgia-Pacific, located in Gaylord, employs approximately 275 people and produces wood products. 5 �Water Resources The City of Gaylord has very minimal surface water resources. There are no lakes or streams in the City of Gaylord. Scott's pond, located partially in the City's Aspen Park, is the only surface water. This pond consisting of a few acres is home to two beaver families and a source of drinking water for native animals in the area. The City is blessed however, with abundant drinking water. The City recently built a $7.2 million dollar wastewater treatment facility to help protect this valuable natural resource. The problem of pollution of our natural resources was the driving force that led to the new facility being built in 1986. The urbanization trend and increase in population necessitates the proper removal and disposal of domestic and industrial wastes to avoid any possibility of contamination to the City's water supply and resulting hazards to the Community's health. 6 �Environmental Conditions a. Soils & Subsurface Conditions Soils in the Plan of Study Area (City of Gaylord) are a result of a large intermorainal outwash plain exhibiting deep granular soils with high permeability and little evidence of surfa~e drainage features. The predominant soil series within the study Area are of the Rubicon-Grayling Association, the Kalkaska-East Lake-Mancelona Association, or the Leelanau-Emmet-Kalkaska Association. The U. s. Department of Agriculture system of classification describes these associations as follows: RUBICON-GRAYLING ASSOCIATION These are nearly level to gently sloping, well drained, sandy soils. Areas of these soils are popularly designated as Jackpine plains. They have low natural fertility, low moisture holding capacity, and rapid permeability. KALKASKA-EAST LAKE-MANCELONA ASSOCIATION These are nearly level to gently sloping, well drained sandy and gravelly soils of the hardwood plains. These soils are slightly more fertile and hold slightly greater amounts of moisture than those in the Rubicon-Grayling Association. LEELANAU-EMMET-KALKASKA ASSOCIATION These are sloping to steep, well drained sandy and loamy soils on complex rolling areas and hills. They range from medium to moderately low or low in natural fertility and moisture holding capacity. Permeability ranges from moderate to rapid. Underlying the surface soils of the area is a very thick stratem of sand with a few isolated clay lenses which are typically less than five feet thick. The bedrock is located at a depth of more than 600 feet. Figure 6 shows the generalized soils for the Study Area. 7 �. - _, ~ r ·i I f. I ,r ,. l r t l • l "Ultt... I I l4 I 1...-. I ~ -~- l I I I I I ~ I! · -umn I ·I , :I ~ 'I • IiI I I I __ ..JI Cl I H I ¢. ..$iiii.!! . - --·-- L . . . . . . 0A-J.A- IC ·rI ·-= ,..... ___ 0 KALKASKA ~ RUBICON EAST LAKE MANCELONA GENE~ALIZED SOILS GRAYLING an LEELANAU • . EMMEI mJ CARBONDALE • TAWAS KALKASKA FIGURE 1 ROSCOMMON SOURCE: U.S. :tPARTM::NT 7a OF lG"ICV...r:q~ o.::s �b. Hydrology & Topography The Plan of Stuoy Area lies primarily within the drainage basin of the Sturgeon River. The headwaters of the Sturgeon River is located to the northeast of the City of Gaylord and flows in a northerly direction where it flows into Burt and Mullett lakes. Drainage out of these lakes is to the north down the Cheboygan River to Lake Huron. A small portion in the southern part of the Study Area drains into Otsego Lake and then to Lake Huron through the AuSable watershed. The topography of the Plan of Study Area displays natural slopes generally less than 1.5 percent. This relatively flat terrain is evident throughout most of the Plan of Study Area except in the northeasterly portion where gullies can be found. These gullies are tributaries to the Sturgeon River. c. Climate Otsego County's climate is classified as temperate-humid-continental. Day to day weather is characterized by constantly changing weather patterns. The county seldom experiences prolonged periods of excessively hot weather or of extremely cold weather. The prevailing winds are predominantly westerly. The average length of the freeze-free period, the number of days between the average date of the last spring freeze (32o F.) and the average date of the first fall freeze (32o F.) is 116 days. The average annual snowfall is 136.2 inches. Area lies within the "Lake Snowbelt". The Plan of Study The maximum one hour rainfall expected to occur in the county at fifty year intervals is about 2 to 2.2 inches, the maximum estimated fifty year, twenty-four hour rainfall is about 4 to 4.5 inches. 8 �Inventory of Lakes in Otsego County , There are a total of 336 lakes/ponds in the County according to a Michigan Lake Inventory Bulletin done by the Department of Resource Development at Michigan State University. Twenty-six of these lakes are 50 or more acres in size. The largest is Otsego Lake covering approximately 1,972 acres or 3.08 square miles. Names of Lake. Location & Area Description of Lake .. Bear (Big) Lake Panfishing; 100% mineral shoreline; maximum depth 30 feet; public access Sec. 1, 2, of T29, 30N, RlW, 435 acres Bear (Little) Lake Private development around most of lake 100% mineral shoreline; maximum depth 35 feet Sec. 2, T29, 30N, RlW, 127 acres Douglas Lake Panfishing; 100% mineral shoreline Sec. 9, T29N, RlW, 94 acres Crapo Lake Maximum depth Sec. 30, T29N, RlW, 92 acres 3 feet; panfishing; 60% mineral shoreline, 40% organic Bass Lake Panfishing, trout fishing; maximum depth 20 feet; 90% mineral shoreline; 10% organic Sec. 1, 2, 11, T29N, R2W 70 acres 9 �Turtle Lake Undeveloped natural lake; 20% mineral shoreline, 80% organic Sec. 4, 33, T2~, JON, R2W 164 acres Emerald Lake Panfish, pike; maximum depth 35 feet; 75% mineral shoreline; 25% organic Sec. 1, 6, T29N, R2,3W 53 acres Opal Lake Public access; panfish, pike; 100% mineral shoreline; maximum depth 42 feet Sec. 1, 12, T29N, R3W 122 acres Otsego Lake Public access sites including beachfront; much of shoreline is privately owned; panfish, pike, muskies; 90% mineral shoreline; 10% organic T29,30N, R3W 1972 acres, 3.08 sq. miles Chub Lake Panfish, pike, trout; maximum depth 74 feet; 75% mineral shoreline, 25% organic Sec. 14, 23, T29N, R3W 75 acres Heart Lake Residential developed lake; 100% mineral shoreline. Public access. Sec. 20, T29N, R3W 65 acres 10 �Barefoot Lake Sec. 29, 32, T29N R3W, 225 acres • Public access; prankish; pike; 100% mineral shoreline Lynn Lake Sec. 23, 24, 25, 26 T29N RAW, 52 acres Undeveloped natural lake; panicking; 10% mineral shoreline, 90% organic Big Lake Sec. 7, 8, T30N, RAW 126 acres Public access; prankish, pike; 90% mineral, 10% organic; maximum depth 81 feet Dixon Lake Sec. 14, T30N, R3W 78 acres Public access; panfish, pike; maximum depth 30 feet; 100% mineral shoreline Perch Lake Sec. 30, T30N, R3W 65 acres Much of shoreline privately developed; panfish; 100% organic shoreline; maximum depth 26 feet Thomas Lake Sec. 23, T30N, R4W 53 acres Undeveloped natural lake; panfish, pike; 100% mineral shoreline Lake Manuka Sec. 25, 35, 36, T30N R4W, 163 acres Public access; panfishing; maximum depth 27 feet 100% mineral shoreline 11 �Buhl Lake Sec. 32, T30N, R4W 95 acres " Undeveloped natural lake with 100% mineral shoreline South Five Lakes Sec. 2 9 , 3 O , 31 , 3 2 T31N, R3W, 50 acres Undeveloped natural lake Lake Five Sec. 29, 30, T31N, R3W 64 acres Undeveloped natural lake Porcupine Lake Sec. 13, 23, 24, T31N R4W, 61 acres Panfishing; 100% mineral shoreline; maximum depth 23 feet Lake Twenty-seven Sec. 27, T31N, R4W 120 acres Some private development around lake; 100% mineral shoreline Guthrie Lake Sec. 36, T29N, R3W 115 acres Private development 100% mineral shoreline Lake Horicon Sec. 1, 2, 11, 12, T29N R4W, 63 acres Undeveloped natural lake with 100% mineral shoreline Lake Tecon Sec. 2, 11, 14, T29N, R4W 270 acres Some private development on west side of lake; panfishing; 100% mineral shoreline; maximum depth 3 feet 12 �Minerals Mineral Resources in the county have also contributed to the economy. Otsego county, in 1989, was one of the leading county in the state in terms of oil production. It is estimated that 400 people are employed in the drilling, exploration and production of gas and oil. Nearly six million barrels of oil were produced in the county in 1983. Also, in that year, over 12 million cubic feet of natural gas was produced, making Otsego County the 4th leading gas producing county in the state. Hydrology Otsego County has a total of 6,682 acres ot surface water in the form of 116 lakes. The county also has 140 miles of trout streams. Fishing is very popular for trout on most streams, with several lakes also having trout populations. The warmer lakes normally have bluegill, bass, perch and pike. Tiger musky have also been stocked in several lakes and are reaching trophy size. A complete inventory of county lakes and streams is on a preceding page. Groundwater supplies in the county are very productive in the predominant gravels and unconsolidated sands of the glacial drift. The groundwater aquifers are recharged by precipitation which is readily absorbed by the permable soils. Individual wells near the lakes and streams are usually quite shallow due to the existing high water table. Wells located on high moraines may be in excess of 250 feet. Wells in the county of 6 inch in diameter or more will yield from 10-500 gallons per minute. The county consists basically of two watersheds, one being the Cheboygan watershed draining northerly and consisting of the Sturgeon, Pigeon and Black Rivers. The southern part of the county drains south into the AuSable watershed. Soil Classification The soils breakdown presented in Figure 5 was obtained from information made available by the Soil Conservation Service. The following notes applying to the individual soil types listed on the map, are taken from the pamphlet "Interpretations of the General Soils Map of Otsego County, Michigan". Soil Association 1: Rubicon-Grayling-Kalkaska These are nearly level to undulating, well drained sandy soils, popularly designated as jack pine plains. They have low natural fertility, low moisture holding capacity and rapid permeability (dominant slope 0-6%). 13 �Soil Association 2: Kalkaska-East Lake-Mancelona These are . nearly level to undulating, well drained sandy and gravelly soils of the hardwood plains. These soils are slightly more fertile and hold slightly greater amounts of moisture than those listed in Association 1 (dominant slope 0-6%). Soil Association 3: Coventry-Karlin These are nearly level to undulating, well drained sandy and loamy soils occupying high plateau-like areas in the uplands. They have medium to moderately low fertility and moisture holding capacity with permeability ranging from moderate to rapid (dominant slope 0-6%). Soil Association 4: Rubicon-Graycalm-Montcalm These are undulating to rolling well drained sandy soils on uplands, including dry valleys, benches, plateau-like areas and many small lakes. These soils have moderately low to low natural fertility and moisture holding capacity and rapid permeability (dominant slopes 2-12% and 6-25%). Soil Association 5: Kalkaska-Blue Lake-Rubicon These are dominantly sloping to steep, well drained sandy soils. Most areas consist of a network of ridges enclosing dry valleys with steep escarpment-like sides. The soils are low in natural fertility and moisture holding capacity with rapid permeability (dominant slopes 2-12% and 6-25%). Soil Association 6: Emmet-Leelanau These are gently sloping to sloping, well drained sandy and loamy soils on the undulating to rolling uplands. Major soils in this association have medium to moderately low natural fertility and moisture holding capacity with moderate to moderately rapid permeability (dominant slope 2-12%). Soil Association 7: Leelanau-Emmet-Kalkaska-Mancelona These are sloping to steep, well drained sandy and loamy soils on complex rolling acres and hills. They range from medium to moderately low or low in natural fertility and moisture holding capacity with moderate to rapid fertility (dominant slopes 2-12% and 6-25%). Soil Association 8: Nester-Kawkawlin-Iosco These are nearly level to gently sloping, well drained to somewhat poorly drained loamy soils of the till plain, including random small wet spots and swales. Major soils in this association have moderately high natural fertility and moisture 14 �holding capacity with moderately slow permeability (dominant slope 0-6%). Soil Association 9: Ubly-Nester-Menominee These are gently sloping to rolling, well drained sandy and loamy soils on uplands, including random small muck-filled depressions. Major soils in this association have medium to moderately high natural fertility and moisture holding capacity. Permeability ranges from moderately rapid to moderately slow (dominant slope 2-18%). Soil Association 10: Carbondale-Tawas-Roscommon. This association consists of poorly drained sandy soils and mucks occurring mainly in stream channels and swamps. they have low natural fertility with moderately rapid to rapid permeability. Moisture holding capacity is high in the organic soils and low in the sandy mineral soils (dominant slope 0-2%). LAND USE Otsego County has 334,272 acres or 527 square miles of land area. Of this, 91,101 acres (142.3 sq. miles) or 27.25 percent of the land in the county is owned by the Michigan Department of Natural Resources. The land use analysis presented here explores the county's physical character. This information is important since land and water resources play such a vital role in establishing the character of the county and in providing opportunities for recreational activities. Total land uses were tabulated by Michigan State University in their publication "County and Regional Facts" (1979). These figures show that the land use for Otsego County is: Total Area: Inland Water: Land Surface 344,172 acres 6,784 acres 337,388 acres Forested: Agriculture: Transportation: Recreation: Urban: Other: 251,000 45,904 9,120 489 1,261 29,614 acres acres acres acres acres acres ( 74.4%) ( 13.6%) ( 2.7%) ( 0.1%) ( 0.4%) ( 8.8%) TOTAL: 337,388 acres (100.0%) 15 �A general synopsis of land use in Otsego County includes the following (See Land Use Map on following page): Forest land makes up the bulk of the county's land use (approximately 75%). Over one-third of the forest land in the county is state owned with the remainder in private hands. Agricultural land is composed primarily of small to medium sized farms (under 500 acres) producing hay, potatoes or corn. The amount of land devoted to agriculture has decreased by nearly one-third since 1964. Residential land is concentrated in the City of Gaylord, portions of the surrounding townships, along the major lake shores, and in the smaller villages of the county. Nearly 85% of all residential structures in the county are single family units. Mobile homes account for approximately one out of every nine residential structures in the county. There are over 20,000 subdivided parcels in the county. Currently, 2,500 of these parcels are developed. Another 2,900 were platted before the existing building codes took effect and are unsuitable for development. This leaves over 14,000 legally subdivided parcels available for development throughout the county. There are also nearly 1,000 ten acre parcels throughout the county, many of which are currently undeveloped and could be available for future residential use. Commercial facilities within the county fall into three categories based on the markets they serve. 1. Travel services along I-75 and Old 27 for those passing through or visiting the area. 2. County-wide specialized services provided in the City of Gaylord for all residents of the area as well as travelers and vacationers. 3. Convenience facilities located in or near villages throughout the county. These serve the more rural year-round and seasonal residents plus the visitors or travelers and provide general goods and services. Industrial activity in the county is related to either manufacturing (primarily durable goods) or resource extraction. Manufacturing operations are located at the southern edge of Gaylord and in or near Vanderbilt with major products including construction materials, auto components and copper tubing. Resource extraction includes several gravel pits located throughout the county as well as oil and gas drilling and processing sites. The county's location along the Niagaran Reef 16 �• 1 • I H I I :.-.,, 5 --·-- L -D•- IC LAND USE MAP ll NlUSTRIAl. EXTilACTI'IIE -AGR!CULn.RAL ~ PUB.JC FOMST . "'R'!IVATI FOREST :~ Pl.A TTI:O SUSIJVISIONS ~::lECREATICJ,IAl. PUBLIC FAQUT'r g 16a FIGURE 2 �has meant increased oil and gas drilling in recent years which has led to the construction of several pipelines and gas sweetening plants in the county. Recent emphasis has shifted to Antrim exploration and processing period. Recreation activity is an important element in both Otsego County's general character and its economy. Public recreation lands include extensive state forest holdings, as well as the State Park and County park located along Otsego Lake. These are general recreation facilities providing sites for a wide range of individual or group outdoor activities. The City and county also have a wide range of privately owned recreation sites for more specific activities (skiing, golf, etc.) and offers extensive opportunities for recreation on privately owned undeveloped property (hunting, snowmobiling, hiking, etc.). The lakes and rivers of the area are another important part of the county's character and provide many opportunities for recreation activity. Lake and riverfront property has become valuable for both its residential as well as recreational potential. The City and county's connection with I-75 has helped to make it an excellent location for commercial, recreation and industrial activities. East-west connections to other portions of the state are somewhat inadequate and could be improved. The county has adequate freight service, but is lacking passenger service by rail. Daily passanger air service has been initiated in the spring of 1990. Agriculture and Forestry Agriculture and forestry combined to make up 88% of Otsego County's land use. Forestry plays an important role in total land use and in the county's economic picture. Approximately 75% of the land surface of the county is forested with another 13% in agriculture. Less than 1% of the county's land is used for urban activities. TABLE I AGRICULTURE 1964-1982 OTSEGO COUNTY Year Number of Farms 1964 1968 1974 1978 1982 266 172 132 151 142 % Change Acres in Farms % Change 61,867 46,052 35,308 41,500 41,510 - 26% - 23% 18% - 35.0% - 23.0% 14.4% 6.0% 17 �Table I shows the number of farms and farm acreage for the county from 1964 - 1982. Agricultural land in the county is made up primar~ly of small to medium size farms. In 1982, 80% of all county farms were between SO and 500 acres in size. Only four farms in the county were over 1,000 acres. Major products include potatoes, oats, corn, livestock and dairy products. With 63% of the county's forested area in private ownership, there has been an increasing tendency to split large holdings into 10 acre parcels for seasonal and year-round residences or other uses. These smaller parcels, owned by a diversity of individuals, cannot be effectively managed for productive timber cutting and their continued increase reduces the return from this important resource. ~ The physical form of a community is the result of the actions of many individuals and agencies. The buildings and structures created by private enterprise requires supporting public facilities such as streets, utilities, parks and schools. The manner in which these public and private improvements are related to each other largely determines the character of our community. Proper planning of these relationships results in an orderly, attractive community. Residential uses occupy the greatest amount of developed land area within Gaylord. Though the residential pattern is located fairly uniformly around the central business district, new residential developments have been primarily taking place to the northeast and north. Scattered residential uses are found along M-32 to the east and Old Highway 27 to the North. The long-established business district is located at the crossing of M-32 and Business Loop 27, generally the geographic center of the City. This was the largest concentration of commercial land uses, but new development within the past few years along M-32 to the west and along Business Loop 27 to the South are the new developing commercial areas. Industrial land uses form a definite pattern in Gaylord. This being concentrated along Dickerson Road which leads to the Gaylord Air Industrial Park. The Industrial park comprises the remaining industrial area of the City. Public and semi-public uses occupy a considerable amount of the area within and around the City of Gaylord. The Hidden Valley Ski Club and golf course forms a large mass on the east side of the City; the community School, and City property forms a large mass to the south; The former state hospital which is now county owned property occupy large tracts to the north. West of Interstate 75 is the Otsego County Airport which occupies a large tract which impedes development in that area. PU.blic and semi-public uses in Gaylord occupy a considerable share of the developed land within the City. 18 �POPULATION Table 2 s~ows population by civil division within the county. A quick reference to the county map, indicates that most of the population as well as the most significant growth is in the municipalities around the I-75 corridor from Gaylord south to the Crawford County line. The amenities and recreational opportunities offered at Otsego Lake may be responsible for more rapid development in this particular area of the county. Developments that offer some degree of privacy of "space" between neighbors, such as Michaywe', are currently attractive to many residents. Michaywe' had an excess of 40 new homes constructed in 1989. TABLE 2 POPULATION BY CIVIL DIVISION OTSEGO COUNTY. MICHIGAN 1970-1988 Civil Division Otsego County Bagley Township Charlton Township Chester Township Corwith Township Dover Township Elmira Township Gaylord, City of Hayes Township Livingston Township Otsego Lake Township Vanderbilt, Village of 1988 1980 1970 16,900 4,630 1,010 710 1,390 410 1,030 3,440 960 1,810 1,360 560 14,993 4,106 823 10,422 2,294 573 332 1,126 317 486 3,012 661 1,313 432 899 3,011 888 1,703 416 1,157 1,393 473 525 522 19 (1970-1988) % Change 62.2 101. 8 76.3 76.3 23.4 29.3 111.9 14.2 130.8 29.9 187.5 7.3 �TABLE 3 POPULATION BY AGE GROUP OTSEGO COUNTY, MICHIGAN 1970-1980 Age Group Total 00-04 05-14 15-24 25-34 35-44 45-54 55-64 65+ 1980 % of Total 1970 % of Total 14,993 1,252 2,710 2,550 2,287 1,757 1,446 1,357 1,634 8.4 18.1 17.0 15.3 11.7 9.6 9.1 10.9 10,422 1,033 2,460 1,538 l,3oj 1,110 1,026 965 987 9.9 23.6 14.7 12.5 10.6 9.8 9.2 9.5 A major consequence to the area is the influx of seasonal and temporary residents. During the summer months population estimates have shown more than a 200% increase over the permanent population•. This figure only includes seasonal/temporary housing residents, campers and renters at commercial lodges. It does not include private camps and resorts, visitors who stay with family or friends or mobile homes. Although many of these seasonal/temporary residents utilize the area beaches and state forestlands, they also are showing an increasing demand for day-use of the City and County recreational facilities. The winter season is also becoming increasingly popular with temporary residents utilizing ski slopes, ski trails and snowmobile trails in the county. The Gaylord area is promoted as the Golf Mecca, the heart of America's summer golf capital. Several new championship golf courses have recently been built with more slated for construction in 1990. In 1989, 200,000 rounds of golf were played compared to 145,903 in 1987. The total golf impact on the area economy is $112,500,000**· The recent impact of golfing in the area has been phenominal. Table 3 provides a breakdown of population by age groups within Otsego County. The percentage of total population is given to show the relative importance to the total population. * Figure derived from Clean Water Program Interim Outputs, NEMCOG 1977 ** Gaylord Area Convention and Tourism Bureau 20 �The 5-14 age group was the largest in 1970 and 1980, in both relative and in absolute terms. The relative increase of the 15-24 age group in 1980 is partly from the aging of the 5-14 age group of 1970. Relative increases were noted in the 25-34 and 35-44 age group as well. Much of the increase of these age groups was from migration into the county. Additionally, important increases occurred in the 65 and over category. The importance of a large 5-14, 15-24 and 65 and over age group concerning recreation must be recognized. The 5-14 and 15-24 age groups are most likely to require and utilize recreational provisions. Also, the 65 and over age group is composed of retirees frequently with considerable leisure time which creates a need for recreational opportunities for senior citizens. A major component of population change, in addition to births and deaths, is migration in and out of a community. Net migration is determined by subtracting deaths from births and comparing this sum to population change recorded by the Census. With a population increase from 1970-1980 of 4,571 (14,993 10,422) we want to know how much was natural increase and how much was from migration. During this period there was 1,140 more births than deaths, thus the natural increase•. Therefore, the remainder of the increase, 3,431 people migrated to the county from 1970-1980. This means that 75% of the population increase from 1970-1980 was from migration into the county. Population projections for the county are based on current trends. Department of Management and Budget (DMB) estimates for 1983 for the county placed the population at 15,283 and projects the 1990 population to be 18,569. The DMB projects the 1995 Otsego County population to be 21,586 and the 2000 population to be at 24,792. * Source: Office of Revenue and Tax Analysis, Michigan Department of Management and Budget 21 �TABLE 3A POPULATION BY AGE GROUP CITY OF GAYLORD* AGE GROUP o - POPULATION COUNT 5 Years of Age 198 189 276 327 223 197 167 154 162 153 147 167 121 131 127 272 5 - 9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75+ Total City Population 3,011 Female Population 1,686 Male Population 1,325 .. TABLE 4 POPULATION PROJECTIONS OTSEGO COUNTY Year Population 1970 1980 1990 2000 * Source: 10,422 14,993 18,569 24,792 Migration 3,431 2,305 4,509 Total Increase 4,571 3,576 6,223 % of Total Increases from Migration 75% 64.5% 72.5% GENERAL POPULATION CHARACTERISTICS, 1980 United States Census Bureau, Page 276 22 �ECONOMIC ACTIVITY The unemployment rate for 1989 for Otsego County was 7.2 percent, an increase of .4 percent from 1988. The Gaylord Labor Market Area has had the lowest unemployment rates in northeast Michigan for the past several years. The average unemployment rate for the eight counties of northeast Michigan was 10.9 percent in 1988 and 10.6 percent in 1989. Non-manufacturing jobs accounted for 72.4 percent of total employment in Otsego County in 1989. The service industries combined with retail trade are responsible for 82.2 percent of the non-manufacturing jobs. With the addition of retail construction this trend appears to be increasing. City and County Employers The following is a list of the major employers (over 50 employees) in Otsego County: Carter's Gaylord 65 employees Elias Brothers Gaylord 65 employees Gaylord comm. Schools Gaylord 250 employees Gaylord Opportunity Gaylord 85 employees Georgia Pacific Gaylord 275 employees Glen's Market Gaylord 160 employees GTE North Gaylord 75 employees Old Kent Bank Gaylord & Branches 75 employees Higgins Industry Vanderbilt 75 employees Holiday Inn Gaylord 65 employees K-Byte Co. Gaylord 250 employees Mark One Automation Gaylord 75 employees Mayfair Plastics Gaylord 50 employees McDonald's Gaylord 60 employees 23 �Otsego Mem. Hospital Gaylord 250 employees Otsego Ski Club Gaylord 100 employees Provincial House Gaylord 100 employees Standard Products Co. Gaylord 340 employees Otsego Co. Courthouse Gaylord 80 employees Sugar Bowl Gaylord 50 employees Van Products Vanderbilt 75 employees The list below gives the smaller employers in the City & county: Alpine Molding, Inc. Plastic Products Bozzer Brothers Construction Machinery Central Printing Corp. Publishing, advertising 16 employees E-Z Lift, Inc. Door Manufacturing 14 employees Jobbers Warehouse Wholesale Auto Parts 16 employees Michigan Hardwoods Pallets, Skids, Wood 3 employees Norandex Sales Co. Metal Doors, Siding 5 employees North Central Steel & Fabricators Steel Warehousing 3 employees Otsego Log Cabin Co. Bldg. & Components 16 employees Peet Packing Co. Meat Packing Plant 12 employees Roberts Boring & Mfg. Fabricating, Mach. Shop 50 employees 24 18 employees 4 employees �The preceding list of Basic Employers in Otsego County show the diversity of the numbers of employer's and the different types of produots, manufacturing and services offered in the Gaylord and Otsego County. Because there are no profiles and civilian labor estimates available are done by using the base employment for the County of 7850 and estimating the different types of jobs. Seasonal employment for the summer months are estima~ed to increase an additional 15 to 20 percent. The civilian labor force in the City is estimated as follows: 2,100 people Labor Force 1,900 people Employment Estimated Unemployment 300 people (With a rate of 14.3%) * * Source is Michigan Employment Security Commission 25 �UTILITIES The county's utility system includes the private suppliers of electric, natural gas, telephone and cable television services along with the publicly owned and operated Crawford-Otsego landfill and Gaylord water and sewer systems. These suppliers (with the exception of the Gaylord systems) are faced with the task of providing services to a relatively low density, dispersed population. The most widely distributed service is electricity, provided by Consumers Power and Top-a-Michigan Rural Electric. Electrical service has expanded rapidly over the past 10 years and there is a general feeling that requirements could double by the year 2000. At the present time, there are no problems envisioned in regard to expanding service to new users and meeting future demands. Natural gas is provided to portions of the county by the Michigan Consolidated Gas Company. Gas is supplied by a pipeline which generally follows Interstate 75, providing service to the Waters, Gaylord and Vanderbilt area. Expanded service would be possible to developed locations near the existing service area, but the cost of extending lines makes service beyond this area unlikely. Bottled gas, provided by private suppliers, is widely used for heating and cooking in portions of the county located away from the natural gas line. Gaylord's water and sewer system currently serves the City of Gaylord as well as developed areas immediately adjacent to the city. The water system has been expanding at approximately 15% per year with current average daily usage at 550,000 gallons. The existing collection system could adequately meet increased needs, the water distribution system has been expanded and improved to meet the increase in demand. It is expected that most new service required in Gaylord will be for commercial uses, with little room for residential expansion in the city. The city's wastewater treatment facility currently handles 480,000 gallons of sewage per day, with a capacity of 850,000 gallons. This system was constructed in 1988 and should have a useful life of 20 years. In January 1986, the City of Gaylord was awarded an Environmental Protection Agency (EPA) Grant for 3.5 million dollars for construction of a new wastewater treatment facility. A Federal Housing Administration (FHA) loan of 3.4 million dollars was secured by the City of Gaylord for the balance of the total cost of the project. An existing odor problem was eliminated completely with the new treatment facility. The remainder of the county is served by individual wells and septic tanks. In recent years, approximately four to five hundred permits for wells and septic systems have been issued each year. In most portions of the county there are few 26 �problems associated with those systems. In the Johannesburg area heavy clay soils often require extensive digging before an adequate disposal area can be established and this could limit residential expansion. The areas around many of the county's major lakes and along Old 27 south of Gaylord have been extensively developed, often creating problems in maintaining proper levels of water quality. Careful consideration must be given to protecting the county's water resources from the effects of residential, commercial and industrial development. Adequate drain fields and proper maintenance of septic systems are important elements in safeguarding water quality and should be closely monitored. New developments should include provisions for nandling household waste efficiently and adequately. Continued growth should not be stifled by environmental restrictions but must be located and designed so as to best fit in with the character of the county while having a minimal impact on the area's resources. 27 --- - - - -- - - - �II. RECREATIONAL INVENTORY • Recreation activities are a key factor in establishing the character of the City and County. As stated earlier, state forest land accounts for over 90,000 acres within the county, or 27% of the total land surface. These lands are located primarily in the northeast and southeast sections of the county, along the southern border and west of Otsego Lake. There are seven state forest campgrounds, providing over 150 campsites, located within the county. Hiking, cross-country skiing, boating, canoeing and fishing are other primary public uses of the county's state forest lands. The county's water resources also play an important role in recreation activity. Public facilities on the lakes include the Otsego Lake State and County Parks. The state park is located along the southeast lake shore and includes over 200 campsites on 62 acres with easy access to Otsego Lake for boating and fishing. The county park, on the lake's northwest shore, provides facilities for picnicking, boating and extensive day use, and camping. Many other smaller lakes are located throughout the county, especially through the southern sections. These are used both during the summer months (for boating, skiing, or fishing) and, less intensely, during the winter months (for skating, cross-country skiing or ice fishing). In addition to the lakes, Otsego County has an extensive system of rivers and wetlands. The Sturgeon, Pigeon and Black Rivers all originate in the central portion of the county, while the north and middle branches of the AuSable flow through the southern sections of the county. These rivers offer many opportunities for fishing and canoeing. As with the County's lakes, property along these rivers is valuable for residential purposes. Currently there are no special guidelines for protecting the county's water resources from misuse or over development. This should be an important element in efforts to maintain the character of the area. Other facilities located throughout the county provide a wide range of recreation opportunities. There are some public recreation facilities that are currently lacking within the county, however. There is no public indoor swimming facility, for instance, and no community auditorium. It might be possible to combine these facilities at one central location with additional space for public recreation such as tennis, racquetball or meeting rooms. A facility of this nature could serve a wide range of purposes for all county residents. 28 �In addition to a centralized activity site, recreational opportunities could be increased by developing several smaller, less intensive ~ites throughout the county. These could offer opportunities for hiking, cross-country skiing and nature study and could be developed to complement the current distribution of parks and play fields. In addition to public facilities available for recreational use, the county has a wide range of privately operated facilities including ten golf courses, two downhill ski areas, swimming pools, riding stables and campgrounds. These facilities are generally located near Gaylord and either M-32 and Old 27 and serve local residents along with seasonal residents and visitors. ~ Beyond private and public facilities for recreation, considerable activity takes place on private, individually owned property. Snowmobiling, hunting and cross-country skiing are seasonal activities that are popular throughout northern Michigan, both for people living in the area and for those traveling from southern Michigan or the Midwest and Canada. 29 �RECREATION PARKS AND FACILITIES BAGLEY TOWNSHIP Name Facilities Available ownership Otsego Lake County Park 27 acre park with 500' sand beach; 40 campsites; pavilion, boat launch, playground, picnic tables, park store County Dixon Lake Public Fishing Site Boat launch fishing, swimming Township Pleasant View Public Access Site Otsego Lake used for swimming Township Otsego Co. Airport Two Softball diamonds Township KOA Kampground 130 camping sites; swimming pool, store, playground, movies, miniature golf, hiking and bike trails, laundry, restroom and showers, playground Private Northland Sportsman's Club Skeet shooting, archery range, rifle range, and meeting hall Private Norden Hem cottages; cross-country ski trails; horseback riding Private Ray MacMullen Memorial Park Five acre park donated to little league; baseball fields, picnic tables Michaywe' 18 hole public golf course, downhill ski area with nine slopes; seven miles of cross country ski trails; travel trailer resort with sixty densely wooded acres for camping; store, playground laundry, ice, showers, movies, planned activities, miniature golf, bike rental, open year-round Private Fireside Softball diamonds Two softball diamonds Private Dr. Roberts. Libke Memorial Fields Three softball fields County 30 �Approximately seven miles of riding and bike trails; cross country skiing trail in southeastern part of the township State Riding & Hiking Trail Horseback riding; hiking, crosscountry skiing (part of county trail) approximately 14 miles in township State Big Bear Lake Public fishing site and camP,ground including cottages State West Twin Lake Public fishing site State JohannesburgLewiston High School Baseball/softball field, football field, tennis courts, basketball court, ice rink, play equipment, track state Big Lake Public Fishing Site State Emerald Lake Public Fishing Site State Big Bass Lake Public Fishing Site State Lower Chub Lake Public Fishing Site and Campground State Riding and Hiking Trail Approximately nine mile trail of hiking, riding and crosscountry skiing State Pigeon River Forest Campgrounds campsites in densely wooded scenic area, fishing State Pickerel Lake Trout, bass and panfishing; camping, swimming, trout fishing, camping, picnic tables State Pigeon Bridge Forest Campgrounds Trout fishing, camping picnic tables State Public Fishing Sites on the sturgeon River at Vanderbilt Road and the Sturgeon Valley Road and other locations; on the Black River near Black River Road State Riding and Hiking Trails CHARLTON TOWNSHIP CHESTER TOWNSHIP CORWITH TOWNSHIP 31 �. J Round Lake campground and fishing area; swimming state Pigeon River State Forest Scenic, densely wooded area with numerous state campgrounds, lakes, rivers, public fishing areas; including several miles of hiking or cross-country ski trails, has the only elk herd east of the Mississippi River State Ski resort with 12 downhill slopes and cross-country ski trails; hotel and lodge accommodations, golf course currently under construction Private DOVER TOWNSHIP Sylvan Resort ELMIRA TOWNSHIP Gaylord Country Club Privately owned club with 18 hole golf course Private Elmira Elementary School Gymnasium, two softball diamonds, playground Gaylord Community School Gaylord Schools' Plantation 80 forested acres owned by Gaylord School District, forestry studies, hiking trails Gaylord Community School Wilderness Valley 18 hole public golf course; cross-country skiing Private Lake Manuka Public campground and fishing sites State Public Fishing Sites Located on the Manistee Rivers in the extreme southwest part of the township State Frank H. Wilkinson Roadside Park Seven wooded acres with stream; 10 picnic tables located on US 27 State Five Lakes Study Area Owned by the Gaylord School District; 20 acres with biological center, hiking trails Gaylord Community Schools HAYES TOWNSHIP LIVINGSTON TOWNSHIP 32 �Otsego County Fairgrounds Five exhibit barns, race track, horse barns, mid-way booths, grandstand County Alpine Center 10 kilometers (6.2 miles) of cross-country skiing County Hidden Valley (Otsego Ski Club) Membership only - 13 downhill ski slopes, 8 miles of crosscountry ski trails, 18 hole public golf course Private OTSEGO LAKE TOWNSHIP Michaywe' Hills Golf Course Located partially in Bagley Twp. Otsego Lake State Park 62 acre park with 203 campsites, 1000' sand beach, boat access State Arbutus Beach Private (residents) beach on Otsego Lake Private Hear Lake Public Fishing Site State Big Bradford Lake New camping sites presently under construction Public Fishing Site Private State Lake Marjory camping, public fishing site State Riding and Hiking Trail Approximately 8.5 miles of state-owned trail for riding, hiking and cross-country skiing State Edna Schotte Memorial Park Pavilion, picnic tables, playground, hiking trails, restrooms, grills, fountain ~ . . Private Township VILLAGE OF VANDERBILT Vanderbilt Memorial Park Two tennis courts, playground equipment, six picnic tables Village Vanderbilt School Indoor basketball court, baseball diamond, football field, hiking trails, forestry study area, picnic area. Vanderbilt Schools 33 �CITY OF GAYLORD (See Figure 8) 1 Alten Zimmer Senior Citizens meeting place, square dancing, recreational activities, Housing units - subsidized 2 Aspen Park Natural area, three picnic tables, two tennis courts, hiking, crosscountry ski trails, wildlife pond City 3 Freel Park Picnic tables, grills and pavilion City 4 Gaylord Bowling Center Bowling, three softball diamonds, horseshoes Private 5 Gaylord Community Center Area 6 Gaylord High School Basketball court (indoor); baseball diamond, football field, track 7 George Dumas Park Playground equipment, eight picnic tables City 8 Hale Park Picnic tables and benches City 9 Hockey Arena Outdoor ice rink for hockey, maintained by Hockey Association City & Private 10 Monseigneur Kaminski Park Little League Field - St. Mary's Private 11 North Ohio Elementary Playground, gymnasium, two softball diamonds 12 Otsego Health Club Membership only, six racketball courts, weightlifting, exercise courses, racquetball, walleyball, pool, two tennis courts 13 South Maple Elementary Playground and gymnasium 14 st. Mary's School Indoor basketball court, baseball diamond, football field, playground equipment 15 City Property Numerous Soccer Fields Indoor and outdoor facilities; tennis, skating rink, pool tables, ping-pong, etc. 34 Ot. County Council on Aging City Of Gaylord & Otsego County Gaylord Community Schools Gaylord Comm. Schools Private Gaylord Community Schools Private Gaylord Soccer Assoc. �CITY RECREATIONAL PARKS ANO FACILITIES: The City of Gaylord has four (4) parks within the City limits; Aspen Park, Ooumas Park, Freel Park and Hale Park. The City also has the land area surrounding Otsego County Community Center and property located near Fairview Cemetery. With the exception of Aspen Park, which contains 58.22 acres, the remaining City parks range in size from less than a regulation City lot to several City lots. The smallest of the parks is Hale Park, located along Business Loop 27, consisting of some trees, a picnic area and park benches. This park is viewed mostly for it's ascetics value. Ooumas Park, ldcated at the intersection of Fourth Street and South Maple Street, is used by a large number of residents of the City, County and tourist alike. This park provides picnic tables, playground equipment, and is moderately wooded. Freel park, located between Huron and Mitchell Street, is an open area providing both picnic areas and additional playground equipment. With the recent addition of the new playground equipment located at Freel Park, use has been increased significantly. Aspen park, consisting of 58.22 acres, is the most recent addition to the City Park system. As a contingent upon purchase of the property for this park, the City had to install two (2) tennis courts and name the park "Aspen Park". This 100 acres was initially purchased in 1986 for two reasons. These being the natural beauty of the area and the City wastewater fac i lity needing an additional 30 acres as a spare drain field. In 1987, the City did install the two required tennis courts to meet the deed restriction on the property. In 1988, the City Planning Commission was given the task of devising a Recreational Plan for the park. After much discussion and study, the Planning Commission asked and received help from the Soil Conservation Staff located at the Alpine Center and Gaylord Public School System. Initially, the Soil Conservation Staff did a complete inventory of the trees and other physical characteristics of the park and provided a significant findings of fact to the City Planning Commission. Many of the items in the city Recreation Plan have been further developed from this Soil Conservation study. It has been agreed upon by the City Planning Commission and the Gaylord City Council to keep the park as natural as possible. During the summer of 1989, the Michigan Youth Corp was employed by the Soil Conservation District to establish new walkways, clean up old fencing and provide other work as dictated by the Soil Conservation Staff. 35 �The Community Center land area, owned by the City, consists of some very minor playground equipment, two tennis courts that were constructed several years ago, and an outdoor basketball court. This area is used during the winter for a skating rink area. There is also a shuffle board located on the Community Center property that has not been utilized in the past several years. The Otsego County Community Center located on this parcel of property has been recently renovated by County-wide tax milage voted for this purpose. Included within this facility is a new indoor basketball court, ping-pong and other games as such. The area located across from Fairview Cemetery and directly north of the North Ohio School has been utilized for several recreational needs in the past. The current use includes an unsheltered hockey arena operated by the Otsego County Hockey Association. The area has also been used for BMX bikes, baseball and soccer. 36 �RECREATION PROGRAMS PROGRAM SPONSORS PROGRAM NAME Adult Education Gaylord Community Schools Alpenfest Chamber of Commerce Bingo Elks, Eagles, Knights of Columbus, st. Mary's Cathedral Boating Safety Sheriff's Dept. Church Slow Pitch Softball Church League ~ssoc. & Parks & Recreation Community Band Community Education Gaylord Community Schools Cross Country Ski Lessons Wilderness Valley Down-Hill Ski Lessons Sylvan Resort and Michaywe Historical Society 4-H Program Cooperative Extension Horse Programs 4-H Hunter Safety Sheriff's Dept. & Sportsman Club July 4th Festivities Johannesburg, Vanderbilt, Otsego Lake Association Little League Baseball, Senior Div. League Minors League Little League Organization Mark Mellon Memorial Triathlon - Summer Alpine Striders Medallion Snowmobile Marathon (Winterfest) Chamber of Commerce Model Airplane Program Unsponsored Oktoberfest Chamber of Commerce 37 �Otsego Health Club: Aerobics, swimming, gymnastics, Jr. Racketball program, Racketball League, Wallyball Leagues Private Otsego Lake Fishing Contest Northland Sportman's Club Senior Citizens Council of Aging Slow Pitch Softball Slow Pitch Assoc. & Parks & Recreation Soccer Alpine Youth Soccer Association Square Dancing Council of Aging Starker-Mann Biathlon Chamber of Commerce swimming Classes Red Cross Winterfest Chamber of Commerce Ice Skating Lessons City of Gaylord 38 �CITY COUNCIL Ernest Grocock, Mayor Patrick Mankowski William E. Thall Luke E. Noss Eugene Niedzwiecki Scott Dunn Tom Nelson -· CITY PLANNING COMMISSION Sandra (Toni) Brown, Chairperson Gerald Campbell Norm Brecheisen Kellie Galer Leona (Sam) Titus Maude Gilmore Douglas Squires Steve Swan Terra Deming 39 �III. ADMINISTRATION The City of Gaylord is organized under the "Council Manager Plan". Both operating and staff departments are under the control and direction of an appointed manager. The City Manager is ultimately responsible for ensuring recreation policy of the City Council is carried out. The City Planning Commission serves in an advisory capacity ' to the City Council. The function of the Planning Commission includes, but is not limited to, all of the following functions: Planning - to provide a systematic means of planning the location, acquisition, development, and maintenance of a system of parks, recreation and ·open space areas, facilities and activities within the City. Definite criteria for inclusion shall be adopted and revised periodically to keep pace with changing demands and habit use patterns. Development - to provide those activities and facilities commensurate with the needs of the people. All development should be carefully planned and be of a durable nature to minimize maintenance. Funding - to explore and utilize every means of financing that is available to the Commission including federal and state matching fund programs, general obl.i gation bonds, general funds, fees and charges, if justified, and gifts and donations. General Administration - to employ qualified and competent personnel to achieve the above functions of the park systems, and to maintain and establish the necessary procedures for maintaining an accurate accounting of all funds utilized by the Commission. The City Manager recommends and the City Council approves the annual budget for the Parks and Recreation Department. The current budget for 1990-1991 is provided following this section. Operation - to provide the necessary personnel to operate the parks as effectively and efficiently as feasible. Adequate supervision should be provided at all areas to protect the facilities and to insure the equal opportunity for enjoyment of all users. Maintenance - all parks and facilities will be maintained in a clean, neat, sanitary and orderly manner, to protect the public health, safety and enjoyment of its users. 40 �Programming of the facilities is handled through the annual operating budget which groups the Recreation Department as a "General Fund" item. An important distinction to be made is that the Parks ~nd Recreation Department function is not confined to a user-charge, self sustaining mode, but are provided on a City wide basis, and to outside residents at no charge. The City of Gaylord is the only City in Otsego County. Serving as the County seat it is essential the City and County work in close harmony. The County employs a full-time recreation director. The careful utilization of funds dictate this director utilize both City and County facilities. This arrangement has worked very well and will continue as long as this utilization is succesful. The Planning Commission makes their recommendations for recreation planning directly to the City Council. The Planning Commission initiates input from the citizens of Gaylord whether it be through formal public hearings, notice through the local media, which generates informal input, and task groups consisting of planning members, school officials, soil conservation experts and Gaylord citizens. Through formal approval the City Council adopts recommendations of the Planning Commission for recreational policy. By adopting the annual budget the City Council approves the administration of the recreation plan. To approve the annual budget a public hearing must be held which allows citizens an additional opportunity for input of recreation administration and policy. The City Manager is responsible for the parks and recreation administration once the annual budget is adopted. All operations and maintenance must be carried out as the adopted budget dictates. The public works foreman coordinates City Public Works employees and volunteer efforts to ensure all maintenance in the park system is completed systematically. Part-time employees are hired for specific needs such as the ice skating program and supplemental maintenance as dictated by the City Manager. METHODS OF MAINTENANCE AND RECREATION BUDGET All maintenance and capital expenditures are funded by City General Tax money. The budget is allocated from the operating levy of the City of Gaylord annually. The amount of the annual City Budget for parks and recreation varies depending on projected capital purchases, such as land or new playground equipment. Other funding sources are service clubs and private donations from the area. 41 �CITY OF GAYLORD RECREATION PLANNING PROCESS AND ADMINISTRATIVE STRUCT~E Voting Ctt lzens I I -'- Mayor City Council Members ~ I I _I_ Annual Budget I I --------------'---------------I I I I _,_ _I_ City of Gaylord Planning/ Park Recreation Conmission +' r-' Ul City Manager/ Director of Parks and Recreation I I -'- Park Factl lty/ Maintenance I I _,_ t-tj H ::u M w . Public Works Department C) c-: Volunteers I I ________ ,________ I I I I Ful 1 Ttme Staff Part Tlme Staff -'- -'- �PARKS & RECREATION BUDGET 89-90 BUDGET 90-91 90-91 REQUESTED APPROVED EXPENDITURES Salaries & Wages Fringe Benefits $ 5,000 0 $ 5,500 2,200 $ 5,500 2,200 Supplies 2,000 2,200 2,200 Materials 3,000 3,000 8,000 Contractual Services 1,000 5,000 0 0 0 0 1,000 0 1,000 Electric 200 200 200 Heat 100 0 0 4,000 4,000 4,000 0 0 0 Telephone Expense Contractual Service Equipment Rental Land Purchase TOTAL $15,300 $ 22,100 $ 22,100 REVENUES General Fund $ 22.100 42 �IV. DEFICIENCIES AND NEEDS • conducted in January 1984 by the City of Gaylord A survey was and asked several questions pertaining to recreation as part of a much longer survey. The 1984 City survey (January 1984) was delivered to each household in the City of Gaylord. It offered residents an opportunity to "vote" on their preference as to several options of recreational activities or to write in other recreational facilities/activities that they preferred. As obtained from the results, residents of Gaylord were mostly in favor of bicycle paths, a city-owned swimming pool and an activity center for teenagers and young adults. By contrast, residents also indicated that they were most opposed to additional baseball diamonds and a city-owned swimming pool. Residents were also given the opportunity to write in a recreational activity of their choice that they think the City ought to provide. Although there was a wide range of answers, the most common answers were for an ice skating rink and for tennis courts. Some people were in favor of tennis courts in summer that could be converted to an ice skating rink in winter. The survey of 1984 conducted by the City of Gaylord had several questions dealing with recreation. The preference for an activity center, a city-owned swimming pool (the survey did not specify indoor or outdoor), and bicycle paths were indicated to also be used for hiking and cross-country skiing. Residents were most opposed to additional baseball diamonds and lighting of a second baseball diamond. Secondly, residents were opposed to a city-owned swimming pool. Thus, residents are divided on the issue of a swimming pool owned by the city. 43 �V. LONG RANGE GOALS The role of the city of Gaylord is to acquire, develop and maintain parks, recreation areas and open spaces. In addition, Gaylord should plan and coordinate local neighborhood and community facilities with cooperation of the County and Schools. Cooperation with the state and federal planring and coordinative activities is a necessity. Coordination with the Gaylord Community Schools has included adoption of a park-school concept of a park site adjacent to the schools. Furthermore, Gaylord shall encourage ciose coordination with local and county intermediate school districts responsible for special education programs to extend their programs to include leisure non-school activities and facilities for handicapped students and their families. The responsibility of administering the City Parks and Recreation Program shall be that of the City administration. The Planning Commission shall keep the City Council informed of its programs, policies, procedures and objectives. In addition, the goals of the City are: - To provide recreational facilities that are accessible to all residents. - To provide recreation sites which will accommodate a variety of activities for diverse interests as well as diverse incomes. - To provide park sites which will accommodate daily use. - To provide a large enough facility so that residents and tourists alike can be accommodated. - To maintain communication between the Planning Commission and the city Council. - To maintain orderly economic/industrial growth so that it is not detrimental to the natural environment of the City and surrounding townships. 44 �I. I i. I 44a FIGURE 3 �VI. SHORT TERM OBJECTIVES Five Year Plan ASPEN PARK 1991 Asphalt road to eliminate severe erosion problems and provide easier access to picnic areas. $25,000 (2,000 Local) (23,000 Grants) 1990 Erosion control and landscaping provided around newly constructed tennis courts. $5,000 (1,000 Local) (4,000 Grants) 19901991 Walkways cleared for foot path only (especially through hemlock area). $2,000 (2,000 Local) PLANTATIONS: 19901991 Establish interpretive area showcasing managed and unmanaged stands, thin every third row and prune to 17 feet to illustrate wise forest management on a few acres, this project coordinated with local school system. $2,000 (2,000 Local) MIXED HARDWOOD STANDS: 19911992 Trees, shrubs and groundcovers identified along trails. Highlight signs of wildlife (beaver cuts, wildlife dens, woodpecker holes, etc.) $1,000 (1,000 Local) OPEN FIELDS: 19901991 Encourage deer and small animals by creating food plots or mowing grass once per year. At northeast opening, plant windbreak of shrubs and conifers for cover. $1,000 (1,000 Local) 1990 Prune trees in existing pathways to accommodate bicycle paths, cross-country skiing and hiking trails. $16,000 $1,000 Local) $15,000 Grants) 1993 Improve parking area for picnic area and tennis area. $2,000 (2,000 Local) 1990 Erect gates to limit access. $2,000 (2,000 Local) 45 �----- \ - · - PtitYK Bo1,n1olr~ --fwo1r'1cK ~M --#ik.i~ 1rttil 45a L _____.: .; FIGURE 4 �1992 Construct erosion control barriers on two-track going through plantation down to pond area. $1,250 (1,250 Local} 1990 Signs installed notating park name and park rules. $1,500 (1,500 Local) 1990 Mark all corner survey points to better illustrate property boundary lines. 19901995 Purchase property to boundary line to include all of Scott's pond and along boundary to further preserve natural beauty of the area.. -. Donation $300,000 (225,000 Grants) (75,000 Local) DOUMAS PARK 1992 Additional picnic tables. (Utilizing recycled plastic) $2,000 (500 Local) (1,000 Grants) (500 Donations) 19901991 Landscape new playground equipment. $500 (500 Local) 19901991 Reseed grass. $250 (250 Local) 19901995 Purchase additional playground equipment. (Toddler) $12,000 (2,000 Local} (10,000 Grants) 1991 Replace drinking fountain. $450 (450 Local) 19941995 Pave parking lot. (Correct erosion problem) $10.000 (2,000 Local) (8,000 Grants) 46 ��FREEL PARK 19921993 Purchase more playground equipment to be placed at south end of the park. (Toddler) $15,000 (2,000 Local) (13,000 Grants) 19901995 Continue to landscape entire area. $2,500 (2,500 Local) 1992 Additional picnic tables. (Utilizing recycled plastic) $2,000 (500 Local) (1,000 Grants) (500 Donations) HALE PARK 19911992 Replace park benches and picnic tables using table and benches manufactured from recycled products. $3,000 (3,000 Local) 1991 Continue to landscape. $750 (750 Local) 1992 Drinking fountain. $500 (500 Local) 47 �fral ~vk. �47b �The staff would like to extend our "thanks" to the following for their help in compiling the Recreation Plan. citizens of Gaylord City Council City Planning Commission Gaylord Community Schools Michigan Employment Security Commission Northeast Michigan Council of Governments Otsego County Parks and Recreation Otsego County Planning Commission Otsego County Soil Conservation District 48 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Gaylord_Recreation-Plan_1990 Creator An entity primarily responsible for making the resource City of Gaylord Planning Commission, City of Gaylord, Otsego County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-06-14 Title A name given to the resource City of Gaylord 1990/1995 Recreation Plan Description An account of the resource The City of Gaylord 1990/1995 Recreation Plan was prepared by the City of Gaylord Planning Commission and was adopted on June 14, 1990. Subject The topic of the resource Recreation--planning Gaylord (Mich.) Otsego County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/30b7b39e76217a27b6da55c5debc2e90.pdf ce75b446ef8a9e75f935d4331bbc0cfa PDF Text Text . . ··-.. '.,.. - .' . ·: ,;-/ ·..• .- .~ . . ' . ·. -~; ...:.- ~ ~-- - ·- :·-. , ~- .. ·.,; .-:.. ~ CAP.ITAL :__ .,_._ . · CONSULTANT . . . . . ENGINEERS .--- ..:. �I I I I I I I I I I I I I I I I I I I INTRODUCTION This Study is an amendment to the "City of Gaylord 1989 Streets Master Plan" prepared in August, 1989. The 1989 Master Plan, along with individual street ratings conducted in 1987, formed the basis for initial project prioritization. Project priorities have not been changed in this Amendment The purpose of this amendment is to update cost estimates presented in the 1989 study to reflect street policy changes recently adopted by the Gaylord City Council and to incorporate any changes in road conditions since the previous study. The new street policy adopted by the City Council calls for concrete curb and gutter the full length of new roadways. This in turn has a significant affect on required roadway width, storm drainage considerations, and construction cost This amendment provides updated construction cost estimates that incorporates these new considerations. GENERAL The recently adopted curb and gutter policy has significant ramifications on new street construction in the City. Previous roadway construction would generally consist of a 24 foot wide paved surface with 3 foot gravel shoulders. Curb and gutter and drainage improvements would normally be constructed only at intersections. The majority of drainage structures would be leaching basins due to the lack of adequate existing storm sewers to connect to. Storm drainage in mid-block was typically accomplished by percolation into the ground adjacent to the roadway. The placement of concrete curb and gutter the full length of the roadway will require additional related changes. Acceptable street width for non-curbed residential streets is generally 22 to 24 feet with a 3' gravel or paved shoulder on each side. The addition of curb and gutter now confines traffic within the roadway and requires a wider street for safe and comfortable driving. Typical street width for curbed streets with no on-street parking is 31 feet measured from back of curb to back of curb (back to back or B-B). Using a 2 foot wide curb and gutter section this requires a 27 foot wide paved surface. A drawing of this roadway section is shown on Figure 1. Required street width increases for on-street parking are a minimum of 33 feet B-B for parking on one side and 40 feet B-B for parking on both sides. The placement of curb and gutter also imposes additional requirements on storm drainage collection and discharge. Since all storm runoff will now be confined on the roadway, adequate storm water facilities will be a high priority item. Dependent upon project location and the proximity to existing storm sewers, new storm sewers and drainage structures should be provided where possible. In locations where no storm facilities or potential storm water outlet areas exist then an adequate number of leaching basins should be used. An in-depth evaluation of storm drainage facilities will be an important part of all future roadway designs. - 1- �I I I I I I I (/) ::, 0 z ~ ::, U') I() .... (.) t:: w £I) w (.) (/) :5 Q. ~ ~ 0 (/) w z I- w I I ;i Q. 0 1- l ::,z (.) . x ...J < ~ :::E ~ LL. I I I I I I I (/) (/) 0 a:: (.) w ...J r~< 0 z c:, 0 ~ ~ N a, • I 0:, 0 I- iri LO .... a:: :-·· ·{ ... ... +---- =•::.~.::~: .. w ~ ::, oc., ~~ OID z a:: ~::, (/) (.) 1,--------r-------~--------J I apital onsultants, Inc. tNIINl:IBI ttCI K. ......G'1'tlf ..,....,.,_.; ~ ~ 4aGI O...l'\.OltO. ~ •ns 112 IICST MM! S'ffllil 51 7-371-1.tDO sn-m-,u, CllY OF GAYLORD 1 991 STREETS MASTER PLAN FIGURE 1 lYPICAL ROADWAY CROSS SECTION f .__-------------'-------------'---------__J �I I I I I I I I I COST ESTIMATES A summary of all updated project cost estimates is shown in Table 1. This table also compares the updated project cost with the 1989 estimated cost and provides a brief description of the changes that precipitated the change in estimated project costs. It can be easily seen that the changes in roadway configuration have significantly increased the cost of each project Also listed in Table 1 as Project Priority A is aerial topographic mapping of the City. With the addition of curb and gutter to the streets, overall storm drainage throughout the City becomes a major concern in proper roadway design. It is therefore recommended than an overall Drainage Plan be developed for the City. The most economical process in obtaining the necessary topographic information is by aerial survey and mapping. The cost for this mapping is included in Table 1. As the completion of a Comprehensive Drainage Plan may have an impact on prioritization, storm sewer design and cost of the projects included in this report, the aerial mapping is listed as the highest priority item. Individual project cost estimates for each priority project and the basis for the estimates follow Table 1. These descriptions and cost estimates are listed in order of project priority. The priorities correlate to Figure 2 and also the 1989 Streets Master Plan. I I I I - 2- �TABLE 1 PRIORITY RATINGS AND COST ESTIMATES* • "• • • • • • • PRIORITY AREA A LOCATION 1989 ESTIMATED COST Entire City 1 1 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1991 ESTIMATED COST MAJOR CHANGES $ 30,000- $ 50,000 Aerial Topographic Mapping Maple Ave - Main St to Fifth St $181,900 to $195,200 $308,900 Add: Curb & gutter, 12" water main, sidewalk Old 27 - Main St North to City Limits $233,900 - $324,700 $678,000 $733,600** Add: Curb & gutter, stonn sewer, width, sidewalk Fourth St - Center Ave to Maple Ave -:;_: 1..;,~/;:,_, $135,100 to $150,000 $215,200 Add: Curb & gutter, width, sidewalk Carpenter St - West St to Ohio Ave $ 49,000 to $ 53,000 $ 58,000 Add: Curb & gutter, width Petoskey St - Indiana Ave to Otsego Ave Mitchell St - Indiana Ave to Otsego Ave Otsego Av_e - Petoskey St to Mitchell St $ 84,900 to $ 84,900 $180,100 Add: Curb & gutter, stonn sewer, width, sidewalk Fifth St - East of Maple Ave $ 65,200 to $ 72,600 $189,100 Add: Curb & gutter, storm sewer, width, sidewalk Second St - Wisconson Ave to Otsego Ave $110,200 to $121,500 $152,100 Add: Curb & gutter, stonn sewer, width Oak Ave - Main St to Huron St $ 20,500 to $ 22,400 $ 41,500 Add: Curb & gutter, stonn sewer, width, sidewalk Hazel Ave - Main St to Huron St $ 19,600 to$ 21,500 $ 26,400 Add: Curb &·gutter, width Seventh St - East of Otsego Ave $ 82,000 to $ 92,600 $129,200 Add: Curb & gutter, stonn sewer, width; Reduce: length Petoskey St - Old 27 to Hazel Ave $ 48,400 to $ 50,800 $ 91,100 Add: Curb & gutter, width 10 10 11 11 12 12 Court Ave - North St to Sheldon St 13 $ 73,900 to $ 73,900 13 $178,400 Add: Curb & gutter, stonn sewer, width, water main Grandview Blvd - Otsego Ave to Court Ave 14 $ 40,600 to $ 47,200 14 $ 66,800 Add: Curb & gutter, sidewalk $ 35,900 to $ 35,900 $ 86,600 Add: Curb & gutter, storm sewer, width $ 56,800 to $ 63,400 $45,700 Reduce: curb & gutter 15 15 Mill St - Old 27 to Elm Ave Felshaw St - Old 27 to Elm Ave Elm Ave - Mill St to Felshaw St Court Ave - Main St to First St First St - Court Ave to Center Ave TOTAL FOR ALL AREAS $1,244,200 to $1,415,800 $2,477,100 to $2,552,700 -f /ti, 7 Ji' ~ ,?7 2,i J 7) / =~st estim~tes include contingency and engineering. Prices are in 1991 dollars and adjustments for inflation should be made if necessary. Construct10n costs vary with configuration and method of reconstruction. �..·~ &-1-1-1-1-1-._._.__ l f•j[.LiiU,h I ,.,.,,.. ... L I\ ::================::! ~ ,I ,I ~ \I--===-;:_-=..~ ~~~_J ~ .s =.i.- ~ ~ 7 1 ,1~ ~-;:::--==--==-_J I ~ I ..,,m,u n. Ii ' ::J l»-111 ...,._, ,..! WI -• ·o CJ]fik - -·-~ - . ' ~' 8 I i 13 pital onsultants, Inc . ---- ... ~- UIINJ'. ciu .,...,.. ........,......._ ~ .. ,..,.....,. .._., ~ _,,. r,1--n.,...,. j 'l !' II ,I ,I ~ \' i '1l1 e I CITY OF GAYLORD T •r t_ T T PROJECT PRIORITIES FIGURE 2 �I I I I I I I I I I I I I PRIORITY #1 MAPLE STREET - EAST MAIN STREET TO FIFTH STREET BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck and bus traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Remove 200' existing; place new sidewalk full length, both sides. • Storm Sewer - • Sanitary Sewer - Place new 8" sanitary sewer main to Third Street; provide 6" leads as needed. • Water Main - Place 12" water main from Third Street to Fifth Street; abandon 8" transite in that area; place 6" stub at Second Street 12" Storm - First to Third 12" Stub - at Second going west 18" Storm - Third to Fourth 18" Stub - at Fourth going west 24" Storm - Fourth to Fifth Storm Outlet Headwall 5 Storm Manholes 15 Catch Basins -3- �I I I I I I I I I I I I I I I I PROJECT PRIORITY #1 MAPLE STREET - EAST MAIN STREET SOUTH TO FIFTH STREET COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 UNIT QUANTITY UNIT PRICE AMOUNT 18 STA 110 SY 5500 SY 1250 TON 450 SY 35 SY 460 SF 3600 LF 3400 LF 1170 LF 380 LF 500 LF 1 EA 5 EA 15 EA 970 LF 400 LF 50 LF 850 LF $ 800 2.25 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 25.00 30.00 3,000 1,200 1,000 20.00 15.00 20.00 30.00 $ 14,400.00 247.50 19,250.00 37,500.00 1,575.00 210.00 1,610.00 43,200.00 7,650.00 21,060.00 9,500.00 15,000.00 3,000.00 6,000.00 15,000.00 19,400.00 6,000.00 1,000.00 25,500.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $247,100.00 61,800.00 TOT AL ESTIMATED PROJECT COST $308,900.00 DESCRIPTION EARTHWORK & GRADING REMOVING CONCRETE SIDEWALK AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 18" STORM SEWER 24" STORM SEWER STORM OUTLET HEADWALL 4' (/) STORM MANHOLE 4' (I) CATCH BASIN 8' (I) SANITARY SEWER 6' (/) SERVICE LEADS 6' (/) WATER MAIN 12' (I) WATER MAIN -4- �I I I I I I I I I I PRIORITY #2 NORTH CENTER STREET - M-32 TO FAIRVEIW BASIS FOR COST ESTIMATE Several design factors have a major affect on the construction cost for this project. The most significant factor is the addition of curb and gutter which also necessitates catch basins, storm sewer, and outlets. Another significant cost factor is the treatment of the old concrete lan1ts which may either be removed as total reconstruction, or rubblized with a bituminous overlay. Since the final decision cannot be made until after preliminary design, we are providing construction cost estimates for both cases. The cost estimates also assume a three (3) lane configuration from M-32 to Shipp and two lanes north to Fairview. We have also prepared a "North Center Roadway Alternatives - Summary of Construction Cost Estimates per Foot of Length." This table allows a more direct comparison of total reconstruction (Cases I and II) versus rubblizatii:m (Cases ill and IV) for three and two lane widths. Also included in this Table is a cost estimate for overlay only with 6 foot wide paved shoulders without curb and gutter. This alternative may be applicable for .illLlQ. 2,000 feet of roadway north of Shipp to Fairview. I I I I I I I - 5- �I I I I I I I I I I I I I I I I PROJECT PRIORITY #2 NORTH CENTER STREET - M-32 TO FAIRVIEW COST ESTIMATE TOTAL RECONSTRUCTION, CURB & GUTTER 3 LANE TO SHIPP - 2 LANE TO FAIRVIEW (CASE I AND m ITEM DESCRIPTION QUANTITY Removing Pavement Earthwork and Grading Removing Concrete Curb & Gutter Removing Concrete Sidewalk (allowance) Aggregate Base 8" - 22A Oass AA Approach Bituminous Approach Bituminous Asphalt Pavement Concrete Curb & Gutter Concrete Drive Approach Storm Sewer (allowance) 4 • (/) Drainage Structures (allowance) Adjusting Structures Concrete Sidewalk (2,400 LF allowance) Sewer Replacement (allowance) Water Main Extension/Replacement (allowance) Pavement Marking Traffic Control Topsoil and Seeding Mobilization Retention Basin* 16,600 SY 52 STA 2,000 LF 1,300 SY 19,400 SY 800 SY 100 TON 4,300 TON 10,400 LF 1,000 SF 6,000 LF 40 EA 10 EA 12,000 SF 1 LS 1 LS 5,200 LF 1 LS 7,000 SY 1 LS UNIT PRICE $ AMOUNT 3.00 800 2.50 2.25 3.50 3.50 35.00 26.00 10.00 3.50 25.00 1,200 250 2.25 10,000 20,000 2.50 7,500 2.50 15,000 $ 49,800 41,600 5,000 2,925 67,900 2,800 3,500 111,800 104,000 3,500 150,000 48,000 2,500 27,000 10,000 20,000 13,000 7,500 17,500 15,000 Sub Total 10% Contingency $703,325 70,300 Estimated Total $773,600 ----------- *Potential cost of additional retention basin construction not included at this time. -6- �I I I I I I I I I I I I I I I PROJECT PRIORITY #2 NORTH CENTER STREET - M-32 TO FAIRVIEW COST ESTIMATE RUBBLIZATION OF EXISTING CONCRETE PAVEMENT CURB & GUTTER 3 LANE TO SHIPP - 2 LANE TO FAIRVIEW (CASE III AND IV) ITEM DESCRIPTION QUANTITY Cold Milling Asphalt Rubblize Concrete Earthwork and Grading Removing Concrete Curb & Gutter Removing Concrete Sidewalk. (allowance) Aggregate Base Oass AA Approach Bituminous Approach Bituminous Asphalt Pavement Concrete Curb & Gutter Concrete Drive Approach Storm Sewer (allowance) 4' (I) Drainage Structures (allowance) Adjusting Structures Concrete Sidewalk. (2,400 LF allowance) Sewer Replacement (allowance) Water Main Extension/Replacement (allowance) Pavement Marking Traffic Control Topsoil and Seeding Mobilization Retention Basin* 16,600 SY 12,000 SY 52 STA 2,000 LF 1,300 SY 7,400 SY 800 SY 100 TON 3,600 TON 10,400 LF 1,000 SF 6,000 LF 40 EA 10 EA 12,000 SF 1 LS 1 LS 5,200 LF 1 LS 7,000 SY 1 LS UNIT PRICE AMOUNT 1.25 1.50 400 2.50 2.25 3.50 3.50 35.00 26.00 10.00 3.50 25.00 1,200 250 2.25 10,000 20,000 2.50 7,500 2.50 20,000 $20,750 18,000 20,800 5,000 2,925 25,900 2,800 3,500 93,600 104,000 3,500 150,000 48,000 2,500 27,000 10,000 20,000 13,000 7,500 17,500 20,000 Sub Total 10% Contingency $616,275 61,600 Estimated Total $678,000 $ ---------- *Potential cost of additional retention basin construction not included at this time. - 7 - �I I I I I I I I I PROJECT PRIORITY #2 NORTH CENTER - M-32 TO FAIRVIEW ROADWAY ALTERNATIVES SUMMARY OF CONSTRUCTION COST ESTIMATES PER FOOT OF LENGTH CASE I CASE II CASE ID CASE IV CASE V Concrete Removal and Total Reconstruction to 39' width - face to face, curb & gutter (Applicable full length) $160/Ff Concrete Removal and Total Reconstruction to 30' width - face to face, curb & gutter (Applicable full length) $130/Ff Rubblization and Overlay to 39' width face to face, curb & gutter (Applicable full length) $142/Ff Rubblization and Overlay to 30' width face to face, curb & gutter (Applicable full length) $113/Ff Overlay Only to 24' width, plus 6' shoulders, no curb & gutter (This case may apply to the roadway between Shipp Street and Fairview if pavement cores indicate the absence of concrete. This would not apply to the roadway from M-32 to Shipp Street) Additional Sidewalk, per side $ 60/Ff $ 12/Ff Examples: 1. Determine total cost of roadway assuming: - Total reconstruction, 3 lane, 39' F-F (Case I) from M-32 to Shipp (3,160 LF) - Total reconstruction, 2 lane, 30' F-F (Case II) from Shipp to Fairveiw (2,055 LF) 3,160 LF x $160/Ff + 2,055 LF x $130/Ff = $772,750 2. Determine total cost of roadway assuming: - Rubblization & overlay to 39' width, 3 lane (Case III) from M-32 to Shipp (3,160 LF) - Overlay only to 24' width plus 6' shoulders (Case V) from Shipp to Fairview (2,055 LF) 3,160 LF x $142/LF + 2,055 LF x $60/LF = $572,020 -8- �I I PRIORITY #3 FOURTH STREET - SOUTH CENTER STREET TO SOUTH MAPLE AVENUE BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck and bus traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk: - Remove 200' existing in front of high school; Remove 260' existing north side of Fourth between Elm and Center, place new sidewalk: full length, both sides. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - Place 8" water main from Hazel to Maple; abandon 4" transite in that area; place 6" stubs at Hazel and Oak. 15" Storm - ½ Elm/Oak Block to½ Oak/Hazel Block 12" Stub - Oak going north 18" Storm - ½ Oak/Hazel to Maple 5 Storm Manholes 8 Catch Basins - 9 - �PROJECT PRIORITY #3 FOURTH STREET - SOUTH CE!\TTER STREET TO SOUTH MAPLE AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UNIT QUANTITY UNIT PRICE AMOUNT 17 STA 260 SY 4800 SY 1100 TON 250 SY 40 SY 0 SF 3150 LF 3050 LF 410 LF 470 LF 700 LF 5 EA 8 EA 160 LF 400 LF $ 800 2.25 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 22.00 25.00 1,200 1,000 20.00 25.00 $ 13,600.00 585.00 16,800.00 33,000.00 875.00 240.00 0.00 37,800.00 6,862.50 7,380.00 10,340.00 17,500.00 6,000.00 8,000.00 3,200.00 10,000.00 TOTAL ESTIM:ATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $172,200.00 43,000.00 TOT AL ESTIMATED PROJECT COST $215,200.00 DESCRIPTION EARTHWORK & GRADING REMOVING CONCRETE SIDEWALK AGGREGATE BASE, 8" 22A BITUMINOUG SURFACE, 440 #/SY ORAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 15" STORM SEWER 18" STORM SEWER 4' 0 STORM MANHOLE 4' 0 CATCH BASIN 6' </) WATER MAIN 8' 0 WATER MAIN - 10 - �I I I I I I I I I I I I I I I I I I I PRIORITY #4 CARPENTER STREET - WEST STREET TO NORTH OHIO AVENUE BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Not required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required. 12" Storm - Ties new catch basin in. with existing 1 Catch Basin Connect existing leaching basins at Ohio Street into storm sewer - 11 - �I I I I I I I I I I I I I I I I I I I PROJECT PRIORITY #4 CARPENTER STREET - WEST STREET TO NORTH OHIO AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUG SURFACE, 440 #/SY ORAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' </) STORM MANHOLE 4' </) CATCH BASIN AMOUNT $ 800 $ 4,800.00 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 6,125.00 12,000.00 70.00 240.00 0.00 13,200.00 9,000.00 0.00 1,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 46,400.00 TOT AL ESTIMATED PROJECT COST $ 58,000.00 - 12 - 6 STA 1750 SY 400 TON 20 SY 40 SY 0 SF 1100 LF 500 LF 0 EA 1 EA UNIT PRICE 11,600.00 �I I I I I I I I I I I I I I I I I I I PRIORITY #5 PETOSKEY STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE OTSEGO STREET - WEST MITCHELL STREET TO WEST PETOSKEY STREET MITCHELL STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE BASIS FOR COST ESTIMATE - PETOSKEY & MITCHELL • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 440 #/SY & 8" 22A Aggregate new construction (bus traffic) for widening. · • Concrete Curb & Gutter - Place new curb & gutter entire length. • Sidewalk - Existing sidewalk south side of Petoskey east of railroad tracks o.k.; Place new sidewalk south side of Petoskey west of railroad tracks; Place new sidewalk north side of Petoskey full length; Existing sidewalk north side of Mitchell east of railroad tracks o.k.; Remove and replace sidewalk north side of Mitchell west of railroad tracks; Place new sidewalk south side of Mitchell full length. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - Place 6" stubs in area of Petoskey/Indiana intersection to address problems with existing. 2 leaching basins at Petoksey/lndiana BASIS FOR COST ESTIMATE - OTSEGO • Overlay 40' Bituminous Surface from Mitchell to Sheldon - street width 40' B-B. • Overlay 22' Bituminous Surface from Sheldon to Petoskey. Widen 7' each side - street width 40' B-B. • Pavement Section - 165 #/SY Overlay, 440 #/SY & 8" 22A Aggregate new construction. • Concrete Curb & Gutter - Remove and replace curb & gutter between Mitchell and Sheldon. • Sidewalk - Existing sidewalk west side of Otsego; Place new sidewalk east side of Otsego full length. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required. 12" Storm - Mitchell to Petoskey Tie into existing at alley between North Otsego and North Court - 13 - �• • •■ ■ • • • • • • • ~ PROJECT PRIORITY #5 PETOSKEY STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE OTSEGO STREET - WEST MITCHELL STREET TO WEST PETOSKEY STREET MITCHELL STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 UNIT QUANTITY UNIT PRICE AMOUNT 20 STA 600 LF 200 SY 1400 .SY 800 TON 50 SY 100 SY 250 SF 4000 LF 2400 LF 1200 LF 3 EA 10 EA 2 EA 400 LF $ 500 2.50 2.25 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 1,200 1,000 2,500 20.00 $ 10,000.00 1,500.00 450.00 4,900.00 24,000.00 175.00 600.00 875.00 48,000.00 5,400.00 21,600.00 3,600.00 10,000.00 5,000.00 8,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $144,100.00 36,000.00 TOT AL ESTIMATED PROJECT COST $180,100.00 DESCRWTION EARTHWORK & GRADING REMOVING CONC CURB & GUTTER REMOVING CONCRETE SIDEWALK AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 4' </) STORM MANHOLE 4' (!) CATCH BASIN 4' (/) LEACHING BASIN 6" (/) WATER MAIN ~ - 14 - �• • • • • • • • • • • •I.I • PRIORITY #6 FIFTH STREET - SOUTH MAPLE STREET EAST TO END BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B . • Pavement Section - 440 #/SY, 8" 22A Aggregate (bus traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Place new sidewalk full length, both sides . • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" water main to elementary school. 12" Storm - Full length 2 Storm Manholes 5 Catch Basins - 15 - �PROJECT PRIORITY #6 ~ ■ ■ FIFTH STREET - SOUTH MAPLE STREET EAST TO END COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 ~ ~ ~ UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGO REGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY ORAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 4' (/) STORM MANHOLE 4' (/) LEACHING BASIN 12' 0 WATER MAIN 13 STA 3800 SY 850 TON 100 SY 200 SY 0 SF 2500 LF 2600 LF 1100 LF 2 EA 5 EA 1000 LF UNIT PRICE $ 800 AMOUNT 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 1,200 2,500 30.00 $ 10,400.00 13,300.00 25,500.00 350.00 1,200.00 0.00 30,000.00 5,850.00 19,800.00 2,400.00 12,500.00 30,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $151,300.00 37,800.00 TOT AL ESTIMATED PROJECT COST $189,100.00 • ~ - 16 - �• • • • • • • • • • • • • • PRIORITY #7 WEST SECOND STREET - SOUTH OTSEGO AVENUE TO WISCONSIN BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B . • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required . • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required . 12" Storm - Indiana west to Wisconsin 2 Storm Manholes 4 Catch Basins - 17 - �PROJECT PRIORITY #7 • • • • • • • • • • • " ; • • I WEST SECOND STREET - SOUTH OTSEGO AVENUE TO WISCONSIN COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 UNIT UNIT QUANTITY PRICE AMOUNT $ 800 2.50 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 $ 12,000.00 500.00 15,050.00 30,000.00 700.00 1,800.00 2,625.00 32,400.00 16,200.00 2,400.00 8,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $121,700.00 30,400.00 TOT AL ESTIMATED PROJECT COST $152,100.00 DESCRIPTION 15 STA EARTHWORK & GRADING 200 LF REMOVING CONC CURB & GUTTER 4300 SY AGGREGATE BASE, 8" 22A 1000 TON BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE 200 SY 300 SY BITUMINOUS DRIVE, 220 #/SY 750 SF CONCRETE DRIVE 2700 LF CONCRETE CURB & GUTTER 12" STORM SEWER 900 LF 4' </) STORM MANHOLE 2 EA 4' </) CATCH BASIN 8 EA - 18 - �PRIORITY #8 NORTH OAK AVENUE - EAST MAIN TO EAST HURON BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Place new sidewalk full length, both sides. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 6" water main full length. 2 Leaching Basins ~ • • • "II '• 'I , - 19 - �I ~ I 1. I I I -I I I I I I PROJECT PRIORITY #8 NORTH OAK AVENUE - EAST MAIN TO EAST HURON COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GlfITER CONCRETE SIDEWALK 4' (/) LEACHING BASIN 6" (/) WATER MAIN - AMOUNT $ 800 $ 2,400.00 3.50 30.00 3.50 6.00 3.50 12,00 2.25 2,500 20.00 2,975.00 6,000.00 0.00 900.00 1,400.00 7,200.00 1,350.00 5,000.00 6,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 33,200.00 0 SY 150 400 600 600 SY SF LF LF 2 EA 300 LF 8,300.00 ====== TOTAL ESTIMATED PROJECT COST ~ J ~ ' 3 STA 850 SY 200 TON UNIT PRICE - 20 - $ 41,500.00 �I I PRIORITY #9 NORTH HAZEL AVENUE - EAST MAIN STREET TO EAST HURON STREET I I ' I I I I I BASIS FOR COST ESTIMATE • Overlay 22" Bituminous Surface; widen 2.5' each side - street width 31" B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate New Construction (residential traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 6" water main full length. No work required. - 21 - �I I I I -I I I I I PROJECT PRIORITY #9 NORTH HAZEL AVENUE - EAST MAIN STREET TO EAST HURON STREET COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 UNIT QUANTITY UNIT PRICE AMOUNT 3STA 200 SY 100 TON 0 SY 50 SY 300 SF 600 LF 600 LF 300 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 2.25 20.00 $ 1,500.00 700.00 3,000.00 0.00 300.00 1,050.00 7,200.00 1,350.00 6,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 21,100.00 TOTAL ESTIMATED PROJECT COST $ 26,400.00 DESCRWTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 6" (/) WATER MAIN I I I ' ' ' ' - 22 - 5,300.00 �I I I I I I I I I I I I I PRIORITY #10 SEVENTH STREET - SOUTH OTSEGO AVENUE TO SOUTH CENTER AVENUE BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" Storm - Court to Center tie into existing 30" storm 2 Storm Manholes 7 Catch Basins 6" water main - Otsego to Court 6" Stub - North at Seventh/Court intersection - 23 - �I I I I I I I I I I I I I I PROJECT PRIORITY #10 SEVENTH STREET - SOUTH OTSEGO AVENUE TO SOUTH CENTER AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 UNIT QUANTITY UNIT PRICE AMOUNT 10 STA 3100 SY 700 TON 450 SY 250 SY 250 SF 2000 LF 900 LF 2 EA 7 EA 500 LF $ 800 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 20.00 $ 8,000.00 10,850.00 21,000.00 1,575.00 1,500.00 875.00 24,000.00 16,200.00 2,400.00 7,000.00 10,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $103,400.00 25,800.00 TOTAL ESTIMATED PROJECT COST $129,200.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (/) STORM MANHOLE 4' (/) CATCH BASIN 6" (/) WATER MAIN ~ J ~ ' - 24 - �PRIORITY #11 EAST PETOSKEY STREET - NORTH CENTER TO NORTH HAZEL I I • • • • • • • • " BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface; Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate New Construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length . • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required . • Water Main - 6 Leaching Basins . Extend 8" stub east past Hazel. - 25 - �• • • •- PROJECT PRIORITY #11 EAST PETOSKEY STREET - NORTH CENTER TO NORTH HAZEL COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 UNIT QUANTITY UNIT PRICE 14 STA 750 SY 400 TON 0 SY 50 SY 300 SF 2700 LF 6 EA 100 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 2,500 25.00 $ 7,000.00 2,625.00 12,000.00 0.00 300.00 1,050.00 32,400.00 15,000.00 2,500.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $72,900.00 18,200.00 TOT AL ESTIMATED PROJECT COST $91,100.00 DESCRJPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 4' </) LEACHING BASIN 8" </) WATER MAIN - 26 - AMOUNT �I I I I I • •II II I II -II ~ 'II ' ' PRIORITY #12 NORTH COURT STREET - WEST SHELDON TO WEST NORTH BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate new construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required . • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" Storm - Jensen Street to North Street 2 Storm Manholes 8 Catch Basins 4 Leaching Basins 6" Water Main - Petoskey to North 6" Stubs - East/West at Petoskey, Jenson and Stewart Fire Hydrant at Jenson Street �• • • • •.: • • • •.I • • •, • PROJECT PRIORITY #12 NORTH COURT STREET - WEST SHELDON TO WEST NORTH COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 UNIT QUANTITY UNIT PRJCE AMOUNT 16 STA 900 SY 500 TON 150 SY 100 SY 250 SF 3200 LF 1100 LF 2 EA 8 EA 4 EA 1800 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 2,500 20.00 $ 8,000.00 3,150.00 15,000.00 525.00 600.00 875.00 38,400.00 19,800.00 2,400.00 8,000.00 10,000.00 36,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $142,700.00 35,700.00 TOT AL ESTIMATED PROJECT COST $178,400.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRJVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (/) STORM MANHOLE 4' (/) CATCH BASIN 4' (/) LEACHING BASIN 6" (/) WATER MAIN �• • •.I •• • •11 •II "- PRIORITY #12 NORTH COURT STREET - 'V\7EST SHELDON TO WEST NORTH BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B . • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate new construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length . • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - , 12" Storm - Jensen Street to North Street 2 Storm Manholes 8 Catch Basins 4 Leaching Basins 6" Water Main - Petoskey to North 6" Stubs - East/West at Petoskey, Jenson and Stewart Fire Hydrant at Jenson Street - 27 - �• •I I I -I I 11 11 l1 I -, , , , PROJECT PRIORITY #12 NORTH COURT STREET - WEST SHELDON TO WEST NORTH COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 UNIT UNIT QUANTITY PRICE AMOUNT 16 STA 900 SY 500 TON 150 SY 100 SY 250 SF 3200 LF 1100 LF 2 EA 8 EA 4 EA 1800 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 2,500 20.00 $ 8,000.00 3,150.00 15,000.00 525.00 600.00 875.00 38,400.00 19,800.00 2,400.00 8,000.00 10,000.00 36,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $142,700.00 35,700.00 TOT AL ESTIMATED PROJECT COST $178,400.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (J) STORM MANHOLE 4' (J) CATCH BASIN 4' (J) LEACHING BASIN 6" (J) WATER MAIN - 28 - �• • • •· • • • • • "f ' ' ' PRIORITY #13 GRANDVIEW BOULEVARD - SOUTH OTSEGO EAST PAST CARTER'S DRIVEWAY BASIS FOR COST ESTIMATE • Total Reconstruction - Street width - match existing 2 lane . • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Place new sidewalk full length, both sides. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required . 12" Storm - To tie catch basins into-42" existing storm 5 Catch Basins - 29 - �II = II II ,. PROJECT PRIORITY #13 GRANDVIEW BOULEVARD - SOUTH OTSEGO EAST PAST CARTER'S DRIVEWAY COST ESTIMATE NO. 1 2 3 4 5 6 7 UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 4' (l) CATCH BASIN AMOUNT $ 800 $ 4,000.00 3.50 30.00 12.00 2.25 18.00 1,000 7,950.00 15,000.00 15,600.00 2,250.00 3,600.00 5,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 53,400.00 TOT AL ESTIMATED PROJECT COST $ 66,800.00 - 30 - 5 STA 2270 SY 500 TON 1300 LF 1000 LF 200 LF 5 EA UNIT PRICE 13,400.00 �II • • •~ • ~ • • ~ ' ' ' PRIORITY #14 MILL STREET- NORTH ELM TO NORTH CENTER FELSHAW STREET- NORTH CENTER TO ELM STREET ELM AVENUE - EAST FELSHA W TO MILL STREET BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate new construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" Storm - Mill/Elm intersection to Otsego 1 Storm Manhole 3 Catch Basins 2 Leaching Basins 6" Water Main on Felshaw - Otsego to Elm 6" Stub at Felshaw/Elm intersection to South - 31 - �Ill II • • • • • • • • • • • '• PROJECT PRIORITY #14 l\11LL STREET - NORTH ELM TO NORTH CENTER FELSHAW STREET - NORTH CENTER TO ELM STREET ELM AVENUE - EAST FELSHAW TO MILL STREET COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 UNIT UNIT QUANTITY PRICE AMOUNT 10 STA 600 SY 350 TON 200 SY 50 SY 300 SF 2100 LF 400 LF 1 EA 3 EA 2 EA 400 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 2,500 20.00 $ 5,000.00 2,100.00 10,500.00 700.00 300.00 1,050.00 25,200.00 7,200.00 1,200.00 3,000.00 5,000.00 8,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 69,300.00 TOT AL ESTIMATED PROJECT COST $ 86,600.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (j) STORM MANHOLE 4' (j) CATCH BASIN 4' (j) LEACHING BASIN 6" (J) WATER MAIN - 32 - 17,300.00 �II • • • • • • • • • • • • • PRIORITY #15 SOUTH COURT - MAIN STREET TO FIRST STREET WEST FIRST STREET - COURT STREET TO CENTER STREET BASIS FOR COST ESTIMATE • Overlay 40' Bituminous - street width 40' B-B. • Pavement Section - 165 #/SY Overlay • Concrete Curb & Gutter - Remove and replace 250 LF curb & gutter along First Street. • Sidewalk - Remove and replace 150 LF sidewalk along First Street. • Storm Sewer - No work required . • Sanitary Sewer - No work required . • Water Main - 6" Water Main along Court from Main to First. - 33 - �"II PRIORITY #15 SOUTH COURT - MAIN STREET TO FIRST STREET WEST FIRST STREET - COURT STREET TO CENTER STREET COST ESTIMATE NO. • • • • • • - 1 2 3 4 5 6 7 8 9 10 UNIT QUANTITY UNIT PRICE AMOUNT 8 STA 250 LF 90 ·sy 300 TON 50 SY 50 SY 1550 SF 250 LF 150 LF 450 LF $ 500 2.50 2.25 30.00 3.50 6.00 3.50 12.00 2.25 30.00 $ 4,000.00 625.00 202.50 9,000.00 175.00 300.00 5,425.00 3,000.00 337.50 13,500.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 36,600.00 TOT AL ESTIMATED PROJECT COST $ 45,700.00 DESCRIPTION EARTHWORK & GRADING REMOVING CONC CURB & GUTTER REMOVING CONCRETE SIDEWALK BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 6" (/) WATER MAIN - 34 - 9,100.00 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Gaylord_Streets-Master-Plan_1991 Creator An entity primarily responsible for making the resource Capital Consultants, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1991-10 Title A name given to the resource City of Gaylord Streets Master Plan 1991 Amendment Description An account of the resource The City of Gaylord Streets Master Plan 1991 Amendment was prepared by Capital Consultants, Inc. in October 1991. Subject The topic of the resource Master plan reports Gaylord (Mich.) Otsego County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/7d664ffc8a97815abe2b712ead9d9d34.pdf 2a3f9307eb53a0210fbde0ff1e1dfb98 PDF Text Text CCE F•'rojr~ct #93-2"1:4.01 -~....1Af'i"fAL ....IQ1'1$~JtTANTS ENGiNEERS 1•i4 East Main ~:-. P.C). Box 1398 Gay:ord, r•Aicnigan 49735 �CITY OF GAYLORD WATER SYSTEM STUDY MASTER PLAN TABLE OF CONTENTS Page I. INTRODUCTION .. ........... ... ............................ 1 11. PRESENT WATER USE PATTERNS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A. EVALUATION OF WELL PUMPING RECORDS . . . . . . . . . . . . . . . . . . B. ASSESSMENT OF WATER USE CUSTOMERS . . . . . . . . . . . . . . . . . . C. FIRE FLOW REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D. LOST WATER........................................... 2 2 2 4 5 Ill. FUTURE WATER DEMAND PROJECTIONS . . . . A. POPULATION TRENDS AND PROJECTIONS B. LAND USE PROJECTIONS . . . . . . . . . . . . . C. FUTURE WATER USE PROJECTIONS . . . . D. FUTURE FIRE FLOW REQUIREMENTS . . . .. . .. .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 6 6 7 7 IV. ASSESSMENT OF PRESENT WATER SYSTEM FACILITIES . . . . . . . . . . . . 8 A. WELL SUPPLY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 B. SYSTEM CONTROLS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 C. ELEVATED WATER STORAGE TANKS ........................ 10 D. WATER DISTRIBUTION SYSTEM ............................ 12 V. RECOMMENDED WATER SYSTEM IMPROVEMENTS . . . . . . . . . . . . . . . . A. WELL SUPPLY AND LOCATION ............................. B. ELEVATED WATER STORAGE TANKS . . . . . . . . . . . . . . . . . . . . . . . . C. WATER DISTRIBUTION SYSTEM . . . . . . . . . . . . . . . . . . . . . . . . . . . . D. BASIS OF PROJECT COST ESTIMATES . . . . . . . . . . . . . . . . . . . . . . . E. PROJECT PRIORITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . APPENDIX A: APPENDIX B: APPENDIX C: ISO FIRE FLOW TEST DATA COMPUTER SIMULATION CALIBRATION RESULTS WELL WATER QUALITY TESTING 19 19 21 22 40 45 �LIST OF TABLES - - II II = II- , , -:, - Page Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table City of Gaylord Total Well Production (Demand) . . . . . . . . . City of Gaylord Largest Water Customers (1992) . . . . . . . . . City of Gaylord Lost Water . . . . . . . . . . . . . . . . . . . . . . . . . City of Gaylord Well Capacity . . . . . . . . . . . . . . . . . . . . . . . City of Gaylord Fire Flow Duration . . . . . . . . . . . . . . . . . . . Roughness Coefficients . . . . . . . . . . . . . . . . . . . . . . . . . . . City of Gaylord Water System Pressures . . . . . . . . . . . . . . Simulation Results for High Pressure System . . . . . . . . . . . Simulation Results for Low Pressure System . . . . . . . . . . . . City of Gaylord Schreur-West Streets - Area 1 . . . . . . . . . . City of Gaylord Schreur-West Streets - Area 1A . . . . . . . . . City of Gaylord Dickerson Road Improvements - Area 2 . . . . City of Gaylord South Old 27 Business District - Area 3 . . . . City of Gaylord South Old 27 Business District - Area 3A . . . City of Gaylord Old High School & Middle School - Area 4 . . City of Gaylord Devonshire Condominiums - Area 5 . . . . . . City of Gaylord Undersized Water Mains . . . . . . . . . . . . . . . Cost Estimates - Dickerson Road Improvements - Area 2 . . Cost Estimates - South Old 27 Business District - Area 3 . . . Cost Estimates - Old High School & Middle School - Area 4 Cost Estimates - Devonshire Estates Condominiums - Area 5 1 2 3 4 5 6 7 8 9 10 10A 11 12 12A 13 14 15 16 17 18 19 , • •.... ~ -- 3 4 6 8 11 13 15 16 18 24 24 26 28 30 32 34 35 41 42 43 44 LIST OF EXHIBITS Follows Page Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit 1 2 3 4 5 6 7 8 9 10 11 12 - City of Gaylord Area Topographic Survey . . . . . . . . . . . . . . 1 City of Gaylord Total Well Production . . . . . . . . . . . . . . . . . 3 City of Gaylord Population Trends . . . . . . . . . . . . . . . . . . . 6 Gaylord Water System Elevated Tank Schematic . . . . . . . . 11 1993 Water Distribution System Schematic ............. Map Pocket Wellhead Protection Area Delineation . . . . . . . . . . . . . . . . . 21 City of Gaylord Areas of Interest .................... Map Pocket Schreur-West Streets - Area 1 . . . . . . . . . . . . . . . . . . . . . . 23 Dickerson Road Improvements - Area 2 . . . . . . . . . . . . . . . 25 Old 27 Business Corridor - Area 3 . . . . . . . . . . . . . . . . . . . 27 Old High School & Middle School - Area 4 . . . . . . . . . . . . . 30 Devonshire Estates Condominiums - Area 5 . . . . . . . . . . . . 33 - - - --- -- - �-I I II II -_, -: ,. • "- CITY OF GAYLORD WATER SYSTEM STUDY MASTER PLAN I. INTRODUCTION The City of Gaylord has a 1990 population of 3,256. The entire City is served by the present water distribution system except newly annexed areas. The City's water supply and storage system currently consists of three (3) wells, and a 300,000 gallon elevated storage tank. A second 300,000 gallon elevated storage tank is currently under construction and will be in service by the summer of 1994. The water quality is excellent and firm well capacity is adequate. The service area varies in elevation from 1,320' to 1,380' (as shown in Exhibit 1). The distribution system consists of generally 4"-12• diameter water mains and will be separated into two (2) pressure districts by two (2) pressure reducing and sustaining valves (PRV's). The water pressure in the high pressure district (north of M-32) under normal operating conditions will range from 56 pounds per square inch-gauge (psig) at the new high school to 70 psig just north of M~in Street. The water pressure in the low pressure district (along M-32 and south) under normal operating conditions will range from 46 psig just south of Main Street to 62 psig near Milbocker and Dickerson Roads . The purpose and scope of this Study is to further utilize the computer model of the City of Gaylord's water system (which was developed for the • Water Study for a Second Elevated Storage Tani( of December 1992) and analyze existing areas of concern as well as provide recommendations for water system improvements in both existing and expected future growth areas. These computer simulated analyses provide a means for selecting transmission main routes and optimizing pipe diameters in order to meet and/or exceed existing and future water demands. In addition, water main improvements and expansions have been prioritized to provide the City of Gaylord and it's water users the greatest benefit for the least amount of cost. -- 93-214.01 01/94 ~ ~ 1-- -~ - - �- i -r-;-.·. .. . ·- ··r::=> , 0 I I .L" - ··_c• '~ ·~=-=-- J~,5:-----..::::~~ .:__.:...a.;:._ i 4 ~n~• 1/ ====---•=3 •."f<>J~n ~r= oc:-:w '!o a.1 .. _-_ ·" ""'==~==--~·s~=--==--_,==;~ l :"" 24=0""'0""1===="""=~==""""'""'='"""-=== ,. -=-=--=.c..=...._ ,t-· ~=~ :,,!) ,,:r':c:;:;-::.=:.:..== -,-:, '•'.lS EXHIBIT 1 ==c:- __ • . ,J;.:, �II. PRESENT WATER USE PATTERNS A. EVAlUATION OF WELL PUMPING RECORDS The City of Gaylord total well production since 1985 is summarized in Table 1 and displayed graphically in Exhibit 2. The total well production is the sum of metered output from Well #3, Well #4 and Well #5 throughout the year. The average daily flow has remained fairly consistent since 1985 at between 600,000 to 700,000 gallons per day (GPO). The average daily flow during the peak month of each year has shown more variation of between 800,000 to 1,650,000 GPO over the same period. The peak flow month has always been a summer month and can be attributed to lawn sprinkling during dry weather and area tourism. The peak month of each year has been June two (2) times, July five (5) times, August one (1) time, and September one (1) time. The recorded peak daily flow has been determined over the last three (3)'years and has risen from 1,618,572 GPO on June 26, 1991, to 1,971,000 GPO on July 22, 1992, to 1, 172,267 GPO on July 6, 1993. The peak day is typically a very dry day with a lot of lawn sprinkling, but it can also be artificially high if hydrant flushing is conducted by the City. This was the case on September 22, 1993 when 1,253,720 gallons were recorded. • 8. ASSESSMENT OF WATER USE CUSTOMERS Table 2 is a list of the twelve (12) largest water customers for the year 1992. The table indicates that the Gaylord water consumption is not dominated by one or a few large users, but is very diverse. As such, the demand is expected to grow with the City's residential population and area tourism. 93-214.01 01/94 -2 - �11111111 WI - - - - 111 - ----- - <O (,) N .... ~ 0 ..... 0 ..... <O ~ TABLE 1 CITY OF GAYLORD TOTAL WELL PRODUCTION (DEMAND) YEAR w TOTAL YEARLY GAL AVG DAILY GPO 1985 211,292,950 578,884 1986 212,194,773 581,355 1987 275,164,000 753,873 1988 234,407,250 642,211 1989 219,182,898 600,501 1990 217,740,000 596,547 1991 241,734,632 662,287 1992 248,244,000 680,121 1993 PEAK MONTH JULY JULY SEPT JUNE JULY AUG JUNE JULY JULY PEAK DAILY GPO MINIMUM DAILY GPO 1,083,433 1,618,572 414,288 31,413,000 1,054,533 1,971,000 107,000 27,836,000 927,868 1,172,267 TOTAL PEAK MONTH GAL AVG PEAK MONTH GPO 23,952,750 772,669 24,143,500 778,822 49,767,000 1,658,900 33,445,250 1,114,841 27,506,000 887,290 26,924,000 868,516 32,503,000 �•••WI•• ·• • • • • -... WI WI .WI WI WI 1111 EXHIBIT 2 CITY OF GAYLORD TOTAL WELL PRODUCTION 2. 1 2 1 .9 )~ 1.8 ' 1.7 \ 1.6 1.5 1.4 1.3 ,.--., 0 Q_ (.'.) ..._,, >,.,.--., 0 (J) 0 C 0 L Q) Q_ (J) C 0 -0 (.'.) '...= = 2 ..._,, rl ) 1.2 1. 1 1 0.9 0.8 I I I I I I I / 0.7 I \ \ \ \~ ~ \ \ \ \ \ \ \ I] ~ / ~ ✓ '~ / 0.6 0.5 0.4 \ / / -,~ / ~> _______,, ,, ~ I , I' 0.3 0.2 0.1 0 1985 D 1986 Peak Day 1987 1988 ◊ l989 Peak Month Avg 1990 1991 X 1992 Yearly Avg 1993 �I I TABLE 2 I I I I I 1· I I I I I I I CITY OF GAYLORD LARGEST WATER CUSTOMERS - 1992 Cubic Feet Year C. Gallons Year Percent of Total 1 Holiday Inn 997,200 7,459,056 3.0 2 Tendercare 805,640 6,026,187 2.4 3 Glens Alpine Plaza 710,920 5,317,681 2.1 4 Best Western 705,330 5,275,868 2.1 5 Otsego Memorial Hospital 418,810 3,132,699 1.3 6 Days Inn 376,300 2,814,724 1.1 7 Quality Inn 338,300 2,530,484 1.0 8 Management Resources Dev. 336,800 2,519,264 1.0 9 Alten Zimmer 293,300 2,193,884 0.9 10 Alpine Plaza Laundry 282,850 2,115,718 0.9 11 Sugar Bowl Restaurant 259,872 1,943,842 0.8 12 Palmer's 256,680 1,919,966 0.8 FIRE FLOW REQUIREMENTS An accepted guideline for desired fire flow is as determined by the Insurance Services Office (ISO) criteria. The ·needed• fire flow in Gaylord ranges from 1,000 gallons per minute (GPM) in residential areas to 5,000 GPM at the Holiday Inn. Most commercial areas have a •needed" flow of 3,000-3,500 GPM, with 4,000 GPM at the existing high school. The •needed• fire flow rate is that flow for a specific duration for a full credit rating. However, ·needed· fire flows greater than 3,500 GPM are not considered in determining the ISO classification of the City. I I 93-214.01 01/94 -4- �I I I I I I I I I I I· As noted in the •city of Gaylord Water System Study for a Secof1d Elevated Storage Tank• of December, 1992, the fire flows throughout the City will be enhanced with the construction of the second elevated storage tank and high pressure district. This study further evaluates system improvements which will also increase fire flow and protection in portions of the City. D. Lost water is the volume of water produced at the wells less the volume of water actually billed by the City. Examples of causes of lost water can be unmetered consumption by the City itself such as the usage at the Wastewater Treatment Plant, water used at fire hydrants, non-working water meters; or in some city's, water intentionally left running in the winter to prevent water main freezes. A ratio of 80-95% billed would represent a tight system. A ratio of 50% billed or less would indicate major water losses. Table 3 is a comparison of total annual water production at the wells and the corresponding total annual water billed. The average ratio of water billed to water produced over the period of from 1989 to 1992 was 76%. This represents a reasonably tight system, however efforts to reduce water loss should continue. An evaluation of the ratio of total monthly water production at the wells to the corresponding total monthly wastewater treatment plant flow for the period of from September, 1992 to September 1993 was also completed. The wastewater treatment plant would normally receive less water than produced at the wells as water used for sprinkling lawns, private washing of cars, etc., would not be collected in the sanitary sewer system. Conversely some rainwater does enter the sanitary sewer system as several storm water catch basins are still connected to the sanitary system. The ratio of wastewater generated to total water produced averaged 72% with a range as low as 50% in July and a high of 80% in January. The measured flow of wastewater compares well with the billed volume of water. I: I I I I I I I LOST WATER 93-214.01 01/94 -5- �I I TABLE 3 CITY OF GAYLORD I I I· I I I I I I I I I I I I I LOST WATER TOTAL WELL PRODUCTION TOTAL BILLINGS LOST WATER (cubic feet} (gallons} (gallons} PERCENT BILLED TO WATER PRODUCED YEAR (gallons} 1985 211,292,950 28,247,720 1986 212,194,773 28,368,285 1987 275,164,000 36,786,631 1988 234,407,250 31,337,868 1989 219,182,898 29,302,526 22,821,008 170,723,961 48,458,937 78 1990 217,740,000 29,109,626 20,403,101 152,635,599 65,104,401 70 1991 241,734,632 32,317,464 26,327,306 196,954,576 44,780,056 81 1992 248,244,000 33,187,700 25,367,874 189,777,065 58,466,935 76 1989-1992 Avg. 76 Ill. (cubic feet} TOTAL BILLINGS FUTURE WATER DEMAND PROJECTIONS A. POPULATION TRENDS AND PROJECTIONS The population trends in Gaylord from 1960 to 1990 are shown in Exhibit 3. The •projected• line represents future population with the same average increase in population as over the last 30 years, which has been an increase of 230 per ten (1 0) year period. Indications of continued growth within the City are proposed with new residential areas in the northeast corner of the City and a mobile home expansion at Aspen Park, as well as some residential units within recently annexed areas. 8. 93-214.01 01/94 LAND USE PROJECTIONS It is anticipated that growth in Gaylord will continue to generate commercial and institutional utilization of land in and around the City. The growth of tourism will result in the construction of additional -6- �- - ·- - - ·- - - - - - - -- - - - - EXHIBIT 3 CITY OF GAYLORD POPULATION 5 ,,, 4.5 4 C 0 ,.---.,. - 'D rn ,._, C :J 0 3.5 ,r,. o. rn 3 ..c I,._,>, ..___., u V /] S! 0 :J 0.. 0 V / / r- r _/1' 2.5 rh [/ 2 1.5 1960 1970 1980 D 1990 Actual 2000 2010 X 2020 Projected 2030 2040 2050 �I I motels, restaurants and service facilities. Approximately two-thirds of the City is zoned residential and the remaining one-third is zoned as commercial or industrial. t I· C. FUTURE WATER USE PROJECTIONS The total annual water production, as shown in Table 1, has grown at a general trend of 17% in 7 years. This represents an average increase in demand of 25% in 1O years. Recent annexations from Bagley and Livingston Townships have resulted in additional commercial districts being incorporated into the City. As such, it is anticipated that additional water mains will be constructed within the next few years in areas such as south Old 27 and potentially to the Georgia Pacific plant south of the Industrial Park. There may well be a future desire for City water supply by Hidden Valley to the east and Gaylord West Subdivision and Nottingham Forest Mobile Home Park to the west. All of these possibilities make it speculative as to projection of future water use, however the trend for increased demand is clear. A 25-50% growth factor in the next ten (10) years would not be unrealistic. D. FUTURE FIRE FLOW REQUIREMENTS As previously noted, the highest •needed" fire flow at the present time is at the Holiday Inn and the existing high school at 5,000 and 4,000 GPM, respectively. The future highest fire flow requirements will be at the new high school, and at any other large hoteVmotel complexes. The use of a sprinkler system, which is likely for major new commercial construction, will however reduce the need for large amounts of water at the hydrant. A general goal of 3,000-3,500 GPM is realistic for new commercial areas of water service unless a specific facility is proposed with greater water needs. I I I I· I I I I I I I I I I I 93-214.01 01/94 -7- �I I I I I I I I I I I I I I I I I I IV. ASSESSMENT OF PRESENT WATER SYSTEM FACILITIES A. WELL SUPPLY The capacity of the City's existing three (3) wells pumping to the elevated storage tanks are shown in Table 4. The existing wells will be operated on demand, based on water level in their respective elevated storage tank. Wells 3 and 5 will be operated together in the high pressure district with Well 4 operating alone in the lower pressure district. Although Well 4 will typically operate singularly, whenever water pressure in the lower pressure district cannot be maintained by Well 4 alone, the PRV's will open allowing Wells 3 and 5 as well as the new Elevated Tank 2 to supply water and increase pressure to the low pressure district. The firm well capacity, with the largest well (No. 5) out of service, under the new conditions is 2,200,000-2,500,000 gallons per day (GPO). The total well capacity with all three (3) wells pumping is 4,000,000-4,200,000 GPO. TABLE 4 CITY OF GAYLORD WELL CAPACITY I FLOW (GPM) I GALLONS PER DAY (GPO) I Well#3 430-570 619,200-820,800 Well#4 1120-1165 1,612,800-1 ,677,600 Wells 3 + 4 1550-1735 2,232, 000-2 ,498,400 1200 1,728,000 Well#5 I Wells 3 + 4 + 5 I 2750-29351 3,960,000-4,226,400 I As previously discussed, Table 1 is a summary of actual total well production (demand) between the years of 1985-1993. Of particular note is the peak day usage of 1,971,000 GPO. The existing firm well capacity of 2,200,000-2,500,000, with Well 5 out of service, provides an adequate factor of safety over the largest recorded peak day usage at this time. 93-214 .01 01/94 -8- �I I I I I The two (2) largest wells, Wells #4 and #5, are equipped with emerg~ncy power connectors which allow operation during a power outage with a stand-by generator. The water quality of all three (3) wells is excellent as indicated by the Michigan Department of Public Health testing results completed in August of 1990. This data is included in Appendix C for reference. The City of Gaylord does not provide any water treatment such as chlorination, fluoridation or softening. I 8. With the addition of a second elevated tank in 1994 the water system will be divided into two independently operating pressure districts. The control system will utilize high frequency radio communication and operate Well #4 based upon the water level in Elevated Tank 1 and operate wells #3 and #5 based upon the water level in the new Elevated Tank 2. The control system will be provided with a •remote terminal unit" (RTU) at each well house and elevated tank with a central control panel located at the DPW garage. This panel will contain water level recorders for the two elevated tanks, totalizers for the flow signals from each well house, annunciators for the various system alarms and status indicators and control devices for proper system operation. Adjacent to the central control panel will be two (2) 24-hour circular chart recorders which will record the water system pressure sensed at the base of each tower. Each of the three existing wells is currently provided with a propeller type flow meter. An electronic signal will be sent from each flow meter to the DPW Garage where well flow will be indicated and totalized. Each RTU will contains a radio transceiver; the control electronics necessary to input and output the signals which interface with the RTU; and a battery backed power supply. The RTU will have the capability of providing more than one output signal and accepting more than one input signal. Each well house RTU will provide one well pump control output and accept an input signal to confirm that the well pump is running. A second input at each well house will provide for a flow signal from the existing flowmeter. Each elevated tank RTU I I I I I I I I I I I I r SYSTEM CONTROLS 93-214 .01 01/94 -9- �I I will accept one analog input proportional to the water level in the tank and one flow switch signal to indicate tank overflow. C. I ELEVATED WATER STORAGE TANKS Table 5 is a summary of estimated tower durations under average and peak consumption conditions coupled with a fire draw of 3,500 GPM, which meets ISO •needed• fire flow for most areas of Gaylord and is what current available fire fighting equipment can pump (including a neighboring department). ISO requires a duration of 3 hours for a 3,500 GPM fire situation. The existing Elevated Tank 1 is able to provide 300,000 gallons for the low pressure district with Tank 2 capable of extending fire protection by an additional 300,000 gallons. In addition, Elevated Tank 2 will provide the majority of flow for a fire in the high pressure district. As shown in Table 5, the two (2) 300,000 gallon tanks together will provide 7.4 hours fire fighting duration with all three wells running and 3.9 hours fire fighting duration with Well 5 out of service under average consumption conditions. As such, the City will be in excellent condition for water storage when the new tank construction is completed. Exhibit 4 is a schematic of the existing Elevated Tank 1 and the new Elevated Tank 2. The total bid construction cost of the new Elevated Tank 2 and System Modifications to incorporate a high pressure district is $475,000. The tank construction is anticipated to be completed in June of 1994. I I I I f f f 93-214 .01 01/94 - 10 - �~- -- ------------~~~~ co w I\) ..... .:,. 0 ..... 0 ..... co .:,. TABLE 5 CITY OF GAYLORD MASTER WATER STUDY- FIRE FLOW DURATION ~ ~ AVERAGE MAXIMUM CONSUMPTION DRAW (gpm) FIRE DRAW (gpm) TOTAL DRAW (gpm) WELL TOWER WELL# SUPPLY (gpm) DRAW (gpm) @300,000 @600,000 GAL GAL 600* 3,500 4,100 3 430-570 3,670 1.4 2.7 600* 3,500 4,100 4 1,120-1,165 2,980 1.7 3.4 600* 3,500 4,100 5 1,200 2,900 1.7 3.4 600* 3,500 4,100 3&4 1,550-1, 735 2,550 2.0 3.9 600* 3,500 4,100 3, 4 &5 2,750-2,935 1,350 3.7 7.4 1200 3,500 4,700 3&4 1 ,550• 1 I 735 3,150 1.6 3.2 1800 3,500 5,300 3&4 1,550•1 I 735 3,750 1.3 2.7 1800 3,500 5,300 3, 4 &5 2,750-2,935 2,550 2.0 3.9 *Average flow over 24 hour day @ 850,000 GPO Peak consumption estimated at 1,200-1,800 GPM ·o r. TOWER DURATION HOURS �I I I I I I I I I I I I I I I I I I I HIGH WATER LINE El£V 1515.0' HIGH WATER, LINE ELEV 1462.5 LOW WATER µNES. El.£V 1430. 0 rq ..C\I ...- NEW ELEVA TED STORAGE TANK #2 300,000 GAL CAPACITY FAIRVIEW ROAD EXISTING ELEVATED STORAGE TANK #1 300,000 GAL CAPACITY SOUTH WISCONSIN A VENUE EXHIBIT 4 GAYLORD WATER SYSTEM ELEVATED TANK SCHEMATIC �I I D. I I I I I I 1. • COMPUTER MODELING - CALIBRATION The "Kentucky Pipes Program•, is a computer simulation which analyzes steady state flows in pressure pipe networks. This program was used to model the Gaylord water distribution system, including the pipes, the wells, and the water storage tank(s) for the • Water System Study for a Second Elevated Storage Tani(' submitted in December of 1992. A physical description of the pipe network (i.e., diameter, length, elevations) is required for the analysis which was developed as shown in Exhibit 5: 1993 Water Distribution System Schematic which is included in the Map Pocket. Detailed water system maps of Gaylord were used as a reference and City personnel also provided information about the system and its' operation. In addition to the physical characteristics discussed above, a coefficient of friction or C-factor was assigned to each pipe. The coefficient of friction is a measure of the "roughness• of the interior of the pipe and varies depending upon the diameter, the age, and the type of pipe material. Scale build-up on the interior pipe walls causes the equivalent flow diameter of the pipe to decrease, which in turn affects the flow capacity. A lower Cfactor is indicative of a decrease in flow capacity. Water consumption records were reviewed and water use or demand, especially for the larger non-residential users, was input appropriately for simulation via the computer model. Water consumption records were used to determine the average usage for all major water users (over 10,000 cubic feet per quarter, or 830 GPO). Nominal residential demands were also input into the model such that the total consumption throughout the system represented a peak day of approximately 850,000 GPO usage. The simulation output data includes the flow rate (and velocity), direction of flow, and head loss for each pipe. System pressures and the hydraulic gradient are also calculated. If the model incorporates storage tank(s), the results of the simulation will include the flow in and/or out of the tower. I I I I -f I 1· f J J WATER DISTRIBUTION SYSTEM 93-214 .01 01/94 - 12 - ,. �-I - The results of fire flow tests conducted by ISO Commercial , Risk Services, Inc., in October, 1991 (see Appendix A), well operating data, and storage tank water level information were obtained and used to accurately calibrate the computer system model. In other words, static and dynamic flow conditions were simulated by computer; the resultant pressures and flow r:1tes were compared to data from actual field tests. The location of the sixteen (16) tests used to calibrate the model are shown on Exhibit 5. The C-factors were adjusted accordingly in order to provide an accurate and reliable computer model comparable with actual field results. Table 6 is a summary of the C-factors that were ultimately used to calibrate the model of the existing water distribution system. These C-factors are also shown on the enclosed Exhibit 5 with it's corresponding pipe number. I -I - TABLE NO. 6 ROUGHNESS COEFFICIENTS I I I I I I I i i I DESCRIPTION IC-FACTOR 4-inch pipe 70 6-inch pipe 70 10-inch and 12-inch pipe South of Grandview 80 PVC pipe I 120 Well 3 and adjacent pipe 85 Well 4 and adjacent pipe 80 Well 5 and adjacent pipe 100 Storage Tank and adjacent pipe 75 The simulated hydrant flows and residual pressures of the calibrated computer model correlated well with those actually experienced in the existing water distribution system (see Appendix B). 93-214.01 01/94 - 13 - �I I 2. II I I I I I I I I I I I II II • • 93-214 .01 01/94 MODELING OF THE IMPROVED SYSTEM The calibrated computer model was used to simulate recent system improvements, more specifically, the construction of a new storage tank (Elevated Tank 2) and the installation of pressure regulating and sustaining valves. Construction of the new elevated storage tank on the north side of town improves the system pressures for the northern portion of the City and for the new Gaylord High School. However, in order for the system to operate appropriately, pressure regulating valve(s) where necessary to prevent the existing Elevated Tank 1 from continually overflowing because of elevation difference between the two tanks (see Exhibit 4). The criteria for locating the pressure regulating valves, which essentially isolates the north and south part of the city from each other, was to improve the system hydraulics and provide a backup system. For example, locating the pressure regulating valves such that Wells 3 and 5 are situated in the high pressure district provides redundancy within the high pressure district. In addition, the entire high pressure system including Elevated Tank 2 will provide redundancy to the low pressure system. Likewise, because a significant number of businesses with large fire flow demands are situated along Main Street, the pressure regulating valves were located just north of the downtown area, i.e., Main Street. The type of valve installed for the Gaylord system is a pressure reducing and sustaining valve which maintains a preset downstream (south of Main Street) pressure provided the upstream pressure does not drop below a specified value (40 psig). If the upstream pressure drops below the pre-set minimum, the valve will close to sustain the minimum pressure in the higher pressure system, and not serve the lower pressure system until the pressure in the higher system returns to or is greater than normal. The valve also allows backflow from the low pressure side to the high pressure side should the pressure drop sufficiently, such as a fire flow, on the high pressure side. Locations for the pressure regulating and sustaining valves are the 10-inch pipe on Ohio Street between West Main and - 14 - �r I I I I I I Mitchell Streets and the 8-inch pipe on Center Street between East Main and Huron Streets as shown in Exhibit 5. In order to • complete the separation of the high and low pressure districts (i.e., prevent bypassing the pressure regulating valves), valves in the pipes connected to and north of the 8-inch pipe in Main Street will be closed. The overflow level of 1515 feet for Elevated Tank No. 2 will result in a static pressure of 56 psi at the new High School and 70 psi on the north side of M-32 downtown. The difference in overflow water surface between Elevated Tank 1 (1462.5) and Elevated Tank 2 (1515.0) is 52.5' or 23 psi. With the pressure regulating valves and the new Elevated Tank 2 located per the above discussion, the new system pressures under normal static (pumps off) and dynamic (pumps on) operating conditions are tabulated in Table 7. TABLE 7 I CITY OF GAYLORD WATER SYSTEM PRESSURES Pressure District I I I 93-214.01 01/94 Low I High Static (pumps off) 56-70 psi 46-62 psi Dynamic (pumps on) 47-72 psi 53-84 psi - 15 - I �r ( 3. I I I I I I I I I I I I I I I • • SIMULATED FIRE FLOW CONDITIONS HIGH PRESSURE SYSTEM Fire flow conditions were simulated after incorporating the pressure regulating and sustaining valves and Elevated Tank 2. As displayed in Table 8, all fire flow test locations modeled in the high pressure district show significant improvements with the addition of Tank 2 and the separation of the system into two pressure districts. A review of the simulation results for the June, 1991, and October, 1991 Fire Flow Tests 12-17, which are located in the high pressure district, suggest that the ISO "needed" fire flows for Tests 13, 14, 15 and 17 can be met via the new water storage Tank 2 alone, whereas Wells 3 and 5 must be operating to provide the optimum flow for Test 12 as shown in Table 8. TABLE 8 SIMULATION RESULTS FOR HIGH PRESSURE SYSTEM PREVIOUS SYSTEM SIMULATED AVAILABLE SIMULATED FIRE FLOW AVAILABLE (gpm) @ 20 psi FIRE FLOW (gpm) @ 20 psi ············•· ...-..., .................... .................................. ·································· WELLS 3 & 5 WELLS 3 & WELLS 3 & OFF 5 OFF 5 ON NO. FIRE FLOW TEST ISO "NEEDED FIRE FLOW (gpm) @ 20 psi 35 12 1,000 500 23 13 2,250 1210 12 14 2,250 1180 8 15 1,000 570 3 17 3,500** 750* NODE NEW HIGH PRESSURE SYSTEM *At New High School **Estimated value as ISO has not made a determination for the New High School Shaded areas exceed ISO "needed" fire flows 93-214.01 01/94 - 16 - �r r 4. - I I I I I I I I I I I I I I I - II - 93-214.01 01/94 SIMULATED FIRE FLOW CONDITIONS LOW PRESSURE SYSTEM In all fire flow test locations modeled in the low pressure district, improvements will be made over previous fire flow conditions after the construction of the second elevated storage tank and development of the two pressure districts. Table 9 shows simulated results of available fire flows in the low pressure district under the previous system and including the new high pressure district. In the previous system, Elevated Tank 1 alone could not provide sufficient flows to satisfy the ISO "needed• fire flows except at test location 6, with test location 1O falling in the lower portion of the ISO •needed• fire flow range, and with Well 4 on at test locations 3 and 6. As such, eight (8) locations remain below the ISO ·needed· flow without the benefit of the high pressure district. The simulated results, including the new high pressure district with the addition of a second elevated tower, indicates available fire flows exceed ISO •needed" fire flow at test locations 5 and 6 with no wells operating, with test locations 7 and 1O falling in the upper portion of the ISO ·needed" fire flow range, and at locations 3, 5 and 6 with all three (3) wells operating. - 17 - �TABLE 9 SIMULATION RESULTS FOR LOW PRESSURE SYSTEM I I I I I GJ . 101 91 95 108 61 60 47 46 51 75 81 ISO "NEEDED" FIRE FLOW (gpm)@ 20 1 2 3 4 5 6 7 8 9 10 11 3,000 3,000 3,500 2,000 3,500 2,500 2,000-5,000 3,000 3,500 2,000-4,000 3,000 Well 4 Off nc::i Well 4 On Wells 3, 4 & 5 Off Wells 3, 4 & 5 On 2,160 1,573 1,530 2,231 1,210 1,063 1,050 1,234 ' / 3,650 2,971 2,570 4,196 . 1,245 1,380 1,220 1,387 /. 3·,932 •i: 4,140 :" 2,920 2,540 :·-:-: i) 4 129 {:··. / 4,335 /·••··• : •: 2,580)} I< 2,970 ·. ·:::.: 3,990 .· }i A;23a < 1,600 1,490 1,013 950 910 1,016 1,790 2,120 1,590 2,173 > 2,600 • .,,· .•. }:/ 3,118 } 2,230 \(? .\3,335/:.,,:•:•• 1,880 1,690 2,060 2,141 Shaded areas exceed ISO "needed" fire flows. I I I I I I I I I I FIRE FLOW TEST INCLUDING NEW HIGH PRESSURE PREVIOUS SYSTEM DISTRICT SIMULATED AVAILABLE FIRE FLOW (gpm) @ 20 psi The increase in available fire flow to the low pressure district occurs in the event of a fire because the pressure on the downstream side of the pressure regulating valves will drop below the pre-set pressure rating and cause the valves to open providing additional water flow and an increase in pressure from the high pressure district. Available fire flows at test locations 1, 2, 4, 8, 9 and 11 are still projected to remain less than the ISO •needed" fire flow. In order for the entire low pressure system to better meet the "needed" fire flows indicated by the ISO, additional improvements to the existing distribution system will be necessary. 5. 93-214.01 01/94 UNDERSIZED WATER MAINS Currently the City of Gaylord has a number of undersized water mains of less than 6" 0 throughout the distribution system. These small lines are no longer acceptable as compared with - 18 - �I I I I I I I I I I the with Michigan Department of Public Health minimum requirements of s• 0 for service lines and a• 0 for transmission mains. Table 15 is a compilation of the current undersized water mains, as referenced from the 1993 City of Gaylord Water System Maps; this Table is located in Section V. C. of this report. V. A. WELL SUPPLY AND LOCATION Currently the City's three (3) wells provide a flow of 2,750-2,935 GPM or 4,000,000 to 4,200,000 gallons per day (GPO), as noted in Table 4. The firm well capacity, with the largest well taken out of service, can provide flows of 1,550-1,735 GPM or 2,200,000 to 2,500,000 GPO. Referencing Table 1 between the years of 1985 to 1993, the average daily flows ranged from 578,884 GPO in 1985 to 753,900 GPO in 19'87 with an average of 636,972 GPO over the eight (8) year period. In addition, a peak daily demand of 1,971,000 GPO was recorded in July, 1992 . Using the average daily flow of 636,972 GPO, an additional 1,563,028 GPO demand or an increase of is 245% is required in order to reach the City's firm well capacity (with Well 5 taken out of service) . Moreover, if the recorded peak daily demand is used, an additional 229,000 GPO demand or an increase of 12% of the peak daily flow is required in order to reach the City's firm well capacity. In both cases the City's existing well supply is shown to be more than adequate under existing water demand conditions and more than likely for some time in the future. As the desire for City of Gaylord water increases the well capacity can be incrementally increased as follows: ••• • • •II • •II RECOMMENDED WATER SYSTEM IMPROVEMENTS I 1) Well #3 (Hazel Street): The existing well pump has seven (7) bowls and is equipped with a 60 HP motor. With the addition of a higher pressure district the output of this well will be 93-214.01 01/94 - 19 - �I I I reduced from 700 GPM (1,008,000 GPO) to 570 GPM (820,800 GPO). The addition of one (1) bowl and a 75 HP motor would bring the pumping capacity back to approximately 690 GPM (993,600 GPO) which is very near the existing rated capacity of 700 GPM. The estimated cost of these modifications is $20,000$25,000. II I I I 2) Well #5 (North Otsego): Well #5 is currently the largest production well in the City system with a design flow rate of 1,500 GPM (2,160,000 GPO) with a 150 HP motor. With the addition of a higher pressure district the output of this well will be reduced from 1,500 GPM (2,160,000 GPO) to 1,200 GPM (1,728,000 GPO). The addition of another bowl to the pump and a 200 HP motor will allow the pump to produce 1,600 GPM (2,304,000 GPO), a 100 GPM increase over the existing well capacity and a 400 GPM increase over the pump capacity with the higher pressure district. The Well #5 will also require a new 300 amp electrical service, reduced voltage starter and stand-by generator connector. The estimated cost of these modifications is $50,000-$60,000. The increase in capacity at Well #5 does not increase •firm• capacity which is the pumping capacity with the largest well out of service. As such, ultimately a new well will be required. •• • • 1- 3) New Well #6: When needed, a new well can be developed with a capacity of 1,500-1,600 GPM and provide the City with •firm• capacity well into the future. The work completed for "Wellhead Protection Area Delineation - City of Gaylord" issued by the Departments of Natural Resources and Public Health, September 1992, should be utilized to locate potential new well sites. In general, it is recommended that the well be located with a separate wellhead protection zone from the existing three (3) wells, that it be located distant from the existing towers, and that it be located in the high pressure district. 93-214 .01 01/94 - 20 - �I I I I The above criteria favors the northwest area of the City perhaps as far west as Murner Road and north of M-32 as sh0wn in Exhibit 6. A minimum isolation of 200 feet in all directions will be required and a minimum distance of 2,000 feet from major sources of contamination will also be required. The recommendation that a new well be located in the high pressure district is also contingent on reviewing the future pumping records of Well #4 which will provide the majority of water for the low pressure district. If future demand in the low pressure district causes Well #4 to operate for long periods of time, then consideration should be given to locating Well #6 in the low pressure district. •I I 8. ■· I I I ■· ■ ■ • • • 93-214.01 01/94 ELEVATED WATER STORAGE TANKS The City of Gaylord completed a •water System Study for a Second Elevated Storage Tank• in December of 1992. The recommendations of this Study resulted in the construction of a new 300,000 gallon elevated storage tank located on Fairview Road and the creation of two (2) pressure districts. Each pressure district is serviced by one (1) 300,000 gallon elevated storage tank and supply well(s). The high pressure districts' storage tank and supply wells, located north of Main Street (M-32), are ·available to the low pressure district during peak water usage and fire flow conditions. Water from the high pressure district becomes available during high demand periods after water pressure at either of the two (2) isolating PRV's reaches 40 psi or bel~w. As this preset pressure is reached the PRV's open to provide a flow of water until a pressure greater than 40 psi at the PRV's is maintained. In the case of a high demand or fire flow condition in the high pressure district, the PRV's allow backflow or water flow from the low pressure districts' tank and well to the high pressure district. Referencing Table 5, during average water consumption conditions combined with a fire draw of 3,500 GPM and employing both tanks, the estimated elevated storage tank durations are 7.4 hours; and 3.9 hours with the largest well taken out of service. During estimated peak water consumption of three times (3x) the average or - 21 - �I I I I I I I WELLHEAD PROTECTION AREA DELINEATION CITY OF GAYLORD POTENTIAL WELL #6 LOCATION 9::! McCLOUTH RO FAIRVIEW RD : ...... ?LAKES '---- ______------. o: a: ' U) w 0 .._____.--,---, a: a: RESORT •. >- AREA <I: I ~ a: ::J }: •• I GAYLORD • ..□□ \D ·• a: a: u <I: z ..... ~ u <I: }: olS I..... 0 i-----1 O WASTEWATER · •• TREATMENT FACILITY r- ' '--~ POT NTIAL WELL #6 LOCATION a: 1- w 0 McCOY RO 0 KNc»ILTON LAKE EXHIBIT 6 . �I I I I I I I 1,800 GPM coupled with a fire draw of 3,500 GPM, storage tower durations are estimated at 3.9 hours; and 2. 7 hours with the largest well taken out of service. ISO requires a duration of 3 hours for a 3,500 GPM fire situation . .With the recent construction of the second elevated storage tank, the City of Gaylord's storage capacity is more than adequate for existing conditions and for some time in the future. Therefore, additional storage capacity has not been investigated further. C. •• I ■ 93-214 .01 01/94 WATER DISTRIBUTION SYSTEM Five (5) primary areas of interest have been partitioned within the City of Gaylord's water distribution system for the purpose of analyzing the efficiency of the current distribution system and evaluating the adequacy of the existing water mains. In addition, recommendations for improving each area's ISO fire flow rating has been provided in prioritized phases with associated estimated construction costs. The sixteen (16) ISO selected points of importance have been identified within the computer model and are used as the locations for setting goals of acquiring the •needed• flows at a 20 psi residual pressure. The ·needed· or optimum flow ·is the rate of flow for a specific duration for a •tull credit conditions ■, and is based on building construction, occupancy, automatic sprinkler protection and exposure. The ISO ·needed• fire flow is typically a goal but not a requirement, with most communities not meeting the ISO •needed• flow throughout their water distribution system. These five (5) areas of interest are located mostly near the extents of the existing water system. Although some portions of the outlined areas of interest currently receive water service, the completion of water main loops will provide a more reliable and efficient distribution system to the existing water user and also aid in expanding service in expected growth areas. Exhibit 7, included in the Map Pocket, shows these areas in relation to the current City Limits and overall water system. - 22 - �I Area 1 - Schreur and West Streets This area located in the northwest section of the city has suffered from a lack of adequate water pressure, especially during peak usage. Water mains consisting mostly of 4• and 6" 0 supply water in the residential section with a 1O" 0 transmission main along North Ohio Street (see Exhibit 8). The primary reason for minimal pressures in this area was the lack of elevation difference from Elevated Tank No. 1, with the distance from the tank and the small diameter water mains contributing to the pressure loss. With the addition of a second elevated storage tank along Fairview Road and the creation of two pressure districts, a substantial increase in pressure around the Schreur-West Streets area can be expected. In 1993 the City of Gaylord also replaced an abandoned water main with an a• diameter main on Schreur Street between West Street and North Ohio Street which has improved the flow capacity to the area significantly. Table 1O shows that with peak flows of 150 GPM at each node the old system produced less than adequate pressures of 13-23 psi. Moreover, with the new Elevated Tank No. 2 servicing the high pressure district, pressures are typically over 60 psi, an increase of over 37 psi. This pressure increase is a direct result of the added elevation difference between the new Elevated Tank 2 and the Schreur-West Street area as well as the reduced distance in which water must flow to service this area. The new tower and the Schreur Street water main replacement should therefore resolve pressure problems experienced on Timberline, Strawberry Lane and West Street north of Schreur Street. Because West Street south of Schreur Street is served by only a 4" 0 water main there may still be some noticeable lower pressures during periods of extreme peak demand. However, Table 1OA shows that pressures greater than 20 psi will be available even as flows are increased to 400 GPM at each node. A demand as high as 400 GPM at each node would represent an extreme amount of water usage. No additional construction is recommended for Area 1 at this time, however should low pressures be experienced after the new . elevated storage tank is operational, the 4• 0 lines should be increased to a minimum of s• 0. I I I I I 11· • • • • 93-214 .01 01/94 - 23 - �0 ~ a:: §i~ JI il ~ □ ~![ 1 11 eJlil • • 1-75 V) I I• lI :• I :I :• Ii I: .I : II i : NORTH SCALE: 1•= ±600' CITY OF GAYLORD MASTER WATER STUDY MEECHER £'_APITAL ~NSULTANTS ENGINEERS EXHIBIT NO. 8 SCHREUR-WEST STREETS AREA 1 �• ·• ,u JIIIIMID fflCWH ruff DG'f:I, ,_....,. lftmDlft .... I ~::o :IIITol l.1QJ =11121 I l.1QJ ::!/: I ~ a, • ,.., i ~ : - ' 8"¢ i I I -< •. I• . ~ ~ : J ::o ;;o l_!}_CH_~E~_R -·-·-·- ~z T ~~ Or 0 6"¢ 4"¢ I1~d I ! 1111 ! fisol i L?QJ i ~ Ill LANE RANDOM (.!g)~:1 " ll[ill ® I+ 0, 0 LEGEND . l.1QJ ~- ~ @ PIPE I C FACTOR NODE I : 1157 q l129J 11~ )>,, . EXISTING WATERMAINS 12"¢----10"¢- - - - - I REPLACE f!i, 'NATERMAIN1 WITH ±300 LF OF 12"111 PHASE NO 4 6 ~ 0 ,..,. ::r:lf"isl ~ : O IJ1QJ • \ : cm W. NORTHr:,l Ill '¼=:-::7 \ \ -,.;::;-, @l I'--:-- . - g ®1:I rnJ 111® 0 .11~ 29' 70 W. JENSON ~ )>o (/) CONSTRUCT ± 4950 LF 12"1f WATERMAIN AND PRV - PHASE NO 3 - ~ ~ w. 44 120 ~11~.. .. . I PETOSKEY rtj=< :::0 0 :E .,., ~EJ~o16, W, MITCHE~L ~G) rr, )> ::0-< "PROPOSED 1 o" PRV' 1 2" PRV" FIRE FLOW r 1741 (/)Q l_l!g --l :::0 @ TEST~ 1731 @ l_l!g Co W. MAIN M-32 11641 ll!2J 0 -< FIRE FLOW TEST #7 =~ -~~ zc=l \ 6 1l ?1 d r:ioil ~ rnf'J® CONSTRUCT ±2650 LF 12"111 WATERMAIN PHASE NO 1 ,..,r> ,..,>~r ;;oz 0 ~ 0 ,.., ITTo7 ~ V)"' ;:,,; ;;o (/) 0 z ~ -u :::oo o< (") fT1 G§) REPLACE 4"• AND f j • WATERMAINS WITH ± 1 .21 0 lF OF 1 2" • PHASE NO 2 f139l l!1QJ i1J8l fTIAX lZQ_J ~rr,I ··--~--·-··-··-··- .. rr, ::0 - --iO- (J) z --; z :::0 0 o· )>)>co 0 :::u ~ N E:IGHTH i149l l.!12.J z (/) rn VANTYLE I~ rml ~ lisol ~ ' ~ · ~OSCONS/N �I I TABLE NO. 10 CITY OF GAYLORD SCHREUR-WEST STREETS - AREA 1 I 1· NODE NUMBER I 6 7 8 9 10 11 15 400 401 I -I ••• FLOWS (gpm) 150 150 150 150 150 150 150 150 150 15.0 14.4 13.1 13.3 15.2 18.3 22.7 16.6 20.2 59.8 59.0 57.2 57.5 59.1 61.7 65.0 59.4 61.7 61.3 60.7 59.2 59.4 61 .2 64.2 67.6 62.0 64.4 <1>Prior to Elevated Storage Tank No. 2 and PRV's TABLE NO. 10A CITY OF GAYLORD SCHREUR-WEST STREETS - AREA 1 NEW SYSTEM PRESSURES (psig) OLD SYSTEM< > PUMPS PUMPS PRESSURES OFF ON (psig) 1 NODE NUMBER 6 7 8 9 10 11 15 400 401 I • • • • • NEW SYSTEM PRESSURES (psia) OLD SYSTEM< > PUMPS PRESSURES PUMPS ON (psig) OFF 1 FLOWS (gpm) 400 400 400 400 400 400 400 400 400 NIA NIA NIA NIA NIA NIA NIA NIA NIA 1 40.8 43.7 40.6 44.0 44.9 48.9 <>Prior to Elevated Storage Tank No. 2 and PRV's S~aded areas are below the minimum recommended pressure of 35 psi 93-214 .01 01/94 - 24 - �I I 1· Area 2 - Dickerson Road Improvements The Dickerson Road area is primarily an industrial and com,mercial section located along the western extents of the current water system. The M-32 area currently receives it's water supply from a single transmission line along M-32 from Wisconsin Avenue. Water mains servicing businesses along M-32 consist of an a· 0 from east of 1-75 to Meecher Road with a 10• 0 extending further west to a loop around the Wal-Mart development. The Dickerson and Van Tyle area is serviced by a 12• 0 line under the expressway from Wisconsin Avenue and a 12• 0 from Dickerson Road south to Well #4. There is a second crossing under the expressway with a s• 0 from Eighth Street and along Dickerson Road south connected to a small section of 4• 0 and north along Dickerson Road with a section of s• 0 and continuing with a 12• 0 to a dead end (see Exhibit 9). Problems associated with dead end lines are two fold: First, the transfer of water only has one route, thus being inefficient and risking the potential of losing water service, including fire fighting capabilities if the single feed line breaks or requires repair, and secondly, water may become stagnate in the water mains if the lines are not routinely flushed or recirculated. Whereas available fire flows have substantially improved in most areas east of 1-75 due to the construction of the second elevated tank and development of two pressure districts, west of 1-75 remains deficient largely due to the lack of a large diameter water main loop. Phases 1 & 2: Table 11 displays improved available fire flow results after each recommended phase, starting initially with the completion of a 12• 0 water main loop north along Dickerson Road, then west and parallel to M-32 and completing the loop by connecting into the 1o• 0 main along M-32 west of Meecher Road {Phase 1). Although increased available fire flows are not largely noticeable after completion of the water main loop in Phase 1 because of the remaining small sections of 4• 0 ands· 0 along Dickerson Road, significant improvements will be made in reducing the risk of losing service and fire fighting capabilities in portions west of 1-75 as well as removing maintenance time for flushing of the previously dead end water mains. After the replacement of these small diameter water I I I I I I I I I I I I f I f I 93-214.01 01/94 - 25 - �••• - I • •I - - - - -I- -~- - ~ f ~ -I 0 CO ...... w . --co ......... ... I\) 0 ...... TABLE NO. 11 CITY OF GAYLORD DICKERSON ROAD IMPROVEMENTS - AREA 2 COMPUTER SIMULATED RESULTS AVAILABLE FIRE FLOWS (gpm@ 20 psig RESIDUAL) I\) 0) ISO FIRE ISO CALCULATED EXISTING(2l FLOW "NEEDED"'11 TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) EXISTING SYSTEM PHASE 1 OFF ON OFF ON OFF 2 91 3,000 1,500 1,063 1,234 1,228 1,432 2,859 7 47 2,000-5,000 1,400 3,990 4,238 4,096 4,440 4,587 950 1,013 1,016 1,160 1,252 2.520 944 946 1,116 1,188 1,945 8 I 46 I 3,000 43 I *3,000 403 I *3,000 ' 11 As determined by ISO (see Appendix A) '21 As calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions Demand of 60 GPM was added at Node 43 during Phase~ 1, 2, 3 & 4 Improvements: Phase 1-,- Construct lines 400 & 401 at 12• Phase 2 - Replace lines 139 & 149 with 12" Phase 3 • Construct lines 403 & 404 at 12• and PRV _.Phase 4 - R~place _ line 24 with 12• PHASE 1, 2 & 3 PHASE 1 & 2 ON OFF ON I PHASE 1, 2, 3 & 4 OFF ON 1J?l]~i0.\tl:i:Ii;'~~it: : IJIJ:J'§7il: : 1:: ~'!s.~? : : : ~}l;i'iH{t i:nti:1~1:: :::1 4,590 1:: : ~= :1~= ; : : : : 1 4.5~0 1:::s;r~4.Jt i: : : :~;2:§~=i: 1l:t:~;4~9::1:1: :,11:: : ~:1.'~7 : : : 11::::::1~;141:i: : : 1:' .g:~~~,:: : : 1 2,216 2,244 2,355 2,244 I 2,373 2,476 2,996 l I~;1:~~=:: : : 2,355 ~ �I I I I I I main sections with a 12• 0 transmission main (Phase 2), a noticeable increase in available fire flows will be experienced throughout this area) Fire flow test locations 2, 7 & 8 will be able to satisfy ISO "needed• fire flow conditions with all pumps operating. Phases 3 & 4: Available fire flow conditions are displayed in Table 11 under Phases 3 and 4 as the area north of M-32 just west of 1-75 is developed. A 12• 0 transmission water main from west North Street, crossing below the highway and looping into M-32 with a PAV located just north of M-32 is recommended as this areas is developed (Phase 3). Additional water mains or service leads would connect into this transmission main to service the individual commercial properties. The PAV is required to maintain the separation of the two pressure districts with the expected growth areas situated in the high pressure district. The existing a• 0 water main along west North Street will slightly restrict fire flows from the 1o• 0 transmission main along North Ohio Street and is recommended to be replaced with a 12• 0 as the need to satisfy estimated ISO requirements becomes necessary (Phase 4). The 12• 0 water mains recommended in Phases 3 and 4 should be considered as a minimum assuming an ISO •needed· fire flow requirement of 3,000 GPM. If, at the time of development, ISO ratings require a larger fire fighting flow, a more detailed and specific investigation should be considered at that time in order to provide the required fire protection for this developing area. Area 3 - South Old 27 Business District This area of interest consists primarily of existing commercial businesses along the Old 27 corridor from Commerce Boulevard south to McCoy Road. Currently, water supply for these commercial developments are from individual wells. Extending a large diameter water main along Old 27 would be able to supply this commercial region adequate fire protection as well as provide practical locations for large diameter water main loops along McCoy Road and from Village Parkway (see Exhibit 10). Phases 1, 2 & 3: Table 12 illustrates approximate fire flows which would become available to the Old 27 business corridor after each phase of the proposed water main extensions are constructed. I I I I I I I I r I r r 93-214 .01 01/94 - 27 - �I. ~-I. , ul'\.aTIW'll I I •• n,_ , __ """"'11)11'11- EXISTING WATERMAINS 12" ~ -- - - - 10"!6 - -- 8"~ - ·- ·- ~z - - 0 -:u 11· :i! ·- 6"~ - ·· - ··-·· - ·· - ·· 4"1() f+0> ........... . . . . 0 q LEGEND I I I 0 (") ,..,;:,,:: :::0 • ~i~-- ......... . l: 11491 70 I t 1129] ~ @ ~ _ _ _11 ~ - ·--·~ ® '~ W :-·-··- PIPE I C FACTOR NODE I 1· . l ~- - 1 133 : I ao 11371 l.filLJ i= i ®9=====3 r ~::._ ITTil ~ ~ )>o {/)_ ® ~~ :::a 0 :=f ,., 11311 gr~I~ ~C) ~ 11~alli (") fTl )> :,,;: • I @ :::U-( r {/) 0 --f :::a COMMERCE 11637 ~ Co 0 0 -< !:'.1 :u 0 @ =i A- =~ FIRE FLOW 00 Or :;;o O f"Tl >< ON :C CD --f Cz {/) 0 )> z. :::a fTl __,. ~~o vJ ~ 11~ 1\ < t -< CONSTRUCT ± 1950 LF 10"111 WATERMAIN PHASE NO. 2 11~ I I \ ,~6 1111@ ii 0 e, FIRE FLOW r- TEST #4 C v, N I '-l111@p " 11687 ln ~ CONSTRUCT ± 1700 PHASE NO. 1 I' O-.....J OJ :::a 0 ~ r- I V) " ' 11641 :u 'I ;a z )> C) ,. , -tr > ~ C) :,,;: NODE 101 \ :::0 CONSTRUCT ± 2200 LF 12"111 WATERMAIN PHASE NO. 1 )> TEST #1 - ~~ z c =i ,..,r > 3:: CONSTRUCT ± 2570 LF 12"111 WATERMAIN, PHASE NO. 3 6 Mccoy lis5' lgQj r LF 12"!6 WATERMAIN @§) �•••• ■ ■ ■ ·• • • •, - - 0 (0 ..... w ~~ 0 ..... ~ TABLE NO. 12 CITY OF GAYLORD SOUTH OLD 27 BUSINESS DISTRICT - AREA #3 COMPUTER SIMULATED RESULTS AVAILABLE FIRE FLOWS (gpm@ 2o ·psig RESIDUAL) ISO FIRE ISO CALCULATED FLOW "NEEDED" 111 EXISTING 121 TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) I\) CD EXISTING SYSTEM PHASE 1 PHASES 1 & 2 PHASES 1, 2 & 3 OFF ON OFF ON OFF ON OFF ON 2,210 2,077 2,811 1 101 3,000 1,500 1,573 2,231 1,545 2,110 1,545 4 108 2,000 1,300 1,245 1,387 1,209 1,358 1,796 98 ·2,000 1,781 2,078 1,706 2,007 1,758 2,077 1,973 ·:~tsoott 400 *3,500 2,168 2,616 2,068 2,516 2,059 2,508 2,466 3,354 401 *3,500 ---------- 1,794 2,042 1,889 2,163 2,573 3,410 111 As determined by ISO (see Appendix A) calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions 121 As Improvements: Phase 1 • Construct lines 164 and 167 at 12" Phase 2 - Construct line 168 at 10" . Pha~e 3 - Construct -line ·, 65 at 1·2" •·• 2.093}:: ' 2';1'65 /,, 2;574\f �' • • ••• • In addition, Table 12A has been provided to show the effects of the same water main extensions after Phases 1 and 2 of the Dickerson Road improvements are in place. As shown on both Tables 12 and 12A, areas beyond the Old 27 corridor will also benefit as the new water main loops are completed, namely ISO test locations 1 and 4. After completing the water main loop from Village Parkway into the proposed water main along Old 27 (Phase 2), ISO conditions at fire flow test location 4 can be satisfied. Furthermore, after the construction of a 12• 0 water main loop across 1-75 along McCoy Road (Phase 3), ISO conditions at fire flow test location 1 will be approximately 2,800 GPM with 2,900 GPM expected after Phases 1 & 2 of the Dickerson Road improvements . In general, the available fire flow conditions for the commercial businesses along the Old 27 corridor from Commerce Boulevard to McCoy Road will be in the order of approximately 3,400 GPM after the recommended water main loops have been completed. Looking toward the future, a 12• 0 line constructed south of McCoy Road could provide approximately 2,100 GPM to the 1-75 interchange if Phases 1, 2 and 3 are constructed prior to that extension. A 16• 0 line south of McCoy would provide approximately 3,000 GPM to the 1-75 interchange. A water main loop is also recommended and would improve flows and reliability of this later extension. I • • • ~ Area 4 - Old High and Middle Schools This area located in the eastern region of the water distribution system is of interest because of expected commercial development and potential water demand east of the City Limits as well as a lack of available fire flow in the quantity required for schools and general public assembly. After the construction of the second elevated tank and the development of two pressure districts, substantial increases in available fire flows can be noticed in this area, but ISO "needed" fire flow requirements of 4,000 GPM and 3,000 GPM (at test locations 1o & 11 respectively) will still be deficient. The primary reason for the system's inability to deliver these large flows of up to 4,000 GPM is because of the existing water main sizes in this area (see Exhibit 11 ). 93-214.01 01/94 - 29 - �••••• - - - - - - - - ·- .. •I. • ' 0 CD ... w I CD I'\) -l>- ... -l>- -- ...0 TABLE NO. 12A CITY OF GAYLORD SOUTH OLD 27 BUSINESS DISTRICT - AREA #3A (Including Phases 1 & 2 of Dickerson Road Improvements - Area 2) COMPUTER SIMULATED RESULTS AVAILABLE FIRE FLOWS (gpm@ 20 psig RESIDUAL) (.,) 0 ISO FIRE ISO CALCULATED EXISTING FLOW "NEEDED"<1> EXISTING<2> SYSTEM PHASE 1 PHASES 1 & 2 PHASES 1, 2 & 3 TEST NODE FIRE FLOW FIRE FLOWS l=========!:::=======i=====~====;==========ll ON NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) OFF ON OFF ON OFF ON OFF 1 I 101 I 3,000 1,500 1,573 4 I 108 I 2,000 1,300 1,245 98 I ·2.000 400 I *3,500 401 I *3,500 ----------- 1 1,781 2,168 >As determined by ISO (see Appendix A) >As calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions· < 2 < Improvements: Phase 1 - Construct lines 164 and 167 at 12" Phase 2 - Construct line 168 at 10" Pnase 3 - Construct lines 165 at 12• 1,722 2,248 1,720 1,387 1,225 1,358 1,855 , 2;'6~2]:212t~~1/[ tg';~§s\t :2;69'~::l}:i 1,816 :;:;=~';8e$:: : : : : 1 2,193 2,490 2,184 2,401 1,832 2,033 1,942 2,153 :::-:-::;:;:•·•:•···· \ 2\<>7§:UF 1,760 2,616 2,246 I 2,321 2,231 12,011 :2]122!:I l!?;~Jq:l: : I 2,001 I 2,898 1$~;{1~ :i �•••••••••••I -•-•• l - I llt1- l'U- l'\.Clf""1!l ·lrl>GIDl'II- T l,tol / I l,~ol CD McLOUTH RD (") l""I z -I l""I ;;:o I GIii~ C (/) EXISTING WATERMAINS ~ 12"fl)-----10"fl)- - - - B"!t> """ V) () 6" fl) 4"!t> ~z 0 ~~ II :i: I+ O> LEGEND 1221 I #3 WELL :II@ SHIPP lgQJ ? b:· - . - . 71 NORTH CID I . t:::::' I ~ ITal ~1 ~ J~I□ • ► -o ~~ □ • ~G) (T\ ::::0 )> -< 38 . [401 ~ 39 \GJ: . 1551 l.1Qj -< : c:J · ~___.,~•-.=.53; ;. _-.-'. _,._ .. _ .. _,__: : [m @ 57 201 MITCHELL Rucr±1J!so-LF 55 HURON ~~:;~_. -1111~ Igglr M-32 =~("] z> :~~ 1 m > ~qv-,- · > . m ~. ;o 1"'1 1..-__,"'.~1~----, .~ ~ 99 00 1m1 - , ~ s 1,a,.,:.:.:~l-··-··- .. - .. -.. ~ 08 0 ,~ _ ......._ I GAYLORD (") 0 I c.=:::-.,-=' 1"17 SCHOOLS o:i:x o-:c G)_ •:cm (/) )> --i lzz )> 0 ~ ~~~ ► o~ 0 ..P.. rrr, COMMUNITY SEVENTH ± 3,000 LF OF 12"¢ PHASE NO 4 l [4o.3l ~ I 0 ~0 3 j I •14021 78 1120 1,~1 120 CONSTRUCT ± 1,aoo LF OF a·~ J WATERMAIN, PHASE NO 3 1rn61 ___, REPLACE 4"¢ WATERMAIN WITH Ef'rJ - PHASE NO 2 0 (.I) I -~ .\ ~ ·- ·~·-· . . rM1 120 V) (/) l:Ji CONSTRUCT rWATERMAIN, V> -----~~~----··-·· -·'_!~~~:._ . _~~----··-··~@ ~ ~ ~ [i]!\ I ~~~Xiis~~N:'~~E SECOND I I~ E. MAIN 81 . oF ,2·ia PHASE NO 1 AIN AND PRY - : @ ........,_....__.: @ 3: Ii f"541 l.1Qj :. ·1 CID : MITCHELL Co 0 • SHELDON • (/) 0 # 11~ ~ 43 1:171 \EJ\l~OON r --i :::0 NODE ~®-··-··-· ~L----= ·=;il@ FELSHAW ::::0 ~.,0 G]§) I 1-,-----.1~l~L-. - (/) PIPE i C FACTOR . STEWART ~ 11291 ~ I I l[,sJ] ~ rrn 0 q I 10 90 -· CID �.,•..,.,.,•.•.--· ~ -•• ,u_.,_ , I. ..,_ l'I.Of~ •••• ■ ■ ■ ,_ I 11 ALPINE CENTER l1~ol ./CD / @11 I ELEVATION TANK 2 ELEVATION ± 1366' ~ , /Q) I1bd F'AIRVIEW RD. CD I1~0vt.kLOUTH RD 111 ·- ·.-- ·-·-·- ·-·- ·71 lti6I I. EXISTING WATERMAINS 12"¢-----10"¢ -- -- II) ,., ~z ,.,;:o (") z ~ 0 8"¢ .- ..6"¢ _,,_··- ··-··- " 4"¢ . ... . ....... .. . ;■ 5! l.!.22..1 6 I+0, 0 ~ C: .I 14081 NOOE# I 1221 SHIPP l_llg ~ WELL #5 ® 9 i28l ~ 127~1 \ ~ . 120 ~ ;a =< \n,□ : 0 t ~C) 135l\t ~ ~ j -< r (1)0 ~;a ~□ Co -< 0 i IH81 CONSTRUCT ±1500 LF 8"111 06. • I PHASE NO. 2 WATERMAIN ·:::==~ ·---~·-,··,L!.1.," 1 I . 20 f . 120 ·•------An 11.;.-11-\ 85 .......,Q I FELSHAW . JENSON '-. l- IL II CONSlRUCT ... WATERMAJN .._P...,H:..,;;;AS;.::E,_N:,a.;O:a.:,._1,__ _ __ ~!□□i i lggJI PETOSKEYlg~J -~~j ~,; :CID . . 1l ~~I . :~ _ C-f m► ;:o~ I: -~ !, 0 g~fTl Z O x OZ:r: OU>U> :r: rn -~ ;a rii rr, ~ ;a (/) -l. )>~N (J1 ri7 (/) ~6 ® : [ill) '13 II ~ - .i~~ \. BO 70 90 ~- 70'.. fi12l · 62 r : .: • > ®" (ID ~ 8 ~ ITT,l ·~ ITT911:. l1QJ 11~ l i I ., ~I 121 ~ 1I 124 . 9 BO U) !Tl C) 0 IIMITCHELL '1 70 ~ I ~ ~ s8 . _ 1·~0~~~~ i , lj1g~J Roel GJ! :,O~~T~~ .. CE:> 1'1°2041 @) U~ ' li05l ® ~ ml % ® ·- ~ -s- II ~ \8011 SIXTH . . 68 Ia ::r: \ [. flTTH 1= • ~. 1IT : n.~s~.~ .. ' [i09l0 5 '-.!.V ·~ ~ !llliDc::]JC ~ i1 ,o 0 ~f·-.. . ..... . 123 • : ~g : SECOND 69 ~Ii @) 59 . "i\ \:\GD \\lrm I . ~ @ : flTTH Ii ~ ~ . __H~•':!' ____:®HURON ~ ~ [577 ·. LZQ.J fsal 11:> ~~ ® LZQ.J ~8~ ~o. 70 !SHELDON . · --=·· : . $~-~~~~~~-.l_,,_,. z )> ~ ~ : ~l.~~-·-··~~~-~[oo:I ' en ri7 i @"l : ® o - ~1 o0 :a" PRV" . c: · 63 • ~I m•-fr> I . =;i . ~ :1 i~1 ! 8 ! U) J67l en] V, ~ ~UIDJ _z> z 1i~ i _ 61 ~ ll~~r---~~k;~m· ilm JL. ... .. . I® \~!HELLc::J(m] 85 CONSTRUCT 8"• WATERMAIN PHASE NO. 1 uGD ;J_ui) r=,~-:l@Fs£jW~® LZQ.J ~ . ,~41 @ :DLiiLJ:ISHELDON i LZ2..I . 11 '·•-f:··-··- .. - .. _,._,:~ .. - .. _ .. CONSTRUCT 8"111 WATERMAIN PHASE NO. : )> :::0 STEWART \□ WELL #3 I· l,SJI as 36 85 j ~ 71 fT1 l.1.QQJ • I I ,------...,__-- Ile 22 . ~-_J . - . =m= .- .- . - . - . -+--_ _ _ _ _ _a_5 - - I (/) I• 1231 I CONSTRUCT ± 1750 LF 8"111 WATERMAIN PHASE NO. 2 120 ~ - - - - - CONSTRUCT ±330 LF 8"111 WATERMAIN PHASE NO. 2 rn]frr=======~~=====~ :t>o !4091 ~ @ ~ ____ j ~ ®1··-··- N PIPE M C FACTOR @ CONSTRUCT ±2250 lF 0111 1 WATERMAIN PHASE NO. 2 V) '-I ~ I I ITil I 0 LEGEND 11291 I I CONSTRUCT ±3600 LF 8°111 MAIN PHASE NO. 3 GAYLORD GAYLORD COMMUNITY COMMUNITY SCHOOLS SCHOOLS . - . - CID 1 �■ ■ ■ ■ This area is primarily served bys• 0 mains along Fourth Street from Elevated Tank 1 and along Center Street from Elevated Tank 2. Phases 1 & 2: In order to meet ISO fire flow requirements of 4,060 GPM at test location 10, a 12• 0 transmission main and PAV within the high pressure district is required. The recommended route along Maple Street for the 12" 0 transmission main has been selected because of it's relative location bordering the existing City Limits as shown in Exhibit 11. As such, when water service east of the City Limits is extended, water mains can be connected directly to a large diameter pipe at the easternmost limits of the water system without replacing the existing s• 0 water main along M-32 or having flows restricted through the smaller diameter pipe. Although the existing s• 0 water mains in this area can typically provide a substantial amount of water flow, the replacement of an undersized 4• 0 with an s• 0 water main along Oak Street (Phase 2) has been determined to be the optimal size and route for improving this area's available fire flow requirements of 4,000 GPM at the old high school. Table 13 displays the results of computer simulated available fire flow conditions for Phases 1 and 2 independently, such that depending upon the timing of development and necessity of extending water service east of the City Limits, a decision on which phase (either 1 or 2) should be constructed first can be appropriately weighted. Phase 1 improvements provide increased benefits over Phase 2 improvements if constructed independently. After the construction of both Phases 1 & 2, •needed" fire flow conditions at test location 1O is expected to be satisfied. Phases 3 & 4: The •needed• fire flow at location 11 (Middle School) cannot be met until a water main loop from East Fifth Street to M-32 (Phase 3) is provided. Phase 4 of Table 13 shows the expected available fire flows as further development requires extending a 12" 0 water main to Hidden Valley Resort. A 12" 0 water main should be considered as a minimum assuming ISO "needed· fire flow requirement of 2,500 GPM. If, at the time of water main extension, ISO ratings require a larger fire fighting flow, further study should be I ~ I ~ • • • • • • 93-214 .01 01/94 - 31 - �••• ---- ~ ---~---- ■- a 1,■1 .I 0 _. CD w ....--CD ...._.' I\) 0 _. TABLE NO. 13 CITY OF GAYLORD OLD HIGH & MIDDLE SCHOOLS - AREA #4 COMPUTER SIMULATED RESULTS @ 20 psig RESIDUAL) AVAILABLE FIRE FLOWS (gpm w I\) ISO FIRE ISO CALCULATED FLOW 'NEEDED'<1> EXISTING<2> TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) EXISTING SYSTEM PHASE 1 PHASE 2 PHASE 1 & 2 OFF ON OFF ON OFF ON OFF ON PHASES 1, 2 & 3 OFF 10 75 2,000-4,000 1,800 3,118 3,335 3,406 3,754 3,222 3,444 3,526 ,3;973\ I 3,539 11 81 3,000 1,000 2,060 2,141 2,381 2,549 2,090 2,168 2,451 2,722 I 2,TTS 200 '3,000 201 *3,000 1 < lAs determined by ISO (see Appendix A) calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions 2 < >As Improvements: Phase 1 - Construct line 166 @ 12" and PAV Phase 2 - Replace line 86 with 8" Phase 3 - Construct line 401 at 12" and line 402 @ 8" Phase 4 - Construct line 403 with 12" 2,597 PHASES 1, 2, 3 & 4 ON ff t&Jit i=i= 3;ijtj/ 1 :r1 }1~:i:1: ;1 1 OFF ON 3 ,s20 1'Y~i6i£:f 2,753 I" ':(~i t 2,562 1=:: :~:i;zi::t 2, 1ss I 2,456 �■ ■ ■ considered including a water main loop to Hayes Road in order to provide the required fire fighting protection. East Main Extension: If water service is extended further east prior to Phases 1, 2 and 3 (loop) then the expected flows at node 200 would be approximately 1,700 GPM. I Area 5 - Devonshire Estates Condominium Area Phases 1, 2 & 3: This area located just outside the nort 1east extents of the water system is of interest because of expected residential and/or multi-family dwelling developments. Currently this area is undeveloped with Phase 1 expected to be constructed and completed in 1995 (see Exhibit 12). As residential development continues to the north, the recommended water main extensions generally consist of 8" 0 water mains to the north along Elm Street and Hayes Road and 5• 0 water mains providing loops along the individual residential streets with periodic s· 0 water mains west to Old US-27 connecting to the existing 12• 0 transmission main. Table 14 displays the effects of each phase of residential development on available fire flows in this area. The estimated ISO "needed" fire flow is expected to be 2,000 GPM in most residential areas with a higher value of 3,000 GPM set for node 406 at the northeast portion of the water system because of the uncertainty of average daily water demands. If a water main loop is considered from the Hidden Valley area as noted in the previous section, or other than residential development occurs in this area and ISO ratings are expected to be larger than as shown on Table 14, further study should be considered for the water main sizes especially along McLouth and Hayes Roads. ■ ■ ■ ■ ■ ■ ■· ■ ■ ■ 93-214.01 01 /94 - 33 - �•••• ■ - ••• - • ~- ·■ ■ , ■ , ■ '■ 0 CD _. w ...... ' CD I\> .f:,,. _. .f:,,. 0 _. TABLE NO. 14 CITY OF GAYLORD DEVONSHIRE CONDOMINIUMS - AREA #5 COMPUTER SIMULATED RES ULTS AVAILABLE FIRE FLOWS (gpm @ 20 psig RESIDUAL) ISO FIRE ISO CALCULATED 11 FLOW NEEDED"' 11 EXISTING'21 TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) ~ I II 12 I I EXISTING SYSTEM OFF 757 PHASE 1 ON OFF ON PHASES 1 & 2 !PHASES 1, 2 & 3 OFF ON OFF ON :112:: 1::~:fogg:::::: 1: : H:;21:f::::::::1,::~=fra3 ]: :IH ::r1'2;2ss : : : : 1::2~H51::::::::::.1·=2;131J:< ·=:=.:•.2· · = = =.·=:.33a· ·•.·.=·=·= · =·:=,:·.=:-·=:' · 1 1 963 1:·=.=•.2·s· =·=·==·.·" ===1.·.2=· <=,= .=:-.:=-c==•-===:.·1=:•=:·-2-._ 995•-= := :=-:=,:=-_== ·. 1:=,==,_·4 =:·-:' .-==,·· =1=========== · ·=-=·• == =,:c=: :==,· 1·=·.4 :·, ,=:,e=-.·-3.=•===·01· ·=,=:=. ,=·=·=·= -· ·42=·=:=·:=·,·.·=·:.=-.= I,.·.,..,3==·==.=1 · ·53·=· 35 1,000 400 *2,000 1' 825 401 *2,000 927 402 *2,000 1,863 1: 2}1.61titl:=2;997J:t:w:=~a=2 :::r=1t3fo<fi=I::::: l4Isa4. :: 403 *1,000 r1;209\ 1::ri69= 5::::: 1:: 1I14iDt:::1.:=2f3re1J::1r~mr,4tJ: 1:~:;9= ;:41:::1 406 **3,000 800 l } ; ;./: . t <· ' . . {{?: ·::: ' I 1,977 I 1,530 i:I2;6ad: 11 As 21 ' As determined by ISO (see Appendix A) calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination **Increased estimated value because of development uncertainty Shaded areas exceed ISO "needed" fire flow conditions < Improvements: Phase 1 - Construct lines 402 & 405 @ 8" and lines 403 & 404 @ 6" Phase 2 - Replace lines 406, 407, 408 & 410 @ 8" and line 409 @ 6" Phase 3 - Construct line 411 at 8" :::::::::: ::· ; ::::::::::: . , ' {(/ i . ,:• :::.1:2:057}l:I:j'i\,}3y~I:::: !f:2;'39.2j::::1::js[73dj 1,501 1 1,854 1'i'2}1N?itII1'2;:9§a\t �I I I I Replacement of Small Sized Water Mains Small sized water mains of less than e• 0 are considered undersized under current water distribution standards. These water mair1s have been compiled and are alphabetically arranged in the following table. Although the water system as a whole is in relatively good condition and will improve with the previously mentioned recommendations, small isolated areas throughout the distribution system may experience minimal flows and pressures during peak demand conditions because of these small diameter water mains. As other improvements to the City of Gaylord's infrastructure, such as road resurfacing or replacement, storm or sanitary sewer construction, etc., are designed and constructed, replacement of the small diameter water mains are recommended. Construction cost estimates for e· 0 water main including tees, bends and restoration will vary slightly depending on other construction activities taking place, but generally construction costs of $25-$30 per lineal foot should be expected. Additional costs for fire hydrant assemblies of $1,500 each at 500 foot intervals and $300-$600 each for service connections should be added. Although small sized water mains have been tabulated, some areas already have parallel larger sized water mains, as noted in the Comment Column, and need not be replaced. The sheet numbers in the comment column reference the 1993 City of Gaylord Water System Map. •I I •I I I I • TABLE 15 UNDERSIZED WATER MAINS {<6• 0) Approx. Street Name Tees Valves Service Connect 510' 2 1 9 6' & 8' Parallel with W.M., Sheet #14 2' G.I. 652' 3 2 16 Sheet #14 Second 4' SCI 1,500' 3 36 Sheet#13 Second First 2' G.I. 124' 1 4 Sheet #13 First Main 4' Trans. 210' 2 Sheel#13 From To Size Center, South Seventh Fifth 2' G.I. Court, South Fifth Seventh Court, South Fifth Court, South Court, South 93-214.01 01/94 Length - 35 - Fire Hydrants Comments �I I I I I I I I I I I I • • • • • • • TABLE 15 UNDERSIZED WATER MAINS (<6• 0) ' From To Size Length Tees Valves Approx. Service Connect Court, North Petoskey North 4' Trans. 1,050' 1 1 30 Sheet #11 Court, North Mitchell Main 4' G.I. 716' 1 2 13 Sheet#12 Court, North Intersection of Petoskey 2' Trans. 24' 1 s,eet #11 2' G.I. 380' 1 Sheet #12 4' Trans. 630' 1 1 1 Sheet #18 1 6 1 Sheet #13 Street Name N. Main Alley Court, North Alley Mitchell Dickerson North of VanTyle Elm, South Fourth Fifth 4' Trans. 806' Elm, South Main First 1' Copper 170' Elm, North Mill North 2' G.I. 115' 1 Sheet #7 2 Petoskey Main 4' Trans. 1,354' Fairgrounds City of Gaylord Well #5 Fairgrounds 1½'PVC 504' Fairgrounds Shipp 2' 510' Felshaw, East Center Hazel 2' G.I. 770' Felshaw, East Elm Hazel 3/4' 40' Felshaw, East Elm Hazel 4' Trans. 876' First. East Elm Center 1½' G.I. 340' Fourth, West Center Court 1½' G.I. 268' Hazel, South Third Fourth 4' 336' 1 1 Hazel, North Main Petoskey 4' Trans. 1,330' 7 1 5 4 12 1 Sheet #6 Sheet#10 Lot 1A, Sheet #10 1 4' Trans. Running Parallel, Sheet #7 7 Sheet#7 2 Hazel, North Felshaw Petoskey 4' Trans. 444' Huron, East Maple Hayes 4' Trans 344' Huron, East Elm Oak 4' Trans. 370' Illinois, North Mitchell Main 3/4' G.I. 518' 1 Illinois, North Main Petoskey 2' G.I. 894' 2 Indiana, North Petoskey Sheldon 4' Trans. 334' 1 - 36 - Comments Sheet#5 Elm, North 93-214.01 01/94 Fire Hydrants 1 21 2' Running Parallel, Sheet #7 2 4 6' Trans. W.M. Parallel, Sheet #13 1 1 8 • PVC Running Parallel, Sheet #13 Sheet#5 12 2 Sheet #6 4 8' W.M. Running Parallel Note 6' Hydrant. 4' Main, Sheet #7 1 4 Sheet #6 1 8 Sheet #6 4 8x8 tee at intersection of Main, Sheet#12 15 6x8 cross at intersection of Mitchell, Sheet #12 6 Sheet #12 2 1 �I I I I I I I I I I I I • TABLE 15 UNDERSIZED WATER MAINS (<6• 0) , Valves Approx. Service Connect 702.' 1 14 4' Trans. 344' 1 4' G.I. 256' Ohio 4' Trans. 300' Illinois 4' Trans. 712' Court First 4' Trans. 630' Court Alley 4' G.I. 150' 1 Main, East Oak Maple 4' C.I. 924' 1 Main, East Maple East of Hayes 4' Trans. 470' 3/4' G.I. 54' Petoskey 4' Trans. 1,330' 7'26' Street Name From To Size Indiana, North Mitchell Main 1½' G.I. Jenson Otsego Court Jenson Court Center Jenson West St. Jenson Ohio Main, South Alley Main, North Alley Maple, South Intersection of Third Maple, North Main Length Tees Fire Hydrants Comments Sheet #12 Sheet #11 1 Sheet #11 1 2 Sheet #21 1 15 Sheet #11 2 14 Sheet #13 2 Sheet #12 11 8' Pipe Running Parallel, Sheet #6 4 8' Pipe Running Parallel, Sheet #6 1 Sheet#5 1 Sheet#6 5 3 17 2 3 5 Sheet #13 6 Sheet #13 1 6' W.M. Running Parallel, Sheet #7 Michigan, South Second Main 2' G.I. Michigan, South Second Main 2' G.I. 110' Mill Center Elm 2' G.I. 96' 1 Mitchell, East Center Elm 2' G.I. 400' 2 Mitchell, East Elm Hazel 4' Trans. 988' Mitchell, East Mitchell South of Mitchell 4' Trans. 76' Mitchell, West Ohio 1-75 1¼' G.I. 644' 1 2 Sheet#20 Oak, South Main Third 4' G.I. 1,000' 2 2 Sheet#5 320' 1 2 2 Sheet#6 18 1 Sheet#6 Sheet#6 Oak, South Third Fourth 4' C.I. Oak, North Huron Main 2' 132' 1 1 Sheet#6 Otsego, South Second First 2' G.I. 390' 1 7 Sheet #13 Otsego, South First Main 2' Trans. 160' Otsego, North Hospital 4' G.I. 192' Sheet #13 1 Petoskey, East Elm Hazel 4' Trans. 946' 2 Petoskey, East Hazel Hayes 4' Trans. 1,264' 2 Petoskey, East Intersection of Center Petoskey, West Railroad Petoskey, West Petoskey, West 93-214.01 01/94 1¼' 60' Illinois 4' Trans. 256' 1 Illinois Ohio 4' Trans. 716' 1 Otsego Court 2' G.I. 130' 1 - 37 - Sheet #5 Sheet #10 8' PVC Running Parallel, Sheet #7 13 1 12 2 Sheet#7 Sheets #7 & #11 2 1 Sheet #11 7 Sheet #11 3 Sheet #11 �• TABLE 15 UNDERSIZED WATER MAINS (<6• 0) t Street Name Petoskey, West Private Rd. From To Size Court Center 1¼'G.I. Length 494' 1' G.I. 120' Second, East Oak Maple 4' C.I. 950' Seventh, East Center Gaylord Schools 2' G.I. 420' Seventh, West Otsego Court 2' G.I. 240' Seventh, West Otsego Court 3/4' G.I. 520' Sheldon, East Center Elm 1½!' G.I. 420' N. Center Tees Valves Approx. Service Connect. 1 5 2 26 Fire Hydrants Comments Sheet #11 shows this as 2' PVC, Sheet #12 Sheet#10 Sheet#5 Sheet #14 1 3/4' G.1. Running Parallel, Sheet #14 2 2' G.1. Running Parallel, Sheet #14 2 Sheet#6 1 Sheldon, East Elm East of Elm 114' G.I. 130' 1 3 4' Trans Running Parallel, Sheet #6 Sheldon, East Elm Hazel 4' Trans. 950' 1 21 1¼' Running Parallel Lots 5·7, Sheet #6 Sheldon, East Maple Hayes 4' Trans. 980' Sheldon, West Ohio 1-75 3/4' G.I. 146' 1 6' Trans. Running Parallel, Sheet #20 Sheldon, West Otsego Center 1½'G.I. 620' 2 Sheet #12 Sheet#6 Sheldon, West Ohio Wisconsin 114' G.I. 298' Sheldon, West Wisconsin Illinois 3/4' C.I. 180' Sheldon, West Illinois Indiana 4' C.I. 390' Sheldon, West Indiana Railroad 1' G.I. 242' 4 Sheet#12 Shipp Otsego Center 3/4' G.I. 200' 1 12' PVC W.M. Running Parallel, Sheet #10 Sixth, East Center East of Center 3/4' G.I. 220' 2 Sheet #14 Sixth, West Otsego Court 2' G.I. 320' 4 8' Running Parallel, Sheet#14 Court 3/4' G.I. 266' 1 Sheet #11 Stewart Otsego Stewart Court Center 4' Trans. 30' Stewart Court Center 114' G.I. 230' Third, East Hazel Maple 4' Trans. 430' Third, West Center Court 2' G.I. 260' Third, West Center Court 3/4' G.I. 340' 93-214.01 01/94 - 38 - 1 3 Sheet #12 1 4 Sheet #12 1 2 1 1 Sheet #11 2 2 Sheet#12 Sheet #11 8' Running Parallel, Sheet#S 3 4 1 3 3/4' Running Parallel, Sheet #13 4 2' Running Parallel, Sheet #13 1 �• • • • • • • • • • • • TABLE 15 UNDERSIZED WATER MAINS (<6• 0) • Street Name Valves Approx. Service Connect 390' 1 4 W.M. Running Parallel, Sheets #17 • 12' 4' Trans. 1,360' 2 24 Sheet #22 4' Trans. 946' 2 16 Sheet #21 16 8' & 10' W.M . Running Parallel, Sheet#13 From To Size Dickerson 1-75 1½' G.I. West St. Schreur North Sl West St. North St. Jenson VanTyle Road Wisconsin, South Fourth Wisconsin, South Main Wisconsin, South Eighth Wisconsin, North Mitchell 93-214.01 01/94 Main Length Tees Fire Hydrants Comments 4' Trans. 1,392' 4' Trans. 1,430' 2 8' W.M. Running Parallel, Sheet #19 Eighth 4' Trans. 92' 1 Sheet #14 Petoskey 4' C.I. 620' - 39 - 1 2 2 8 1 Sheet #12 �• • • • • • ••• • • • D. BASIS OF PROJECT COST ESTIMATES All construction costs are based on historical unit prices as t related to this region in Michigan and are based on estimated 1994 construction costs. The estimated quantities are approximate and may vary depending on the specific placement of the water main, road crossings, the number of water service hook-ups, taps and miscellaneous appurtenances. In addition, costs for engineering, legal services and contingencies have been estimated at 25% of construction costs. Cost estimates for each of the potential projects are shown in Tables 16, 17, 18 and 19. 93-214.01 01/94 - 40 - �• • • • • • • • • • TABLE 16 COST ESTIMATES - DICKERSON ROAD IMPROVEMENTS - AREA 2 (EXHIBIT 9) UNIT QUANTITY DESCRIPTION , 12" 0 PVC Water Main ........... 2,650 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 4 EACH Fire Hydrant Assemblies . . . . . . . . . Road Crossings & Repair (±1 0' wide) Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . . . . . 6 ±60 ±20 1 EACH LFT EACH LSUM UNIT PRICE AMOUNT $35.00 750.00 1,500.00 30.00 600.00 4,150.00 $ 92,750.00 3,000.00 9,000.00 1,800.00 12,000.00 4,150.00 ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 1 12" 0 PVC Water Main ........... 1,210 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 4 EACH Fire Hydrant Assemblies . . . . . . . . . Road Crossings & Repair (±1 O' wide) Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . . . . . 3 ±60 ±6 1 EACH LFT EACH LSUM $35.00 750.00 1,500.00 30.00 600.00 2,000.00 ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 2 12" 0 PVC Water Main ........... 4,950 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 12 EACH Road Crossings & Repair (±1 O' wide) . 22 LFT Bore & Jack with 18" casing pipe . . . . ±75 LFT Service Connections . . . . . . . . . . . . . 25 EACH Valve Pit . . . . . . . . . . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . . $35.00 750.00 1,500.00 30.00 150.00 600.00 1 EACH 15,000.00 1 LSUM 8,190.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 3 12" 0 PVC Water Main .......... . 12" 0 Valve .................. . Fire Hydrant Assemblies ......... Road Crossings & Repair (±1 O' wide) 12 x 4 Tee ................... Restoration ................... 93-214.01 01/94 . . . . 300 LFT 1 EACH 1 EACH ±30 LFT 2 EACH 1 LSUM $35.00 750.00 1,500.00 30.00 250.00 500.00 $122,700.00 30,675.00 $153,375.00 $42,350.00 3,000.00 4,500.00 1,800.00 3,600.00 2,000.00 $57,250.00 14,300.00 $ 71,550.00 $173,250.00 2,250.00 18,000.00 660.00 11,250.00 15,000.00 15,000.00 8,190.00 $243,600.00 60,900.00 $304,500 $10,500.00 750.00 1,500.00 900.00 500.00 500.00 ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 4 $14,650.00 3,690.00 $18,300 TOTAL ESTIMATED PROJECT COSTS - AREA 2 $547,725.00 - 41 - ---------- �TABLE 17 COST ESTIMATES - SOUTH OLD 27 BUSINESS DISTRICT - AREA 3 (EXHIBIT 10) 12" 0 PVC Water Main ........... 3,900 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 10 EACH Road Crossings & Repair (±1 O' wide) . ±500 LFT Service Connections . . . . . . . . . . . . . 20 EACH Service Connections (across US-27) . 20 EACH Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM • • • • • • • •If If If $35.00 750.00 1,500.00 30.00 600.00 1,000.00 7,050.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 1 1O" 0 PVC Water Main ........... 1,950 1O" 0 Valve . . . . . . . . . . . . . . . . . . . 2 Fire Hydrant Assemblies . . . . . . . . . . 3 Restoration . . . . . . . . . . . . . . . . . . . . 1 LFT EACH EACH LSUM $30.00 600.00 1,500.00 2,200.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 2 12" 0 PVC Water Main ........... 2,570 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 5 EACH Fire Hydrant Assemblies . . . . . . . . . . 3 EACH Bore & Jack with 18" casing pipe . . . . ±100 LFT Restoration . . . . • . . . . . . . . . . . . . . . 1 LSUM 93-214.01 01/94 $35.00 750.00 1,500.00 150.00 4,000.00 $136,500.00 2,250.00 15,000.00 15,000.00 12,000.00 20,000.0(1 7,050.00 $207,800.00 51,950.00 $259,750 $58,500.00 1,200.00 4,500.00 2,200.00 $66,400.00 16,600.00 $83,000.00 $ 89,950.00 3,750.00 4,500.00 15,000.00 4,000.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 3 $117,200.00 29,300.00 $146,500.00 TOTAL ESTIMATED PROJECT COSTS - AREA 3 $489,250.00 - 42 - ---------- �~ • • • • •Ill TABLE 18 COST ESTIMATES - OLD HIGH AND MIDDLE SCHOOLS - AREA 4 (EXHIBIT 11) UNIT PRICE AMOUNT $35.00 12" 0 PVC Water Main ........... 1,250 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 2 EACH 750.00 1,500.00 Fire Hydrant Assemblies . . . . . . . . . . 3 EACH 30.00 Road Crossings & Repair (±1 O' wide) . 75 LFT 150.00 Bore & Jack with 18" casing pipe . . . . 70 LFT 600.00 Service Connections . . . . . . . . . . . . . 25 EACH 12" 0 PRV and Valve Chamber . . . . . 1 EACH 15,000.00 3,200.00 Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM $43,750.00 1,500.00 4,500.00 2,250.00 10,500.00 15,000.00 15,000.00 3,200.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 1 $ 95,700.00 DESCRIPTION • UNIT QUANTITY 8" 0 PVC Water Main ............ 1,000 LFT 8" 0 Valve . . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 3 EACH Road Crossings & Repair (±1 O' wide) . 220 LFT Service Connections . . . . . . . . . . . . . 18 EACH Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM Ill Ill Ill $25.00 500.00 1,500.00 30.00 600.00 1,700.00 $25,000.00 1,500.00 4,500.00 6,600.00 10,800.00 1,700.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 2 $ 50,100.00 8" 0 PVC Water Main ............ 1,800 LFT 12" 0 PVC Water Main ........... 1,250 LFT 8" 0 Valve . . . . . . . . . . . . . . . . . . . . 2 EACH 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 7 EACH Service Connections . . . . . . . . . . . . . 30 EACH Service Connections (across US-27) . 12 EACH Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM • • • $25.00 $35.00 500.00 750.00 1,500.00 600.00 1,000.00 4,600.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTALESTIMATEDPROJECTCOST-PHASE3 12" 0 PVC Water Main ........... 3,000 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 Fire Hydrant Assemblies . . . . . . . . . . 7 Road Crossings & Repair (±1 O' wide) . 300 Service Connections . . . . . . . . . . . . . 20 Service Connections (across US-27) . 9 Restoration . . . . . . . . . . . . . . . . . . . . 1 LFT EACH EACH LFT EACH EACH LSUM $35.00 750.00 1,500.00 30.00 600.00 1,000.00 5,250.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 4 TOTAL ESTIMATED PROJECT COSTS - AREA 4 93-214.01 01/94 23,900.00 $119,600.00 - 43 - 12,500.00 $ 62,600.00 $45,000.00 43,750.00 1,000.00 2,250.00 10,500.00 18,000.00 12,000.00 4,600.00 137,100.00 34,300.00 $171,400.00 $105,000.00 2,250.00 10,500.00 9,000.00 12,000.00 9,000.00 5,250.00 $159,000.00 39,750.00 $198,750.00 ------------------$552,350.00 �• • • • TABLE 19 COST ESTIMATES - DEVONSHIRE ESTATES CONDOMINIUMS - AREA 5 (EXHIBIT 12) UNIT QUANTITY UNIT PRICE AMOUNT 6" 0 PVC Water Main ............ 3,000 LFT 8" 0 PVC Water Main . . . . . . . . . . . . 700 LFT $20.00 25.00 400.00 500.00 1,500.00 30.00 600.00 3,800.00 $60,000.00 17,500.00 1,600.00 2,000.00 4,500.00 1,500.00 21,600.00 3,800.00 DESCRIPTION , 6" 0 Valve . . . . . . . . . . . . . . . . . . . 8" 0 Valve . . . . . . . . . . . . . . . . . . . Fire Hydrant Assemblies . . . . . . . . . Road Crossings & Repair (±1 O' wide) Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . • • • "• • • • • . . . . . . 4 EACH 4 EACH 5 EACH 50 LFT 36 EACH 1 LSUM TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 1 6" 0 PVC Water Main ............ 2,250 LFT 8" 0 PVC Water Main ............ 3,580 LFT 6" 0 Valve . . . . . . . . . . 8" 0 Valve . . . . . . . . . . Fire Hydrant Assemblies Service Connections . . . Restoration . . . . . . . . . . ........ ........ ........ ........ ........ . . . . . . . . . . 2 EACH 7 EACH 8 EACH 50 EACH 1 LSUM $20.00 25.00 400.00 500.00 1,500.00 600.00 6,300.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 2 I 8" 0 PVC Water Main ............ 3,600 LFT 8" 0 Valve . . . . . . . . . . . . . . . . . . . Fire Hydrant Assemblies . . . . . . . . . Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . 93-214.01 01/94 . . . . 3 EACH 9 EACH 18 EACH 1 LSUM 25.00 500.00 1,500.00 600.00 4,000.00 $112,500.00 28,100.00 $140,600.00 $ 45,000.00 89,500.00 800.00 3,500.00 12,000.00 30,000.00 6,300.00 $187,100.00 46,800.00 $233,900.00 $90,000.00 1,500.00 13,500.00 10,800.00 4,000.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 3 $119,800.00 29,950.00 $149,750.00 TOTAL ESTIMATED PROJECT COSTS - AREA 5 $524,250.00 - 44 - ------------------ �E. PROJECT PRIORITIES Each of the five (5) areas of interest outlined in the preceJding sections are important for the successful improvement and development of the City of Gaylord's water system. Each area, except the West- Schreur Street area, has been broken down into phases which produce the greatest benefits for the least cost. As each phase is constructed, the goal of reaching the ISO •needed• fire flow conditions at the selected points of importance are met or exceeded. In addition, expected areas of growth along with their estimated ISO •needed• fire flows have been evaluated in each area with recommendations for meeting minimum expected fire flow conditions. Although each area has important concerns, the following priorities with their respective reasons are listed with the most important first: 1) Area 2 - Dickerson Road Improvements, Phases 1 & 2: The completion of a large diameter water main loop along Dickerson Road is of considerable concern. Mostly because of the potential loss of water service and fire fighting capabilities to the City of Gaylord water users west of 1-75 if any of the single feed lines were taken out of service for even a short period of time. After Phases 1 & 2 are completed, a large diameter water main loop will be in place servicing the area west of 1-75 and greatly improving the reliability of the system. In addition, ISO •needed• fire flow conditions will be exceeded at test locations 2, 7 & 8. The total estimated cost is $224,925.00 2) 93-214.01 01/94 Area 3 - South Old 27 Business District, Phases 1, 2 & 3: Extending water service along the Old 27 corridor south of Commerce Boulevard to McCoy Road provides existing and future businesses water service and greatly increased fire protection from individual wells. In addition, extending a 12· 0 water main to McCoy Road is the most practical location for a water main loop connecting to the industrial area west of 1-75, thus improving the efficiency and reliability of the entire water distribution system south of - 45 - �i I I I Van Tyle and Grandview. After Phases 1, 2 & 3 are constructed, ISO •needed• fire flow conditions will be met at test location 4 and come very close at location 3 with businesses along the Old 27 business corridor having available fire flows of approximately 3,400 GPM. The total estimated cost is $489,250.00 • • • 3) C • • • • " Area 4 - Old High and Middle Schools, Phases 1 & 2: Since the replacement of the undersized 4• 0 water main along Oak Street would not be as beneficial without a large diameter transmission main from the high pressure district, a 12• 0 water main and PRV (Phase 1) should be constructed first along the eastern edge of the City Lim its thus providing access for water main extensions as the need arises. After Phase 1, the a• 0 replacement water main along Oak (Phase 2) would provide ISO •needed• fire flow conditions at location 10. The total estimated cost is $182,200.00 . The total estimated construction cost for the above three (3) priority project areas is $896,375.00. The phases which are not prioritized in this section refer to expected growth areas. These areas are as follows: Area 2, Phases 3 and 4 Area 4, Phases 3 and 4 Area 5, Phases 1, 2 and 3 The total estimated construction cost for the above projects is $1,217,200.00. The total estimated construction cost for all of the water distribution projects discussed is $2,113,575. The recommended routes and pipe sizes for these expected growth areas have been based on estimated ISO •needed• fire flows and should be considered as a minimum. As water demands, water main routes and fire flow needs become more defined in these areas, a more detailed and specific evaluation should be considered. By completing water main loops, selecting the proper route and optimizing pipe sizes, an 93-214 .01 01/94 - 46 - �I I I I I improved and efficient system will continue to develop for the City of Gaylord and it's water users. As future water demand increases the well improvements • discussed in Section V, A. should also be implemented as follows: Upgrade Well #3 - $20,000-$25,000 Upgrade Well #5 - $50,000-$60,000 or New Well #6 - $200,000-$250,000 • 93-214.01 01/94 - 47 - �t.11·_-:'.. • -, .L I - ~. . , ' 1,1 ·I;·_ .. - ~-- ·:-. , ' • • r C. , ' •. • . ·APPENDIX . . . . ,· tE/;"/:_... -. . .. ·". • /: ;?- ~ l:" ~ ' . ... ·. ·•-~;_• ... ~ J· .ic""'• ;.,. " 'I:,, ~ _·._. • • • ' ' •• ·.. .. ,· . ..... , i . . .. ' . ' ....! .• - ·.. ,• . ·, .. ' '., A �··••-• •~-~ i - GAYLORD City State..!:!.!.__ Zip 49735 0) ~ TEST NO. 1 2 TYPE DIST.' Comm II TEST LOCATION Tests witnessed between 8:30 and 11:25 a,m. PRESSURE PSI INDIVIDUAL HYDRANTS TOTAL STATIC RESID. NEEDED .. AVAIL. 2100 1980 1980 67 25 3000 Van Tyle ~I 1430 1430 65 26 3000 1500 II 1980 1980 62 42 3500 3000 Commerce II 1430 1430 51, 15 2000 1300 Wisconsin & Gornick . 4 II Parkway, 2nd hyd. S. of II Indiana & Second II 1500 1500 47 32 3500 2100 6 II Wisconsin & Second II 1500 1500 50 35 2500 2200 7a II Main & Ohio II 1350 1350 49 23 5000 1400 7b II 2500 1400 8 II II .(A) (1500 p,prr) . 5 9 REMARKS Dickerson, 1st hyd, N. of II I SERVICE FLOW AT 20 PSI s 0 Rourke & Calkins 3 ,,. Dale 10/23/91 (*) Witnessed by BUELL P. BAKEB FLOW·GPM I ., .,, ::r. )l;~~';!;<;J~{f;· • <:~ }r~ OOW@~'IT rFI1~ I])fflru ~l]Jlilllill~ II II II Main, 1st hyd. E. of Meecher II 970 Main & Court II 1430 970 53 20 3000 950 1430 46 25 3500 1600 1280 45 32 4000 1800 2000 1800 (A) (250 gpm) J 10a . II 10b II Center & Fourth II II II II 1280 THE ABOVE LISTED NEEDED FIRE FLOWS ARE FOR PROPERTY INSURANCE PREMIUM CALCULATIONS ONLY AND ARE NOT INTENDED TO PREDICT THE MAXIMUM AMOUNT OF WATER REQUIRED FOR A LARGE SCALE FIRE CONDITION. THE AVAILABLE FLOWS ONLY INDICATE THE CONDITIONS THAT EXISTED AT THE TIME AND AT THE LOCATION WHERE TESTS WERE WITNESSED. Single Service . • Comm = Commercial; Res = Rosldenllal. " Needed Is the rate of now for a s·peciflc duration for a full credit condition. Needed Fire Flows greater than :l,500 gpm arc not considered in determining lhe classification or tho city wl1en using the Fire Suppression Rating Schedule. ·s ::, �[~~•='',,~MM~ C..\•,}~(,;f:f}~::, . ......~:.._ . 0 ..... . : . ,/RISK SERVICES, INC. _,. --- -- - - .- ·~ [[)ffl~ ,,l,) . • 0:, t~H~ ()) City ~r.;~ ff;fir~'f:~?::·'r. ~--J~?·· ·,: . . - GAYLORD ·· · :··_.. ·•:'f!:.• .. :.)\;::~p;:p;.?.',:,»,·' } .J ·. State.!!!_ Zip 49735 ·. ·,: Witnessed by BUELL l'. BAKER Date _1_0~/_23~/_·9_1~(_ '~~)_ _ _ _ _ __ · (*)~Tests witnessed between 8:30 and 11:25 a.m. TEST LOCATION TEST NO. DIST.' 11 Comm Maple &. Fifth 1·2 Res Hayes&. Felshaw 13 Comm J,. . ~aJJUJLllicili~~illW-" FLOW-GPM TYPE ' .. INDIVIDUAL HYDRANTS SERVICE FLOW AT 20 PSI PRESSURE PSI TOTAL STATIC RESID. .. NEEDED AVAIL. s 1050 1050 53 19 3000 1000 1050 1050 40 5 1000 800 Center & North " . " 1120 1120 45 18 2250 1100 Ohio&. Randolph " 1050 1050 1,3 22 2250 1100 " 860 860 40 8 1000 650 PVT 1200 1200 135 86 750 1900 14 II 15 Res N.W. on Timberline 16 Comm Georgia-Pacific REMARKS . ~ I (A) .._ Limit gd by available hydrants . THE ABOVE LISTED NEEDED FIRE FLOWS ARE FOR PROPERTY INSURANCE PREMIUM CALCULATIONS ONLY AND ARE NOT INTENDED TO PREDICT THE MAXIMUM AMOUNT OF WATER REQUIRED FOR A LARGE SCALE FIRE CONDITION. THE AVAILABLE FLOWS ONLY INDICATE THE CONDITIONS THAT EXISTED AT THE TIME AND AT THE LOCATION WHERE TESTS WERE WITNESSED. . . Sc Single Service PVT c Private Service • Comm ., Commercial; Res "" Resldentlal. •• Needed Is the rate or now for a specific duration for a run credit condition. NP.P.c1P.c1 Flrn Flow~ nrP.:>ti>r th:,n '.l ,:;nn nnm '" " ""' rnl'\c;rln, r,,i ;n rln•n•~;n;nn ' h " rl~~•;f ;r,,t:nn n f th o ,..;,,. .. ,hn n Hr l nn - �1111~- .· f::."~ tJ 447 Soulh Harvey Plymoulh. Ml 48 170 (313) '159-1175 fox JIJ-'159-7237 American Ris~ Management Corp. ~=~}:.1·:~ 1991 DONALD E. MOflGRJDGE. A.I.A. r. · Tony Esson ONALD E. MORGRIDGE 15 South Court Street . ylord, MI 49735 ARCHITECT. P.C. ear Mr. Esson: ., .~~-~- his will confirm our visit to a site on Five Lakes Road East of Center Ave. on "ffne 17, 1991 for the purpose of conducting a hydrant flow. test • .;0--~~- he test was conducted flowing through a 2 and 11/16 inch diameter diverter attached to a Y.z• outlet on the hydrant located in the yard area of the Alpine facility north of ·town. 'fre'· hydrant, No. 104, itself is a 1973, 51/1" Mueller hydrant with 2 - 2½• outlets and one u 'µ iper connection. Static and residual pressure read.ings were taken from a domestic tap ti:he building immediately east of the hydrant. 0 ,- :~.": p ·e·· tests were conducted while the city water supply was In the normal mode. In this ::(hation none of the well pt.imps are operating and the pressure is provided by elevated a'nk that floats on this system. Due to the lack of sufficient length in the diverter f"'e a 0.7 coefficient of flow factor was applied to the test results. 1.:1 , e·-following are the test results: ,t- . 32 psi 20 psi 15 psi Static Pressure Residual Pressure . Pitot Flow 584 GPM CALCULATIONS: Q Q Y-' ~ ;2,-"' - .,, -,. • ... ~ = 29.83·c·d 2 = 29.83 X ·vp 0.7 X 2.6875 2 X vlS c d p cs = = coefficient of discharge diameter picot pressure Q = 584 GPM T h e attached graph show a plot of these tests results. It was noted that with Well No. 5 running our static pressure increased to 42 psi. It is · understood that there is approximately 1400 feet between this hydrant and the demand area you will be supplying. The 10 ft. positive elevation difference to the demand area will amount to a loss of approximately 4 psi from the test we performed. Assuming cast iron ·unlined pipe �• •• • • • •• :: • :,; .... < . ' .. ., APPENDIX B •.,· . '•· . . ' '·:' .. ...- · • .. <- . . -. - . ,-:.r 111111 ';: \:. .. ,<:·, . . ., .;--. .. . ...." . ;r ,.,:' - -. ; ~~ ~- ~t~-· '-. ~ ~ _- .. _·. ..,, C ;:• • ~-- _··'-'. ,, .,,... 11111111 11111111' -• . :_ .- COMPUTER -SIMULATION _ -_. CALIBRATION RESU L _ TS · _. . _- · ·, ··-, ,' 1111111 . ... • • . ··• ' .. ! ., .. · ,: . . . , . - . .• �, •• .• ••••••••• .• ••.• •• : , GAYLORD WATER SYSTEM STUDY CALIBRATION RUNS FIRE FLOW IBSTNO. Q-gpm avail @ 20 psi 1 2100 2 Note: ACTIJAL SYSTEM STATIC PRESSURE psi Taruc Varies PIPE NO. NODE NO. 1455.6 201 101 1371.4 2160 81 67 1500 1456.7 202 91 1380.7 1290 73 65 3 3000 1457.9 203 95 1381.8 3700 71 62 4 1300 1460.2 204 108 1372.7 1450 75 54 5 2100 1460.2 205 61 1388.6 2180 48 47 6 2200 1459.96 206 60 1387.5 2250 49 50 7 1400 1459.96 207 47 1389.0 1640 48 49 8 950 1457.65 46 1375.0 900 54 9 1600 1457.65 208 2()() 51 1394.6 1510 45 53 46 10 1800 1456.50 210 75 1389.8 1930 48 45 11 1000• 1456.50 211 81 1381.5 1570 51 53 12 800 1455.34 212 35 1404.8 500 41 40 13 1100 1454.19 213 23 1398.7 1210 43 45 14 1100 1453.03 214 12 1399.9 1180 43 43 15 650 1453.03 215 8 1406.0 570 40 40 17 584 1453.0 217 3 1419.4 780 35 32 TANK ELEVATION MODEL Q-actual (gpm) MODEL SYSTEM STATIC PRESSURE psi FGNELEV. Grade + 20 psi Tests 1, 2, 3 & 4 - Wells 3, 4 & 5 pumps on; Average tank level 1457.90 for static comparison Tests 5-15, 17 no wells/pumps on; Average tank level 1456.6 for static comparison *Test 11 - run prior to construction of 12" PVC pipe Test 2 hydrant actually located ½ between nodes 91 & 93: Q at 91 < 1500, Q at 93 > 1500 ... �.; •If ., •:If · . _· -~ . I ' .:·. ::. ;• ~· . APPENDIX C . j ;: . . . · . .··•. ,_ "!+ ' . 1. ' . . . . . . : • !~~- " ••. '--- . •. . . . ,. ~rt•, ~~ WELL WATER QUALITYTESTING · • : . . ... . . 1 . •· ; f. . ' . . _· ...... }~i. ·.. : .· . . . •. .. · .- ..... . . . ~ - • ,... · .! . r . • . :: -. . . . �• ICH:i:GAJ-. DEPARTMENT OF PUBLIC" '{EALTH LOGAN PO BOX 30035 ::.,ANSING, HI 48909 •• • • • BUREAU ~p LABORATORY & EPIG lOLOGICAL SERVICES WATER ANALYSIS SECTION J500 N. LABORATORY REPORT ~TEM NAME/OWNERS: SAMPLE LOCATION: CITY: COUNTY: WSSN/SERIAL # : GAYLORD WELL 143 GAYLORD OTSEGO 2600 f-;AZ€'-- COLLECTED BY: ~PORT TO: WATER SUPPLY DIV - LANSING RESULT C'.?0028351 08/21/90 08/27/90 10/24/90 SGK COOK SITE LOC CODE: WELL NUMBER: IALYTE • SAMPLE: COLLECTED:. ENTERED: COMPLETED: APPROVED: :_u ":: :_ __ 3 HAXIHUM DETECTION CONTAMINANT LEVEL LIMIT ·------------------------------------------------------------------------------ - :CARBONATE AS CaC03 ,RBONATE AS .CaC03 _ • _HLORIDE :--T,UORIDE (AUTOMATED) TRATE AS N (AUTOMATED) LfLFATE • 3ILICA AS Si02 111111111 r, c I uM ~ NESIUM 30DIUM --TASSIUM .. NDUCTIVITY • J 11 ~ARDNESS, TITRATED (AS CAC03) 175 mg/L ND 59 mg/L ND 0.9 mg/L 20 mg/L 7.7 mg/L 80.1 mg/L 15.7 mg/L 1 rng/L 4.0 mg/L 10.00 mg/L 20 mg/L 3. 5 mg/L 590 umhos 7.5 265 mg/L 11. :=;~i·i~::~~=:;: . ~= i~: i:~: ~ =~:;: ~ === === === === === 1 rng/L 10 mg/L 0.1 mg/L 0.2 mg/L 2 mg/L 0 . .2 mg/L 0.1 mg/L 0.1 mg/L 1 mg/L 0.1 mg/L 1 urnhos 2.0 1 mg/L ,n the above test results: - ~~~~;i~:i~~~~;~ 7~;:~;=::=~;;~;~====• ====i~: :aTION CHARGE ARGE BALANCE DEVIATION ~COVERED SOLIDS )ISSOLVED SOLIDS BY CONDUCTIVITY ~~~~: 6.3 meq/L 5. 9 % 315 mg/L 354 mg/L • P RI NT ED : _ 11 / 0 1 / 9 0 _0 0 : 0 4 _____ -______________________ PAGE _ 0 0 1 __ ( END _0 F _REPORT ) __ _ • ~□ • NOT DETECTED !BY AUTHORITY OF ?A 386, 1978 AS AMENDED ' �• • li::CH~C::'\N D:?AF:T!iEN1" (.}f 3500 ~- LO~AN LA~! :3 I NG , ! : :;: ro FUT:,L:i:~: H~AL':":-'. 2-U~: ~ l\ U :) :... :.: 7-· !-3 C1 ?..:: ~ C' ~'. ·1· '~" :; : · I C· 01 ~ i ;-:: :., 0 -~; : C.'4. L 3 C ?. ··\; ~ C r:; S \·JA~~? A~1 A!.i -£ 3 : :3 .S E C 7 :;: C1 !I BOX 3(035 4 8, '? 0 '? SYS TEii HAlrE /l)WNc;?.S: S A! 1? LE ::., 0 CAT IO N: CITY: COUNTY: WSSN/SERIAL:; : c;.:1:1LO~. s ,; !lF!.i~: l·I EL I., :: 3 GAYi.,O~D OTSEGO 2500 08/21/?0 COi!?LETED: AP?ROVED: 0?/04/?v) WATS? SUP?LY DIV - LANS:NG SGK coo:<: COLLECTED BY: REFOP.:' TO: C?0<?:2-S3~-: COLLECTED: SITE: LOC CODE: \·]::: !., !., }; TJ ! ! s:: ~ : USS:\ ID CODE: l·IAXI!!UJ.! RESU::..:T l!AHGANESE I!"WN COPPER CONTAH:NANT LEVEL 0. t:' 5 m? ;: ?:.0'.5 8(!/ •~~. l mg;· NC c~. l 1 mi;: IL Vi' C'.:!. ?AGE 00:;. ND= NOT DETECTED DETSCTIO : LI!IIT !'!\Q/: �• • • •· • • • - IIICHIGAN DEPARTllENT OF ?lJ._,...,IC HEAL':"i1 LOGAN PO BOX 30035 LANSING, III 43909 or ~.Aso:-: i\l:._l!·:·:· -~,. E P I DS 11 I 0 I,(' G i CA L S C F. V IC c:; S BU} . .... :•,lj 3500 N. WATEP ANALYSIS SCCTION LAB0RAT0RY REPORT SYSTEl-1 NAl'I_E IOHNERS: SAMPLE LOCATION: CITY: COUNTY: \•ISSN I SE R I AL # : SAl!?-;.."i:;: COLLEC'i.:-D: ENTER~D: CO!IFLET'SD: APPROVETl: GAYLORD \·!ELL #4 GAYLORD OTSEGO 260 0 COLLECTED BY: REPORT TO: !-!I ANALYTE .I 1 ND HARDNESS, TITRA~CD (AS CAC03) ---=================-------- -------The following ar~ calculat~d bas~d on the above t~~t results: ===================================== ND ND ND 12 mg/L 8.3 mq/L 54.0 rni;.r/L 10.::. mg/L , mer/ L 0.S mci IL 330 ur.iho s 7.S 1 ~-4 ·me:/ L ======= ====; =======-= HARDNESS, CALC 'D. ( CA+l!G <1s CAC03) ANION CHARGE CATION CHARGE CHARGE BALANCE DEVIATION RECOVERED SOLIDS DISSOLVED SOLIDS BY CONDUCTIVITY 177 3.3 3. 6 4. 3 178 198 I BY AUTHORITY or -"- trig/ 1 T:1 Cl/ 1.0 m9/ 0. 1 mq/ 4.0 mc//L 10.00 mg/L 0.2 mg/" ... mql "\ l}. 2 mgi 0. l m~!/ , 0. -"- mg/ 1 TT\ Cl/ 0. 1 mg/ 1 lJTTih 2.0 1 "'':-' ·' ===== m~r /L meq/L m€'q/L ., mg/L mq IL PAGE 101:5190 0(:l:04 ND= NOT DETECTED 5(:\4 153 mg/i, . PRINTED: 1 !·!AXIi iUII DETECTIO CONTA!!INANT LEVEL Lil!IT RESULT BICARBONATE AS CaC03 CARBONATE AS CaC03 CHLORIDE FLUORIDE (AUTOMATED) NITRATE AS N (AUTOMATED) SULFATE SILICA AS Si02 CALCIUM IIAGNESIUM SODIUl-1 FOTASSIUH CONDUCTIVITY pH l~/18/90 SGK COOK SITE LOC CO!JE: 1-l"SLL NU1l2,SR: USER ID CODE: WATER SUPPLY DIV - L~NSING C?-0\~~€,?.5C? 03/21/90 081':.7/~0 PA 32,6, 001 i~NJ OF REPORT! 1'?78 A;3 Ali:S~JDSD �i L: C: l~ re; .I\ N i) i:: ':='ART i l SN T BU~~A~ OF LA30?~70?~ ~· U t'•L :;-: C :1 ::; ALT:-.; 3 '.) ~.l vl l~ . LC: c; A!~ !,) 0 BO :·: 3 CO : _: S LANSING, l!I 4?,909 C1: ~ E ~, : DE1! IO LOG ~ CAL :3 ~; V l ,:: ~:.; WA!ER ANALYSIS SECTION LA30RATORY RE?ORT SYS TE!! NA!!E /OIHE:RS: SAl!PLE I..OCATION: CITY: COUNTY: WSSN/SERIAL # : C:A "{LO?..D \·/ELL /:4 C?o0:~.3~.~: ·.s;::s:..=-:.:.;;:..~,.__: COLL:CC'I'ED: ENTE~.ED: COI!?LETED: A??ROVE~: v.::.=:..~ C:AYLOP.D OTSEGO 2500 COLLECTED BY: REPORT TO: WATER SUPPLY DIV - LANSING (\8/21/9~"\ 0 -3 1?. 7 / 90 04 / 90 {:l ~ / COOK SITE LOC CODE: \'/ELL N1!1!3S:::.: COC1S: USER IV •T l l.!. l·!AXII-IU!'. ANALYTE RESULT ZINC: HANGANESE I:RON COPPER· PRINTED: 0?/20/?0 00:06 ND= NOT DETECTED CON'I'A!l!NANT LSV[;L ND ND 0.2 mg/L ND DE:TECTIO Lil·IIT 0.05 mgr 0.05 mg/ : 0.1 mg/· 0.1 PAGE 001 (ENV or l3Y AUTHORITY OF ?A 386, 1?78 AS A~ENDED rnq/~ RE?ORT) �IIIC:HIGAN DSPARTIIENT or PUL__,IC BLJf--_, -1U Of LAeO;;ATOHY ,'.'< E FIDE i ! I. 0 L,(, G IC AL ::: -S "·VICES \·/ATER ANALYSIS SECTION f-iEALTr. 35n0 N. LOGAN PO BOX 3003S LANSING, l!I 48909 LABO~ATORY REPORT SYS TE l ! NA li E / 0 \·l NE RS : SAMPLE LOCATION: CITY: COUNTY: \-ISSN/SERIAL # : SAi!PLE: COLLECTED: ENTERED: COl-!PLETED: GAYLORD WELL #5 GAYLORD OTSEGO 02,/21/90 08/27/?0 APPROVED: 2600 COLLECTED EY: REPORT TO: C:?00:834? 10/l~-/90 SGK COOK SITE LOC CODS: \·!ELL NUHBER: USER ID CODE: HATER SUPPLY DIV - LANSING 1-!I 5 50 5 -----------------------------------------------------------------------------DETECTIO liAXIIIUI! CONTAHINANT LEVEL RESULT ANALYTE Lil-!IT -----------------------------------------------------------------------------160 mg/L ND 45 mg/L BICARBONATE AS CaC03 CARBONATE AS CaC03 CHLORIDE FLUORIDE (AUTOMATED) NITRATE AS N ( AUTOl!ATED) SULFATE SILICA AS Si02 CALCIUH 11AGNESIUM SODIUM POT ASS IUI! CONDUCTIVITY pH 1. 0 14 8.5 G'.?. 2 13.4 14 1. 0 500 7.8 224 . HARDNESS, TITRATED (AS CAC03l ============-======================== The following are calculated based on the above test results: ================================--==- HARDNESS,CALC'D. (CA+l!G as CAC03) ANION CHARGE CATION CHARGE CHARGE BALANCS DEVIATION RECOVERED SOLIDS DISSOLVED SOLIDS BY CONDUCTIVITY PRINTED: 10/25/90 00:04 4.0 mi;-t/L 10.00 mg/L ND mi;-t /L m9 IL mg/L mg/L mg/L mq/L m? IL ") '- m~1 I 0.2 mql 0.1 mg/ 0.1 mg; · l ') . l rnq I m9/ 1 umh 2.0 1 m?I umhos rn~t mg/: mq/ mg/ mg/ 0.2 m<;r / . 1 1 10 0.1 IL ======= ===== ======= ===== 228 mg/L 4.3 mi:q/L 5.2 meq/L 265 mq/L 300 mg/L PAGE 001 (?-ND OF REPORT\ ---------------------------------------------------------------------------- ND= NOT DETECTED !BY AUTHORITY Of PA 32-6, 197f, AS A!!ENDED �=l!? 1•::::Cr.IC:,d~ DS?ARTIIENT o:· I'Uh,IC :iEALTri 3SU<:l H. ':.,OGAN ?O BO:; 30<):, S 1A~l3::NG, !-!I :..it\ S? I lJ (: ~ :..., .!\. E. 0 ~: ;.._ 7 ("1 ~: ·:· .~,·: ,: _; ~ .:; E:: :-: 'I. : C ;:: :3 ~ S I ~ : Q ~ '-' C~ WATER ANAL~SIS SEC!!ON 48909 LABORATORY ~E~ORT ,.... SYSTEM NAI-IE /0\'JNI:RS: SAllPLE LOCATION: CITY: COUNTY: WSSN/SERIAL # : GAYLORD \·/ELL f. 5 GAYLORD OTSEGO ,,,, ~ f ~ O;S; ~ 0 .:..c.J ~ :_ :.- C?0022:32-: - CO!-~?LSTSD: 08/21/90 08/'27/90 09/04/90 260<3 COLLECTED BY: P.EPORT TO: .... .:•rd 1~ !.Jt.,: co:::..wSCTED: ENT::;~D: COOK SITE: LOC CODE: WATER SUPPLY DIV - LANSING 1·1ELL !•! LT!·!BE?.: USER IJ CODE: 5 50 5 -----------------------------------------------------------------------------IIAX!l!L 1: DE'!'!:CTIO 1 ANALYTE RESULT CO~TA!!H'.ANT !.EVEL LIJ.IIT ------------------------------------------------------------------------------ ZINC MANGANESE IRON COPPER PRINTED: 09/20/90 00:06 0.05 rr.q/ ND 0.05 !n~!/ 0.1 mg/ ND ND 0.~ mqi ND PAGE 001 (END OF REPORT) --------------------------------------------------------------------------I B\' AUTHOR::TY or PA 3 ;35, l ?7 -3 AS AI'.":;~!DSJ ND= NOT DET~CTED IIJII IIJII ... ... � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Gaylord_Water-System-Master-Plan_1994 Creator An entity primarily responsible for making the resource Capital Consultants, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1994-01 Title A name given to the resource City of Gaylord Water System Study Master Plan Description An account of the resource The City of Gaylord Water System Study Master Plan was prepared by Capital Consultants, Inc. in January 1994. Subject The topic of the resource Master plan reports Gaylord (Mich.) Otsego County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/273641f90cdbbc887a7be5a58d642636.pdf 08c6a81347e8c846b48614a17ef1f6f4 PDF Text Text ,,.-, . ~ . _- ; , •• , " •,_, ,~ • j -~ ; .-- ,c ';; ,<· : ·/ \'\ ~: . ·,: . .· •.· . "!> ' ·, t • �November 14, 2002 Dear Commissioners and Citizens of Grand Rapids, It is with great pleasure that I present this new Master Plan for the City of Grand Rapids. The Plan will be used as a general guide for the future development of land within the city for many years to come. The Plan is the product of extensive community participation over the last two years. Never before has the City of Grand Rapids had such an inclusive and participatory process to guide its decision-making. The contributions of every citizen that participated in Plan Grand Rapids can be seen in the following pages. A special thank you is extended to the Master Plan Committee, a group of 31 citizens who volunteered their time to guide the planning process, for their diligence and hard work. Contained within are visions of great neighborhoods, vital business districts, a strong economy, balanced transportation, a city that enriches our lives and is in balance with nature, and partnerships that will help us reach our desired goals. Grand Rapids will be a community of choice for all people, our businesses will be successful and our streets walkable, bikeable and transit-oriented. I hope that you read this Plan with great enthusiasm and find that it speaks to the issues you've told us were most critical. i City Planning Commission • Page i • Plan Grand Rapids �Planning Commission , Resolution of Adoption City Commission , Resolution of Acceptance RESOLUTION CITY OF GRAND RAPIDS PLANNING COMMISSION MASTER PLAN AND FUTURE LANO USE MAP, 2002 WHEREAS a Master Plan Committee was appointed to oversee the preparation of a new Master Plan and Future land Use Map for the City of Grand Rapids, and to Planning Commission; conduct an extensive public involvement process on behalf of the City of Grand Rapids wing reso l uuon under f the rouo nd ved adoption o Master Plan • Jendrasiak, mo aratioo of a new roent process on prep public involve Rabaut. supported by Corn. intcd to ov ersee the extensive "70672 Com. ·uee was aPPo d to conduct an . Chamber • ....,.. -- - the Cons~~~;.: ~~s:: ~ds:;p1!::~'t:::f:~i::; Th Right Place Profpera:::,ei:o:;0~ ; : ; ~ ~, e Business Future !.,and Use City of Grand Rapt ·c1s partner<d witll . hborhood hip and otber vano "" .,_.':" •= c::.;...,... WHEREAS the City of Grand Rapids partnered with The Right Place Program, Frey Foundation, Chamber of Commerce, neighbomood and business associations, Grand Valley Metro Council, Grand Rapids Public Schools, Interurban Transit Partnership and other various organizations, agencies and individuals; ••- "" ,:';•,..,, ,._ WHERE~!;hood and h:tscbools, !nteru of comroerce;te~rand Rapids Pu rocess at more -~ "and revision h ut tlle Master pt~; fevelopment, revie •...... -:·..:-•,· " '"'"'" ""': :,":.,••• =• •·""' '""" .,~ ';:''"";',l,.., .., WHEJU!_ rorrnation gat e ball supercede a Classificauon . lvement and tn ' __ , Use Map s (l 998), Srreet . ,nvo Masler Plan; d Future ,_.,= ment Plan ek pubhc ftlle Plan an . Develop 2002 to se o WH.EREAS this:•:•:. Beltlin;~::~wn (1993); . on September 26, WHEREAS public input has been solicited throughout the Master Plan process at more than 250 public involvement and information gathering meetings to engage the community in the development, review and revision of the Master Pian; .. •.• ,._.~ ception of the 1::::uunity Plan for Voice WHEREAS the North East Beit/ine Joint Development Plan (1998), Street Classification Policy (1996) and Voices & Visions: Community Plan for Downtown (1993) shall continue to serve with the Master Pian and Future Land Use Map; - d a Public Heanng ' """""~ "'.,. - · . aster Plan on ' ,=... -:: tlle Planrung nd Future Lan fl oftlle City o an be forwar e WHEREAS h Master Plan a d tbe fmal dra .ds Master Pl regarding t e ,ission adopte f Grand Rapt ., ""''°' '";;" "" ., c,cy • 00 . , c-, Master Plan , _ , _ . .,••.., - p!':n wHEREA; and reeoromen . ororoission doesincluding ,ext, fi!d Rapids. November \~, 2:i, acceptance. OLVED that tlle c:t~aid Master tllc City ofGra Commission or RE BE IT RES 002 and declaresd \and use decis10 EREFO , robe< 2 ment an NOW ' TH dated Nove future develop Land Use Map . guide for and Future as tbe basic pohcy shall serve WHEREAS this Master Plan and Future land Use Map shall supercede all other earlier land use plans with the exception of those before mentioned; WHEREAS the Planning Commission held a Public Hearing on September 26, 2002 to seek public comments regarding the Master Plan and Future Land Use Map, NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby adopt the Master Pian and Future land Use Map dated November 2002 and dee/ares that said Master Pian including the text, figures and maps shall be a basic po/icy guide for !he future development of the City of Grand Rapids. BE IT FURTHER RESOLVED that the Planning Commission recommends that for the!heir 2002acceptance. Master Plan and Future Land Use Map be forwarded to the City Commission YEAS: 7 NAYS: 1 • CONSENT AGEN DA APPROVAL . of tllc City of of tllc City Comnuss,on transcnpt o f the acuon \Sa (JUe hat the foregomgheld December \Q ' 2002 l hereby cernfy \n pubhc sess1on Grand Rapids, M1ch1gan, • Page iii • Plan Grand Rapids �Acknowledgments • Page v • Plan Grand Rapids • Acknowledgments �David Abbott ~ryl Sue AbenJroth OanAbid Frank Abjssi Bi~hop William Ahncy Monique! Abney-Simmons Scrnii.:c Abro.se Gerald Ah:rhuis Ruth Albritten Heather Aldridge Ooui;i Alt:ski Bob & Berri Allen Dnvid Allen JB Allen Sonali Allen Les Allen Jr Shirle'y Allen-Little Markku Allison Rob & Mary Ann Alliston Da\.iJ Alvorez Frank & Renee Amo<lL·o Arv Anderson Ora Lean Anderson Dixie Anderson Aimee & Judy Anderson John Andcn.on Brad Ander,,on Thelma Anderson G Anderson Eric & Kaylyn AnJeNOn 13rett Ander-on f loward Andrcwt- Mary Angelo Piri;m Annahl~ Suzi Anthony Wil Antonidt!!i David Appel Bridget Apple Eva Aquirre Cooper Dennis Arbogast Becky Arnold Marian & Alidn Ai:noys Stan Arsulowicz Chuck ~cnc(l Abby Aten Sandi Aten Don Arkins.on M11rk Augustyn Nancy Ayres Keith & Gus Azz.o Chuck Haar Bill Baars Tod Bahick Virginia Bailey Arrhur Bailey Cynthia Bailey David Baines Claudia Bajcma Laury Baker Randy Baker Steve Baker Jim Raker Balwindcr Bal Geraldine Baldat,c~arre Shirley Balk Curt Balkema Rohen Ball Tiin Ball Jac4uline Barber-Rey Peter "'Bardolph John Barful)l; Glenn Barkan Robert & Rooemnry R1rne~ Stev(' Barne:. Marian Barrera Young Bill Barrerr Jarncs Barritt Dan Bands Jeff & T. Bnrtlett Rondi Barron ME Barwacz "fom Bastien Virginia Sato~ Joe Bauman Joan Baumgarr Mkhde Bay Tim Bayer Guy Bazzanl Charle. Beach Ddvenia Bea.~on Wa Beattie Tammy Bcckcring Mike Beckett Nancy Beckwith 0;:ivid Bee Joel & Mary Bt.-ek.e Oan Beelen Melanie Beelen Cami Beemink Richard & Catherine Belanger-NcdJo Tina Bclbot Roger Belknap Jackie Bell Rcbco:., Bell Ren Belnnan Src,·e Benner Cindy Bennett Sherrill Bennelt Curr A. Benson Richard Berends Jaylelynn Bergers Elisa Bergonzoni Linda Berkhof Amy Berkley Arlene Berry Shuley Berry Jackie Bess Ann Marie Bessette Byran Bestmm Lurry Beurken~ Ruth Bever Gertrude Bi.ills Angel Brcggs Shmm 8iel Harold Binder Kathy & Rich Blach ford Roberta Blackwell Bob & Norma Blanchard Su5an Bhi.nbma Berey Blase Ken Blessing Carhi Blinkhorn Williom Block Ron Block Jerry Blom Wayne Boatwright Ed BoJcnberg Barbara Boclenncr Jack llodema James Bodkins• Vice Provost Dnwn Boersma Nancy 80t.>se FrcJ Roggiano Shirk-y B~1lden Dick Belkowski Olive & Eli:abcch Bob, Roht.'rt Rolr Edword Bole &rh Boltinghouse Sill Rumbyk Anne Bond Emrich Joe Bono Lillie Bnuker Deh Booth John Sooy Jonet BorgJorff Ruth Borisra<l Deb Bose Boh & Marge Boss David Bosschcr Ann Bo._,,;chcr Carolyn So~sy Gren.:hen Bouwsma Sandra Bovee John Bowt:rs Andy Bowman Jt><· Jake Bowski Andrew Bux Rohert E. Bcl)-'CC Mynle Royle Robcrr Bnyt K.tthy Bracey Jonathan BratlforJ June Bradley Mike Brady Lee Braford Ingris Rram:h Johnny Brann Tim Br~cur Aimee Breuker Brian Brewer Sarah Brighr Paul Brinhrhoff Bob Bmcaro T.1ny:1 Bmck Stacey Aroersma EdJie Bro~.lb Emil)· Brook. Bob Brown John Brown Luvclla Brown Gary Brown LaDeidra Brown-Gais Valerie Browning Jeanine Bryanr Matthew Bubac.: Jack Bud,anan Judi Buchman Rebecca Buck Keith Buck John Buckley Tony & Dorothy Buczek Robert Rud~·nsk1 Melissa Budzym,ki Elaine Buege Mary Buikema Betty Buist Dick Bu lkowski Da,·c Bulkow:;ki Danielle Bult Tom Buhcn RuSi. & Ron.llJ Bumstead Tim Burch Agnes Burch An.lie Burger Laurence Bums Jeff Burns Jim Bums Frank Rurrell Shallon<la Bumm Jerome 1:-\urron Bettye Burton Barbara Bu~h Tom Bush Alice Bu~h(mt:: Scott Busse Bill & Becky Butcla Mike Butler Bob Butler Dirk Bunke Ron Ryer.. Bill 8\1 Rich.ird By\ Boh By\srrn John Byrne Mdvin B)Tnc Dorothy & V!me Calatonolli Kathryn Caliendo Doup: Calkins Nellie Callen James C:-impl"'t!ll Rosalinda Campo...., RicharJ Campn:-. Rob Cannesrrn Jamics Cannon Ste\'ell Cappadonic Manuel Cardiel Myrrle Care} Corrine Carey Scorr Can..>, Peter Carlb.:rg Robert Carin Seney & Kathleen Carh,on Srcve Carnes l lerb & Jeff C..1rpenrer Meli:isa Carpcnrer Elaine Carpcnrer Sean or Delila Carrij!an Marie Caner Darcy Darter Tom Cary Michael Car) David Cassard Mark Cassis Jo~eph Castillo L.i.iuca Ull>rle Francisa Cda Walt Ccpcla Gahrieb Cerriteno Jim Chambers Gloria Cham.Her Venecse. Chandler Charles & Ann Ch~nter Bob Chnpla Rick Chapla Thank You! The City of Grand Rapids gratefully acknowledges the thousands of citizens wbo participated in the process of updating their Master Plan. Kevan Chapma,, Tim Charbannnu Lyn<li Charles Scon Ch,we::r Susnn Chesiek Sanjay Chhnbra Dennis Childress Marti Child:; Anh Tu Choi Norman Chrbtophcr Bud Chrysler Bnh Chumuryn:.ki Jeffrq· Cipch: Michelle Clark Toni Clay Patrick Cht) O:wid & Jeanne- Clemo Michelle Cleveland Troy Clink Brian CloyJ Jim Coevcy Ru:--sell Cogar ~Venil1 Colemlln Pam Collier Barb Collins Debra Collins John Collins Frank Collins M i)?uel Colon James Connell John Conroy Dian l..onri Mkhael Conway • Page vii • EJdie Co{)k s{'.Otr Cool Barbara Cooley Rose Marie Coon Dan Cooper Scan B. Corby Peter Cordes Jim Courey Mike Cowdin Richard Craig Brian K. Crnig Bcrnkt Cm.mer Sylvia Cross TI\oma5 Crowley Sam Cummin~ Joan & FreJ Cunningham John C:a.chorski Jim Cumko David & Sharon Czamopys Paul Dnhlbcrg Mary Ann Dailey Sylvia Daining Terry & Chris Daisy Robert Dame Su5ie Damore Chico Danie.ls Guy Oaniels Gnspare Dara Bob Da,,cnnan Edward Davi:1 Neil Davis Mark Davis Mike & Sandy Davis Tahnee Davis Gcol,;l:e D,wil> Tom Dawson Kristy Day.son Eric Delon'!: Jamc.s De Young Rick De Haan John De Vries Briiln De Vries Ed De Vries Oick De Younj? Bob De Young Robert De::-in Rose Oehie-Bowman Andy DeBraber Gayle DeRruvn Eileen De:cho" Joyce Decker Kristen Dcd:ing;:i Jnrnc:. Deeb Geor1,:c Deerman J,1ne OcOroot Jennifer Deh;1n Eric Dcisint:: Deb Ocjonl? Curt Dejong AnJrea DeKam Ivon & Joy DeKam Wayne Dekker Rob D<·kker Jeff Dekker Roger OcKock Jat:k DcKornc Krbri DeKraker L1ra & Daniel Dengcrink-Vamil Mik<- Denny Kim Oe:.cigrer Tina Deuling Lynn DcVlieg Robert De:Vlicger Denny DcVric:; Mike De.Vries Rick, Sue & Kim De Vries Susan OeVrics Brian DeVries David OcWcese Peter De Win II Chri~ Diasy Henry Dicdcring Keith Dierking Norbert & Doreen Dill Jamielee Dillenhcrk Barbara Dillon Roh Do<lJe John Ooe:em,1 Jill Donah.mer Mary Donnelly Stephanie Donovan Darr)·I Doornhos Beth Dorbrowski Janice Dorsey Pam Docy·~Narion Paul Douglas Denise Draper-Ingraham Sridh Dredge Mnurcen Dreher Steve Drewy Andrew Drogc Rose Drue.kc Donnld Duba Stacy Dubose Nam.)' Out.Hey Duane Duhon Jay Dunwcll Jim & Naomi Duran Norma Duran Jackie Dm,dJ Diane Du:inn Tom Outhier D,micl Duvan Rogers Dvkhuis Sally Dyk.srra Jeff Dykstra GreJ.?ory Dziados: Jan Earl Doricnnc Earvin John Edwards Jeff Ei,gcrding Meg Elenbaas Steve & Joyce Elliott Brian Ellis Ni,k El.en Sylvester Embr~ Rick Em:er David Engelsma Tim England Sunshine Engle John & Jan En~li,h Eva Esplnoi.1 Carolyn Evans Rick Evc.rert Tom Evert haron Evuy Kay E:inga Carol & Srerhen Fa.is Art Fabbro Steve Faber Harm F:tbcr Wnlid Fadda Mary Lou FnsJ;ctr Dale Fddhau:.cr Martha S. Feldman Jerry Fdix Dan Fenner Terrance Feravich Lynn F. FcrguhOn David Ferrell Ana Ferrerhoff Jt•nni Fcrtcr.:Kim Fetti~ Jim Fetzer Matt Feyen Anne Fifer Michelle Figures Bill Fischer Kristina Fisher Charles Fisher Larry Flaherty Tom Flak Jmm Ftikkcma Michael Flowers Brian Flynn Kathy Fore Berry Forrest Dan Fortier Warne Fortin Bill Foster Melissa Fouch Idril:i Fountain Gerald & Donna Foy Jim & Barb Francis John Francis Pam Freas Rick Frtde:rick Tony Fredrickson Doug Frens Jim Frey Greg Frcyling Doug Fricano Hank Fuhs Betty Fuhs Dawn Fu ller Gloria Fum Anne: Gaillam Gretchen Gallah!.!r Deb Galloway Joshua & Karen Gamevoort Violeta Garcia Joe Garrity Fritz Gast Jose Gas{()n Jim Geib Dan Gendler Gresi: George Tom Gerger Susan Gerrity Patty Gih~on Shennnn Gillesric Gene Gilmore Eliraberh Glover Tt.>d Godleski Bing Goei Simona Goi Usa Golder Bruce Goldsmith Guadalupe Oonll': Martha Gonzale;-Cortes Carlo.s Gonzalez Marilyn Goodell George Goodwyn Deb Gordon Dale Gould Julie Crace Giovani Gramajo Synia Grant Dan & Erin Gravclyn Ellenor Grave.-. Rick & Deb Grat Maurice Gray Carol Greenburg Pnul & Rccsy Orecnwal<l Judy Greer Chris Gregwcr Sister FranceS Oribus Cheryl Griffen LeRoy Griffin Jovcc Grime.s David Grinold Charles Grooters Robert Gnxircrs Susan Grose Perry Grubber Clay & Melissa Grueber Jan Grumbine John & Kathy Gruzen~a Joanne Grzesiak Tom Guikema Tom & Barb Guikema Tim & Sandi Gunnett Kendra Gunter Plan Grand Rapids • Acknowledgments �Him & Therc.--sa Guntcr-Hc.,ff John Gussenbauer Frank & Lindsey Gutbrod Walt Guto~ki Jr AnJrcw Gu),· Carolyn Guyton Paul Hnagsman Paul Haan )<> Haff Nicole Haglund Gina Haisma Shareef Haleem Olga Hall>"edt Lee Hamilton Caroline Hamlin Howard Hamm Edward Hankiwkz Sharon Hanks Jean Hanks Howard Hansen Roger Hansen Ann Hanson Bill Hardiman Lee Hardy Jim Hargar Barb & Norm Harn Brian Harris Kurt Harsberger Reece Hart Ira Hart Mary Harti2 Jackie Hartman Ted Hartman Pe~).'Y Harrn·i~ Syd Hanit..-y Roherr Haught Salle Haverkamp BairJ Hawkins Linda Hay Linda Ha.yes Lisa Haynes Nancy Hayn~ Mary L Hcamield Georgi.: l leanv.·dl Sar.ih Heath Lola Hedherg Suoan Heercma Lisa Heflin Christa Heimer Walrcr Hebe Bar~ara Hek.huls Rand~ll Ht:kman Joh11 Hclmhol<lr Gcor~e Hendrkks Paula Hendrib.en C1rol Hcnn~y Roger & Jon Hennin~en Eli:.ha Henry, Jr. Bt.-n.)' Hernan Marti Hemandet Armando & Chris Hernande:? Janet Hcmandct Robert Hero Boh Herr Steve l-lerrema Shelly Herrern Peggy Hertel Paul Herweycr A.n<lrew Hetland Michael Hewartson James Heyhoer Carlos Hidalgo Marvin J-fiddema Dan I lielkcma. Kathy Higgins Robert Higgins Timothy Higgin). Michael High Dianette Hight Jeff Hill Calvin Hill Willinm & Betty Hill Lucas Hill Carl Hilliard Chris "Hintem1,m Harold Hitchcock Gere Hobson Dou~ Hoek Joel Hockema Ulura & Jay Hoekstra Benjamin Hoff Jack Hoffm:rn LuRay Holbrook Marshn HollanJer Matt Hollcbeek John & Pat Hollemans Isabel Hollern Phillip Holmes Debra Holmes-Garrison Heidi Holsrad Tammy & Holly Holt Dawn Holtrop Curt Holnfowcr Rachel Hood Ray Hoo~ Mike Hoogerhyde Susan Hooker Ron HQort Heather Hopkins Jade Horton Jeannie Hosev Rick Houston Amy & Steve Howard Bob Hudley James Hurt Vicki Hu<l:.on Ben Huisman Krbrine Huizt!n Gordon Hu1zen Wendy Huizin~a Jeff Hundley Dan Huver David & Adrian Huvser John Inghram Mary Kay Ingram Shari lshei Brody fsland JRmes Israels Robcn Israels John Jackohoice Bruce Jackson Cynthia Jad.son Virgie Jackson Don )aglowski Coreen Jakosh Joe Jakubowski Tiar(a]ames. Mohammed & Tarek Jommal Ri,k Jankowski DeAnn Jannererh Geneva Jeffries Rich Jelier Norm & Shirley Jcbma Tim Jdtema James Jendrasiak Delphine Jenkins Carol Jennin~s Don Jensen Toni Johani;en Jerry & Darlene Johncock Jim Johnson Steve & Mary John.son Chari<.~ Johnson Earl Johnson Jayne Johm,on Catherine Johnson Don Johnson George-Allen Johnson Kcnned1 Johnson Susan Johnson Fred Johru;on Georgia Johnson Plan Grand Rapids • Acknowledgments Bech Johnson Marie Johnson Myrtle Johnson Gorlion Johnnon Shirley Jones James Jones Cleo & E"a Jones Mar-, I-I.Joni..'.!<. Karhlee.n Jones Glen Jonci Oar), & Su~n Jones Anita Jone; Ashleigh ),mes Rich Jones Norman Jon~ R1..-v. Charlie JoneS Barbara Jones Kevin Jone-. Jill Jones Kell, Aaron Jonker Nicole Jonker S..:oct Jonkhoff ErkJorda1, Jane & Sam Jordan Judy Jorgenson Luis Juarc:i Allen & Violet Julien Joan Jung Si:-,rer M Clarita KaJi.s ),son KaJ,hm Mary & Chri.s Kaiser 4rl Kammeraad Marc Kampermann Sam Karadsheh Ronald Karelsc Jim Karsen Roger Karsten Julie, Tom & Sara Kasprzak Rock Kaufman Rebecca Kawoski Mn,. Miner Keeler Renee Keil Dennis Kelly )a,on Kelly Nancy Kelly Gary Kelly Annette Kemicr Patricia Kennedy Frank Kenniston Faith Kent Rob Kent Dennis Kem Kathy Kent Mary Ann Keough Kachy Kersjes Larry Kett Edgar Kerrie Mark Kerrlchuc Kamel Kh:moubi Paul Kieda James Kjlbourne Erin Kilparrkk Woo Kim Heather King Edward Kinizma Harvey Kin~ma Richard Kinney John Kirkwood Gladys L Kittle Joel K1ein Bruce Kll!in-Wassink Lorena Kl1mru..2t.•w~ki Lee Klinesraker Mike Kliniing Birgit Kl(1hs David & Mkhclle Klooster J~ph Kloostcr Harry K1wpke Jim & Miki.'. Koelzer Don Koctsier Laurel Kolako!iki Cindy Koning Dirk Koning Jack & Eileen Kooreman Dan Koomdyke Jan Korn Quinn & GR Kr.>rreck Evelyn Koskus Ron Kowal:.k.i Arline Kowski Ronald Kom.l Te<l K◊'z.k)wski Susan Kreeger Jim Krc~•I Debbie Kroes Torben Krontoft William Krueger Jerry Krupiczcwkz Charlene Kru:ich Thoma~ Kryj?ier Luila Kryi;riniak Martha Kryzeweski Rick Kucn:zel Katherine Kuhn Kristin Kuiper Kenneth Kuipers Theresa Kulan Jock Kung Dan Kurlenda Judy Kurylowkz Steve Kuzawa Mike Kuzawa Rcbckk, Kwasr Thank You! The City of Grand Rapids gratefully acknowledges the thousands of citizens who participated in the process of updating their Master Plan. Ron La Mange Fred Laa~e Gene LaCroix Paolo Ladomato Ed LaJwi~ Scon L'lFonrsee Joe LaGrand Mike Lamb Ryann L1mbay Mike L1mpen Shawn L1ndman Cal L'lnchrra Eileen Larr Jud11h Larsen Lori Larsen SanJra Llth.arn Chari~ La Venc Brian Lawrence Thomas Lawson Thomas Laymon Rachel L1yne Lis.1 Lazio Suzanne Leclaire Ra1..hel Lee Rynn Lee Cora Lee Larry Leforge Ruby A. Leggen Lynn Lenz. Brad Lem Tom LconarJ Randy Lemoine Jeremy Lessen • Page viii • Bill Lewis Harel Lewis J~,c.lcan Lewis RkharJ Liberatore Ron Lichcenstem Marilyn Ueson Linda Llkely John Like!, L.irry Limon Gilbert Lindsay Pastor Artie Lindsay Marvel Linnan Katherine Little Beth Li,"<1, Mike Uoyd Candi Lobdell Jeff Lobdell Tom Logan Elaine Lohrnff Guadalupe Lope. Carmelo LoPiparo Bud Lorch Bill & Ginny l.orJ Martha Lore TeJ Lorr Christopher H. Love JimUwe Duke Love Allen & Annie Love Steven Love Joyce Lovse Mike Lucas Carolyn Luca.!. Jim Ludwig Susan Lukaart Donna Lundeem Fronk Lynn Am)' Lyon Michelle Ly'On Donna Lyon Robert Mahit Amy Mabin Ian MacCartne) Y,,landa Macias Richard Mn,k Deisu Madi,a:al Naomi Madsen Cral~ Maghielse Geoffrey Ma~ulre TeJ Makare1.1.-io Phil Makinen Helen Makowski Walter & Maryalyce Makowski Bambi Malone Jaime Malone Jose&. Henrietta Malone Shirley Malott Greg Malski Arthur L Mannin_g Carhev Manning Joseph Manuszak Cheryl Marcone Dclmn Marin Krista Markley Hearher Man.man-Heier Pam Marrin Rk:hArd Martin L,"iura Marrin Rev Mary Martin Denise Marrin Dora Martinez Linda Martint!z Alejnndm Martinez June Masicwici Jnn Maskell Jehnje Masson Harold Mast Oi.:k ,Masters Bradford Mathis Walter Mathis Tom Marrhe~-s Anne M..twby Margarer F. May Sterlin~ & Randy Mny Paul Mayhue Gl-<1rgc Ma)wc,uher Mary Mazz:uclli Pat McCall Paul McCarthy Rob McCnrl) Marvin McClnin Cheri McClain-Beatty Eugene Ml...Clinton Benjamin McCloskcy Phil McCorklc Paulette McCurtis Elijah McOct! David & Roxie McGee Mary McGhee Rupert & Marcia McOinn Adclv McGinn-Loomi.s Karie McOinni.!t Arny McGly11n Paul ML-Gra" Paul McGuire Amy Mc.Kay Jim McKay Marshall & Mary McKenzie Dorothy McKcn:ie 'usan McKC)· Clinton Mc.kinven-Copus Mitch Mdeod Mary Ellen McNaughton Sherry McNee Jeff & I.mi McP«k Robert Pierre McVoy Timma.s McWhcrror Mark Mt:ano Dave Medema Betty MedenJorr Gary Meerknik Dan Mehney Carl Melms Larry & Karen Melton Fountain Melvin Tracy Menninga Sarah Mercer Gera ld Metcalf Jennifer Merz Thelma Meyer Richard & Virginia Meyers Grace Miguel Cynthia Mikula Paul Milanowski Thomns D. & Mary Milanow:.ki Pat Mil~, Sr. John Milhaupt Jim Miller Lori Miller Ray Miller Juhanna Miller Mark Miller Dorothy Miller Larry Miller Donald Miller Robert E. Miller Peggy Mim:1 Gina Minciotti Thomai; & Mary Mingledorff Gretchen Minnihaar John Minor Jaime Misner Fred Mlssad Emma Mitchell Rowland Mitchell Chander Mitl.'.hcll JulieMiru:; Duke Mlcjnck Mark MoJder~ John or Ruth Moen Rev. Gwen Moffitt Tony Mojica Robert E. Molle Nick Mono~•ios Mattie Mondy Katie Mnody Tereva Moore Cnrol Moore Kevin Moore Virginia Morales Rebecca Morgan Judy Morgan Roger Morgan David Morren Mike Morrb David & Nanq Morrison Dennis Morrow Jny Mortem Rose Mott Bill Muir Michael Mulder Victori.1 Mullen Joan Mullen Richard & Gloria Muller Nellie Mulvey L<e &. Sue Murphy WE Murphy Leigh Murray James Mu;;cnto Kathryn Mylie Isabelle Myszka David Nachte}!a ll Gary Naderveld Jennie Naffie Kurt Nahikian Bruce & Pac Nanzer Scon Nason John Naum Rol,crr NAuta Nina Naveira Fmnk Nawara Bonnie Nawarn Caryn N~wrot Barbara Neal Oary Nt..•derveld Oenni.5 Nelson Carol Nemic Page Neve Patricia Newhy Ronald NeW!IOme Robert Newton Terry Nicholas Chris Nicho\a:,, Brian Nielson Julie Nictling Larry Nix Mandy NLxon Craig Nohbelin Wayne Norlin ·Ken Norris l!-aiah Norris Nor\'m Norcboom Lt. J. Nowach Phillip Nnwak Philip & Donna Nymeycr Ken Nysson Ronald O'llcrry Jan O'Connell Jnh1, O'Connor Richan.I P. O'Donnell Erin O'Neill Paul O'Neill James O'Neill Michael Ohcrcht Alfred Ogersly Bob & Mit..hdlc Of!rcn J B Oldenburger Margaret Oliver Ju.in Olivcrez Derek Olson Ph ii Onder-;ma Gail Or,m1,te Nick & Marie Or.Lltian �Tom Orlikowski L. Ddoru. Ortl'ga Linda Orrman Barh Oshorn Ron Osgood Andy Ouwenga Corky Overmyer Paul Owen Mike Painrcr l lcrhert Ranta Dave Rasmussen Mark & L::ir.1 Raymond Pat & We.~ Reed Reed &on Re:cdcr Garry & Nanq Rcendcr-: Joann Ret:'ves Tom Reges Casimir Pala.~:z:ck Susan Pal mer Marge Palmerlec Jean Reimer Joe: Rcmhert Michael Remo Ra m<.ln Reyes fatcr M. Reyes j{1~~ Rerna Jayne Rt:ynolds Br~'an Ribl:>c.ns MA Paniwmik Pder Popl..1\\·:;k).· A. P.trkcr Charlie Parb Kurt Parks D,wkl Pasikow$ki Cathy Pasrrner Ron Partl'n Bc,·erly Parz Bill Puym:: Anka Pearson Susan Pea:,;c Allyn Peden Patricia Pennel Mikl-' Pennell Jam\-.:-; & Suzette Peplinski EJ & Rachel Perdue Lori & Dave Pi.:rkins Dean Perrin Ben Pl'rrin Margo Perry Penny Pestle Woody & Loretta Pl·rerliOn Mar.:.i Phelps Saumlra Phillips Rohert Pierce Yvonne Pierre Swn & Grace Pibnt Loren Pitsch Jr Christopher Plitc Tom Poleman Jack Pon,1;tein Mark Pnnsrine Jeff Portko Mark Post Jerry Postma Chris Pos1ma Tom Postmu.s Esther Potyraj Robh Potyraj Lynn Powell Rick & Benji Powell Frank Pnm, Jr. Bernard Prawiick Tony Pre.,con Mike Pr~ton Cynthia Prkc Gene Price Jame~ Price Michael Prins Tom & Ron Prominski David Prong Jack Prooi. Steve & Karen Pruitt Don Prus K,nhy Pryhysz Jatkie Pugno Patricia Pulliam Cathy Quinn Tim Quist Lynn Rab,1.ut William Rahi<lau Mit.:helle Rabidcnu O:wiJ Rabidc:1u Rebecca R,1mirez Ivonne R.1mirc: Frank Reilly Gcmld Rice Rkha Carol Richstra fkth Rii;:ker Levi Rickert Elizabeth RiJcour James Ricmenschncider Janke Riemersma Ken Riemersma Ri..:h Rienstra Rit-k Riley n.,,I, Rill J.unc., Rinck Curtis & Darlene Rir~cmn Nadin, Ri::J:tallah RitharJ & Mary Roath Jon,irhan Roberson Joan Roberts Mitchell Rol'X'.rtst)n Angie Robinson Arman<l Robinson Emily Robinson Au Hile & Roh Roche M:lry Ellen Rodgc.ri. Sister 11,eresc. Rodri,guc:. Snm Rodriguez Diana Ro<lriquez Narali:1 Rodriquez Rtlsendo Rodriquez G. Rc.xlriqucz Milt Rohwer Cormcn Rojas Chris Romph Tom Roode Debi Rook Knryl Ropko DVM Jose Rosalez Paula & Fausto Rosario Sherrie Ross Darrel Ross 11 Roherta T. Rossi Jack Rotman John Routh Becky Rmeboom Jackson Rudell Angel Ruggs Pmn Rumbergs Harrie Ru:,her Jean RY$kamp Roberto Saenz Mkhad Sak Dan Salas Fred Salier Donna Salton Ana Sanchc-t Lena Sam.:hcz Zor;iidn Sanchez Janet Sanders Verni:. Sd,a<l Rub Schafer Rk.k Schnll Greg Scharphorn John &haut Jackie &hcneman JodSmittcr 11 ila,y F. Snell Tim Sneller Connie Swinger John VnnJcrstocp Brian Swmrnl Bob Synk Don Snow Steve Szczytko T◊m Szayi:ko Rirn VamlcrVcn Gregg VanJcrVen George VrinderWeit Angeline VrindcrW,ludc John S()per D\m & Peter Somcr-dyk<' J. S:ymandk, Kim Schie\'ink Pam Sommer Dan Szyman~ki Ken Schillin~ Chcl.~e.1. Schleinz Carey Sommertl~'ke Dale Southworth Souricna Tali Jne Takens John Schmit.Ir Thni Spencer-Beatty CJ Talsma TodJ Schmidt Jt!rri Si.:hmidt Pam Spenccr-Kdly Ray Schnt!iJer Jo Spillman Virginia M. Taylor Don Taylor J,1ct1udtne. T.1ylor Mark &holtcn Douj? Spooner John Taylor April Scholtz Jeffrey Schra Dolore.-; Schro...'Cler F Springer Eric Teachour Rich,1rJ TenEbhof Helen & Dick Tcr Maat John Termeer Janice Schroeder John Schultz Bill Schutt Brenda Schuyler Jay1,e Schwartz Arlene Se:.1hoh Jane Sccor<l 2l'nnie Seguin RonalJ & Grnce Seif Al & Lisa Sckect Karen Selic Maria Sepulveda Anita Serull,1 Boh Sc::rulla Jana Sewell Jenny Shnngraw Basel Shnrarn Sami Shatara David Shea Judy & David ShcrwooJ Brad Shiel Dave Shipman Theres:\ Siduek Knrl Siehcrr Erk Sicgd Ralph & Debbie Sie~el Jam~ Siegel Ralph Sicf!tl Dinna Sieger Joseph Spica Jake Spruir 1H Stan Spunecn Zelma St. Jame:; Fritz Stanitzck Lori Stanmn TodJ Terpstra Rob Strinwn Bc.--cky Terwei!er Tom Staskiewkz Jc:-sica Staszkicwk~ Dave Tcunhscn Mclisha Tiiatche.r Kelly 1luiyer Doug & Dianne Thole Jeanne Thomas Evelyn Thoma:. Nkole Tiiomp:;nn Chris Thompson Se.nita Tlwmp~on Karen Tl1ompson Fred & Donn,1 Tiescnga Virginia & Lisa Tillman Roosevelt Tillman TornTilma GnryTimmcr Mcrct.."tles Tohe)· Luis Tonutis Janice Tompkins Rick Tormaln Carol Townsend Mike & Barb Traxler Helen Stefaniak Jay Steffen Cuhy Stcffc::Bob Sregmier Jim Stein Jeff Stcinp,ott Pac & Rick Sreinp(1rr Deborah Steketee Ftc<l Stella Thank You! The Cicy of Grand Rapids gratefully acknowledges the thousands of citizens who participated in the process of updating their Master Plan. Marvln Sii.:nkicwio: Shirley Siering Scott Sictscmn Helen Sibnes Cheri Simmons Alennc Simms S.mtlySimon Yvonne Sims Haprect Sinuh Mulrnni Keith Si~on j(l{" Skcndzd Peter SkileiBrent Slay Leonard Slot Timothy Sluircr Stan Stemple.ski Stan Sterk Cr::t~ Stevenson Marilyn Stewart Terry Stiemann John & Julie Sthl!r.. Gary StOl.'.kton Mark Stoddar<l Lloyd Stoll Julie Stoneman Amy & J(mathon Sroncr Stephanie Storts Bill Stough John Slusher Arlen Smirh Ted Smith Jane Smith JanwsSmirh N,ite Smith Mrs Strek Am:ida Srrickland Carol Scrothude Ray Stuart Ken Smith Ronald Smith Je:.~ka Smith William Smith JeffStumod Dennis Snirtc\"lnl Rick St11liv.m Tim Sullivan Tim Smith Catherine Sullivatl Debbie Smith Jnhn Sutherlin Easter Sutmn Tom Sutton Marra Swain Don & Bunny Swank Sarah Smith Rcg-gic Smith Mi,hael Smith Sandy SruckharJt Greg SunJstrmn Julie S:1rgc Louis S.1rogFrcd Sauer Kenneth & K,1thr)·n Smirh JdfSmith Henry Swart Santiago Ramire: Cynthia Savara Rebecca Smi1h Hoffman Kevin Rand Susan Rankir\ Nancy Sa\ kir Phil & Lavone Schaafsma Da1,iiJ D. Smith, AJA Bruce Smidwr..c Jeff & Kevin Sw,1rtz Steve Sweerbnd Mike Swift Lori Terpstra William Trcndt Chris Trevr.lhan Neil Trevisan lsna1_; Trnwbrid!!e Linda Troyer Chri!-o & Tom Truesdale Lydin Tuck Leroy T uckcr Norbert L. Tuma Megh:m Uir.sch Alnn Utter Sue U:::arski ZygfreJ Uzarski Vim Vallone Dave Van Dyke Rkhard Van Hafren Gordy Van Haitsma Tom Van Hammen Gordon Van Ham Maggie V.1n Houdt Nancy & Gnry Van lngcn Paul Van Komcn Marcia Vnn Poolen Bill Van Portfleet John Van 1i.1n~eren Thomas Van'r Hof Dave Van't Hof Jon VanAncwerp Randy VanDam Skip Vandenberg J.in Vandcr Meulen Rich;ml Vandcr Slik Shdley VanJer Vliet Cheryl Yan<lerhyde Debhie VanderHyJe DarrelJ V.inderKooi Craig VanderLende Ruth VandcrMaas Jim Vander::-chrif Kimhorly VanO-,k Gerrit Van Dyke Carol & Henry Van~ke Dick Vanl-lafrn Tammy Vantil & Ruth VanValkcnburJ? Jeff Yan Winger MD Dlm JilmC.-; Vau~hn Julie Veeneman Bob & Alyda Vecnsrr.1 Michrid Veenstra Francisco Vega Dorothy Velru;co Carnla.mutr Dennis Velk Dance Vencg.1s Steven Vt=nhuizcn Conrad Venema 0. Vemura. Rohen & David Verhey John & Dan Verhil Jim Veuvis Kim Villanueva Mar\· Villarreal Jamie Vinron Yolanda Visser Ted Vc;,nk Gary Voogt Todd Vriesenga Mark W,bckc Clare Wade Fritz Wah l(iclJ John Walborn Peter Walen L)nda Walker Mark Walker Gwen Wall:; Petl!r Walsh Shaun Walters William Walten. Levert Walton Jill Walton P Midiacl Wanroy Geof}.":e Wanry Ray Ward Alben Ware S(lphina Washingron Dwayne Watkins Deb Warson Andy Weatherhead Ron & Barb Weaver Brad Webb Lee Nebon Weber Jennifor Wcgcnt=r Tony & Shirley We.it:. Carol Welch Norm Welch Marie Wells Robert Weronka Steve & Kim Wcsrdorp Betsy & Jolrn We.,rman Lyle Wilcox Mikki Wilde Krh-tine \Y/ildeboer Krl3Wiley Steve Wiley Karen Wilhelm Mike Williams Linda William:; Juanira Williams Mary Alice Williams Jim Williams Jan Williams Rohcrta Williams Roger Williams Eric W. Williams Rosena Willinms Dalecsa Williams Ken Williams Don William$ Mark Wil5-0n Karen Wilson Phil Wils<)n ZocWil!-on Jodi WilterJink Jim Wiltjer Arian Winkelmann Jim Wimer-Tmurwine S1,mlcv Wisimki Mary Wismer Tom Wisne.ki Anne Wisnewski JQhn Wisniew~ki Mary Witkowski Heather Witte Tc<l Wohlford L1.ny,ee \Vong Lyndon W0<.xl Pauida Woodhull Bmjamin & Rohin Wooley Gabriel Works Sharon Worst Boh Wnrthin1-,rton Jerry & Evelyn Wrigh1 Laura Wright Brent Wybenga Mark Wybenga Jnhn Wynbeek Gordon Wyruma Eric Wynsma MMk Yns1 Kim Young George Young Connie YounJ? James Ypma Richard Zaagman Ron ZageJ M Zagumny Michad Z.1.harakos Dick Zahn Charles Zalewski Mikt= & Pam Zant John Zant Jnm~ Zarafoneitis DDS Jim Zawacki Gerald Zawistowski AmyWL'stra Tom Zelinski Lori Weyers John Wheeler Gerry Wh1.."Cler Danid limaitis Nancy White Jam~ White Bree Whitmore Fred Wicht Jack Wielhouwcr Marjorie Widsma Ken Wierenga Jon & Lori Wiersma Ron Wi,mum RobWiersum Steve Wicr:z:bit:ki Jam\!S Wigem Rick Zdmer Jeff Zimmerman Jerome Ziomlcowski Dan Zondervan Vi::rl Zu iclerveen Heidi Zukowski Mike Zuziak John Zw,,rensteyn Lavonne Zwan Bob Zyl:.rra Rachd Osborn Zylstra Our apologies w ,hose uhose names we may ha1..'( inndoc-rtantf)' omitted. • Page ix • Plan Grand Rapids • Acknowledgments �Funding Public Representatives Funding for the preparation of the Grand Rapids Master Plan was provided by: During the Master Plan process, the citizens of Grand Rapids were represented by the following: City of Grand Rapids Grand Rapids City Commission John H. Logie, Mayor Kurt F. Kimball, City Manager John H. Logie - Mayor Scott Bowen Robert Dean James Jendrasiak CITYOF GRAND RAPIDS FREY· FOUNDATIO N Frey Foundation The Frey Foundation is a family foundation committed to working together to make a difference in the lives of individuals, families, organizations and communities. The Right Place . & ~ i i : ~. /k")~~ THE RIGHT PLACE PROGRAM A REGIONAL ECONOMIC DEVELOPMENT ORGANIZATION A regional economic development organization founded in 1985, The Right Place Program is a regional, non-profit economic development organization promoting area economic growth through high-quality employment, productivity, and technology. To do so, the program focuses on retaining existing jobs, supporting local business growth, and attracting new businesses to the Greater Grand Rapids area. City of Grand Rapids Community Development Department with a grant from the United States Department of Housing and Urban Development, Community Development Block Grant Program. Lynn Rabaut Roy Schmidt Rick Tormala Grand Rapids Planning Commission Peter Carlberg Kim D. DeStigter Jim Doezema Shaula W. Johnston Patrick Miles, Sr. Janet K. Sanders John H. Stivers Marilyn Titche Robert Zylstra Daniel Gravelyn* James White* •fonn<r mem he, -----Master Plan Committee Eva Aguirre Cooper Mary Angelo Sandi Aten Nicole Ball Peter Carlberg Sam Cummings Rev. Robert Dean John Dice Nancy Dudley Dan Gravelyn Jay Hoekstra Jack Hoffman John Jackcoboice Jim Jendrasiak Rev. Charlie Jones Cindy Koning Jamie Malone Brad Mathis Roxie McGee Leigh VanderMolen Lee Nelson-Weber Lynn Rabaut Herbert J. Ranta Roberto Saenz Fred Sauer Yvonne Sims John Stivers Dr. Rick Sullivan Carol Townsend Shaun Walters Bob Zylstra Les Allen* Bett Burton* David Cassard* George Heartwell* Debra Holmes-Garrison* "fornrn r membt!r Plan Grand Rapids • Acknowledgments • Page x • �Project Innovations Business Associations Technical assistance in the preparation of the Grand Rapids Master Plan was provided by: JoAnna Trierweiler City of Grand Rapids Administration Jennifer Anne Metz Rebecca Smith-Hoffman Alger Heights Business Association Boston Square Business Association Burton Heights Business Association Cherry/ Lake/ Diamond Business Association Cheshire Village Business Association Crescon Business Association Division South Business Association East Fulcon Business Association Eascown Business Associarion Grandville Avenue Business Association Franklin/ Eastern Business Association Heartside Business Association Madison Square Business Association Michigan Street Area Business Association Monroe North Business Association Seymour Square Business Association Scockbridge Business Association Wealthy Street Business Alliance West Fulton Business Association West Leonard Business Association Technical Assistance Kurt Kimball - City Manager Eric Delong - Deputy City Manager Victor Vasquez, Jr. - Assistant City Manager Planning Department Staff William F. Hoyt, PhD. - Planning Director Jay Fowler, AICP - Assistant Planning Director Valdis Lazdins - Assistant Planning Director Suzanne M. Schulz, AICP - Project Coordinator Dale Fitz - Planner Alice Bushong - Planner Christopher Gray - Graphic Designer Jaden DeVogel - Photographer Barb Ellison Marv Lummen Kenneth Schilling, AICP Emily Kamara - Intern Eric Pratt - Intern The Right Place Program Rick Chapla - Urban Redevelopment Specialist Urban Redevelopment Council Past Perfect, Inc. Neighborhood Associations Alger Heights Neighborhood Association Auburn Hills Neighborhood Association Baxter Neighborhood Association Black Hills Citizens for a Better Community Crescon Neighborhood Association Eastgate Neighborhood Association East Hills Council of Neighbors Eascown Community Association Fuller Area Neighbors Fulton Heights Neighborhood Association Garfield Development Corporation Garfield Park Neighborhood Association Heartside Neighborhood Association Heritage Hill Association Highland Park Association John Ball Park Community Association Madison Area Neighborhood Association Midtown Neighborhood Association Neighbors of Belknap Lookout North East Citizens Action Association Roosevelt Park Neighborhood Association South East Community Association South East End Neighborhood Association Southwest Area Neighbors West Grand Neighborhood Organization West Grand Rapids Planning Committee West Side Connection AIA Grand Valley ArtWorks Interurban Transit Partnership Grand Valley Metropolitan Council Grand Rapids Public Schools Grand Rapids Information Network Neighborhood Business Specialists Program Public Museum of Grand Rapids Wade~Trim Nicholas P. Lomako, AICP, PCP - Project Manager Leah Hutko ~Wade-Trim Smith Group JJR SmithGroup JJR Constance C. Dimond - Principal Plan Author Mary Jukuri Kofi M. Boone Mike Kirk - ------- - - - - - - - - - - - -• Clare Wade Communications LLC Clare Wade •il;ll■I•• 1nnovat1ons~ ClareWade Communications • Page xi • Plan Grand Rapids • Acknowledgments �City of Grand Rapids Master Plan 2002 Adopted by The Grand Rapids Planning Commission on November 14, 2002. Accepted by The Grand Rapids City Commission on December 10, 2002. City of Grand Rapids Planning Department 300 Monroe Avenue NW - Room 920 Grand Rapids, Michigan 49503 616-456·3031 www.ci.grand-rapids.mi.us • Page xiii • Plan Grand Rapids �3.0, Great Neighborhoods ................. 27 3.1 3.2 3.3 3.4 - Introduction ............................................. 27 - Visions ...................................................... 28 - Plan Recommendations ........................... 31 - Objectives and Policies ............................. 43 4.0 , Vital Business Districts ............... 4 7 4.1 4.2 4.3 4.4 - Introduction ............................................. 47 - Visions ...................................................... 48 - Plan Recommendations ........................... 50 - Objectives and Policies ............................. 60 5.0, A Strong Economy ...................... 63 5.1 - Introduction ............................................. 63 5.2 - Visions ...................................................... 64 5.3 - Plan Recommendations ........................... 66 5.4 - Objectives and Policies ............................. 72 6.0 , Balanced Transportation ............. 75 Table of Contents 1.0 , Introduction ........................... Page 1 1.1 - Purpose ........................................................ 1 1.2 - Grand Rapids' Master Plan ........................ 2 1.3 - Guiding Principles ...................................... 4 1.4 - Process ......................................................... 6 1.5 - Community Participation ........................... 7 1.6 - Summary Task Descriptions ..................... 11 l. 7 - Participants ............................................... 20 1.8 - Plan Review and Adoption ....................... 20 2.0, Overview ............................. Page 21 2.1 - Introduction ............................................. 21 2.2 - Plan Contents .......................................... 22 2.3 - Future Land Use Map .............................. 22 2.4 - Themes ..................................................... 24 2.5 - Development Character ........................... 25 2.6 - Area-Specific Plans .................................... 25 2. 7 - Implementation ........................................ 25 6.1 6.2 6.3 6.4 - Introduction ............................................. 75 - Visions ...................................................... 76 - Plan Recommendations ........................... 78 - Objectives and Policies ............................. 86 7.0 , A City that Enriches Our Lives .. 89 7.1 - Introduction ............................................. 89 7.2 - Visions ...................................................... 90 7.3 - Plan Recommendations ........................... 92 7.4 - Objectives and Policies ........................... 100 8.0 , A City in Balance with Nature .. 103 8.1 8.2 8.3 8.4 - Introduction ........................................... 103 - Visions .................................................... 104 - Plan Recommendations ......................... 106 - Objectives and Policies ........................... 108 10.0 , Development Character ........... 117 10.1 - Introduction .......................................... 117 10.2 - Urban Design Vocabulary .................... 123 10.3 - Mixed-Use Overview ............................. 126 10.4 - Traditional Business Area in a Pre-World War II Neighborhood Context ............ 127 10.5 - Institutional Mixed-Use in a Pre-World War II Neighborhood Context ............. 130 10.6 - Industrial Mixed-Use in a Pre-World War II Neighborhood Context ............. 132 10.7 - School Reuse in a Pre-World War II Neighborhood Context ........................ 134 10.8 - Auto-Oriented Commercial in a Post-World War II Context ................... 135 10.9 - Higher Quality Medium- and HighDensity Residential Design .................. 137 10.10 - Green Space in the Central City ........ 145 11.0 , Area,Specific Plans .................... 151 11.1 - Introduction .......................................... 151 11.2 - Purpose .................................................. 152 11.3 - Planning Areas ...................................... 153 11.4 - Initiators and Partnerships ................... 153 11.5 - Planning Process ................................... 153 11.6 - Area-Specific Plan Elements ................. 154 11.7 - Adopted Area-Specific Plans ................. 155 12.0 , Implementation ........................ 15 7 12.1 - Introduction .......................................... 157 12.2 - Action Plan ........................................... 158 12.3 - Overcoming Barriers to Implementation ... 171 Glossary .............................................. 17 5 Index .................................................. 183 9 .0 , Partnerships ............................... 109 9 .1 9.2 9.3 9 .4 - Introduction ........................................... 109 - Visions .................................................... 110 - Plan Recommendations ......................... 113 - Objectives and Policies ........................... 115 • Page xv • Plan Grand Rapids • Table of Contents �.. Figures PAGE FIGURE PAGE Chapter 8.0 - A City in Balance with Nature l.a - Existing Land Use Map .................................................... I Lb - Master Plan Process .......................................................... 6 1.c - Putting the Pieces Together: Housing Diversity ............. 11 1.d - Opportunities for Change Map: Neighborhoods .......... 13 l.e - Concepts .......................................................................... 15 1.f - Draft Concept Plan: Suggested Plan Changes ................ 16 8.a - Environmentally Sensitive Lands Map ......................... 106 FIGURE Chapter 1.0 - Introduction Chapter 2.0 - Overview 2.a - Future Land Use Map .............................................. .. ..... 21 Chapter 3.0 - Great Neighborhoods KEY _J -:;::..- - -~- • •-- _J - - - =- ::J - --- _J - w----. ·11-11---. ai---111---,. __ ·-m-----11-- Figure 10.a - Neighborhood Character Types 3.a - Residential Densities Map .............................................. 33 3.b - Residential Density Categories ....................................... 33 3.c - Residential Densities by Neighborhood Type ................ 34 3.d - Pre-World War 11 Neighborhood ................................... 34 3.e - Post-World War II Neighborhood ................. .. ............... 35 3.f - Mixed-Use Neighborhood ............................................ .. . 36 3.g - Development Objectives for All Mixed-Use Areas ......... 37 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas ....................... .. .... 38 3.i - Neighborhood Characteristics and Preservation Tools/Strategies .......................................... 40 Chapter 4.0 - Vital Business Districts 4.a - Cores and Connectors .................................................... 55 4.b - Hierarchy of Mixed-Use Centers ................ .. .................. 56 4.c - Illustration of Neighborhood Mixed-Use Center .......... 58 Chapter 6.0 - Balanced Transportation 6.a- GVMC Long-Range Public Transportation Plan .......... 78 6.b - Transportation Framework: Transit Map ...................... 79 6.c - Transportation Framework: Streets Map ............. .......... 80 6.d - Transportation Framework: Non-Motorized ................. 85 Chapter 7.0 - A City that Enriches Our Lives 7.a - Examples of Riverfront Mixed-Use and Greenspace Design ..................... ..................................... 93 7.b - Greenway Connections Map .......................................... 94 7.c - Open Space Framework Map .......................................... 95 7.d - Parks Deficits Map .......................................................... 97 7.e - 2003-2007 Parks and Recreation Master Plan Goals ..... 98 List of Figures and Maps • Plan Grand Rapids • Page xvi • Chapter 9.0 - Partnerships 9.a - Neighborhood Associations Map ................................. 111 9.6 - Business Associations Map ........................................... 112 9.c - Future Regional Land Use Map ................................... l 14 Chapter 10.0 - Development Character 10.a - Neighborhood Character Types Map ......................... 120 10.b - Neighborhood Character Types ................................. 121 Chapter 12.0 - Implementation 12.a - Short-Term Implementation Action Plan ........................ 160 12.b - Action Plan -Theme Comparison ............................. 167 Maps MAE PAGE l.a - Existing Land Use ............ .. ............................................... 1 I.cl - Opportunities for Change: Neighborhoods .................. 13 l.f - Draft Concept Plan: Suggested Plan Changes ................ 16 2.a - Future Land Use .......... .. ................................................. 21 3.a - Residential Density .. ............ .. ......................................... 3 3 6.b - Transportation Framework: Transit ............................... 79 6.c - Transportation Framework: Streets ................................ 80 6.d - Transportation Framework: Non-Motorized ................. 85 7.6 - Greenway Connections ......................... .. ........................ 94 7.c - Open Space Framework .................................. .. .............. 95 7.cl - Parks Deficits ................................................................... 97 8.a - Environmentally Sensitive Lands .... .. ........................... 106 9 .a - Neighborhood Associations ......................................... 111 9 .b - Business Associations ................................................... 112 9.c - Future Regional Land Use ............................................ 114 10.a - Neighborhood Character Types ................................. 120 ll.a - North East Beltline Future Land Use ........................ 152 �Introduction --+/ ~ < 1~ 1 -- Purpose What is a Master Plan? A master plan is a set of long, LEONARD range objectives, policies and maps used to guide the growth and dev, elopment of a community. In general, the goals of a master plan are to: • identify existing conditions and trends, and the issues and opportunities they raise, as a basis for decision-making; LOW DENSITY RESIDENTIAL • clarify and gain consensus on goals and objectives for the future; • establish policies to manage change and to guide decisions about future land use 1 and development; MEDIU\1 LOW DENSITY RESIDENTIAL - MEDIU\1 DENSITY RESIDENTIAL - HIGH DENSITY RESIDENTIAL --,/--l--- - COMt,ERCIAL - OFFICE MXED COMMERCIALJRESIDENTIAL - INDUSTRIAL INSTITUTIONAL - PARKS AClRICUI.TUFIAL VACANT LDT - PARKINGLDT MEDICAL FACILITIES • provide the foundation for setting capital improvement priont1es, revising zoning regulations and developing other implementation tools. Land can be used for ~ v:iri~cy of purposbi , for exampll' ho using, bu:;inehlie.~ o r p:irks . llu: 1 Masta Pion recommend~ rhe t'ururl' use of land wirhin the city. - - t - --flH_e:;; 36T~ H- t - - - - - ,-T • Page 1 • 44TH 1----- Plan Grand Rapids • Introduction - Chapter 1 �· 1~2 - Grand Rapids' Master Plan A master plan looks comprehensively at the range of factors that influence the physical development of a community. It establishes a citywide policy framework that provides dear direction for the future, while maintaining enough flexibility to respond to a variety of situations and changing conditions. A master plan establishes the type, density and character of development that is appropriate in different areas of the community, including where new development should occur and where resources should be directed to revitalize or reuse already developed areas. A master plan also identifies important natural and cultural resources to be protected and provides a framework for determining where streets and other public infrastructure will be needed. Purpose of a Master Plan Planning is a process for reaching carefully considered decisions about what we want the future of our community to be. A masrcr plan has multiple purpose:;. Plan as Vision • To reach consensus on, document and communicate the outcomes the community wants ro achieve. • To serve as a catalyst for private sector invesrmcnts that support those outcomes. Plan as Blueprint • To rranslare the vision into land use and transportation patterns that can be used as the bas is for zoning and for funding infrastructure impro\'ements. Plan as Strategy • To describe the tools the comm un ity can use to encourage desired private inwstment (both ''carrots" and "sticks"}. • To coordinate city programs, policies and funding to support desired outcomes. Chapter 1 - Introduction • Plan Grand Rapids l During tlw r lan n inJ.: J'nKe:IS, i.,-,urs that w ere no t Jircdh rdart>J ro tlu· Ma.~rcr Pl.in wc re rcconk.J .mJ rorw11rJ d ro apprupriarecicycfopartmcnt.. , and 0.1mm11niry Rt..~ ,u n:e Team.-. (CRT.,). • Page 2 • While a master plan typically looks 20 years or more into the future, it must be re-assessed and updated at regular intervals. Grand Rapids' last Master Plan was adopted in 1963. Although the city has been continuously involved in planning (and the Master Plan has been amended many times), the community's vision for the future had not been comprehensively evaluated for a very long while. This updated Master Plan records the community consensus on a new vision for Grand Rapids. That vision covers a broad range of topics that are important to qua lity of life (for examp le, schools, public safety or job training); however, the Master Plan focuses primarily on those land use, development and infrastructure issues on which city policy can have a direct impact. 2 This is because the Master Plan is used by the Planning Commission, City Commission and city staff as a guide for day-to-day decisionmaking in: • developing and applying policies and regulations (for example, zoning and other ordinances, guidelines and area-specific plans that describe what kinds of development can occur where); • approving (and/ or suggesting modifications to) development proposals; and • assigning resources for capital investments and programmatic initiatives. The Master Plan is also an important vehicle for communicating Grand Rapids' policies for the future to adjacent jurisdictions as the basis for coordinating land use, open space and transportation decis ions. Just as importantly, the Master Plan communicates expectations and preferences about future develop- �ment to property owners, developers and business people. As a result, the Master Plan can serve as a catalyst for change by introducing new ideas and development models. It can also eliminate much of the "guesswork" from the development approvals process. It is important to remember that the public sector can help to encourage and guide investment; but it is the private sector - from individual homebuyers to major corporations and institutions - that will actually make investment happen. A clear understanding of what the citizens of Grand Rapids want, and how the city administration intends to support and manage development, will establish a more predictable climate for investment and encourage economic development. Smart Growth Principles - The people of Grand Rapids have embedded the principles of Smart Growth in their Plan for the future. 1 Next Steps e1oNARD The completion and adoption of the Master Plan is a significant milestone. But the process of implementing the Plan - through the many public and private decisions that influence the health and character of the city's neighborhoods, business districts, economy, and the natural and built environment - is the real hard work. This will require: • a clear understanding of plan recommendations; Principles of Smart Growth* • leadership of elected and appointed officials; What's Special about this Master Plan? While master plans share many common elements, each one is tailored to meet the particular needs of the city for which it is developed. It should reflect the values and visions of the citizens who participated in the planning process. The following characteristics distinguish the Grand Rapids Master Plan: Public Involvement - The Plan is a citizen-driven effort based on extensive community participation. Development Character - The Plan goes beyond broad, citywide policies for land use and transportation to make the quality and character of development a major planning consideration. Downtown and the Balance of the Community The Plan builds on previous planning for the future of the Downtown area, but focuses its attention on the balance of the community. Utilities -The Plan establishes a framework for utilities master planning to be undertaken in 2002, but does not include specific utilities recommendations. (A separate, comprehensive utilities plan will be completed in 2003.) • coordination and commitment of city staff; • Strengthen, and direct development towards, existing communities. • cooperation of developers, investors and the business community; • Mix land uses. • continuing participation of concerned citizens and community groups. The process of developing a master plan identified the need for more detailed work on a variety of topics. First and foremost is the need to revise the city's zoning ordinance to be consistent with, and to implement, plan recommendations. In addition, the preparation of area-specific plans that translate the Master Plan into more detailed recommendations for land use, transportation, open space and development character are anticipated. Other follow-up initiatives range from the development of an inventory of environmentally sensitive areas to the development of design guidelines that promote the compatibility of new development with the character of existing neighborhoods. • Encourage compact development patterns and building design. • Create a range of housing choices and opportunities. • Provide a variety of transportation choices. • Create walkable and accessible neighborhoods. • Foster distinctive, attractive development with a strong sense of place. • Preserve farmland, open space, natural beauty and critical environmental areas. • Encourage stakeholder and community collaboration. • Make development decisions predictable, fair and cost effective. *AJuptcJ from The Smarr Urowth Network • Page 3 • Plan Grand Rapids • Introduction - Chapter 1 �1~3 , Guiding Principles 1923 Master Plan '1f ":"--'"\,;,_ ., )il'Ali' A.'. ,u.~ ~ ~ 11\tL, ''L\li ~- City of Grand Rapids Master Plans This Master Plan is the city's third comprehensive land use plan. The city's first plan was developed in 1923 by Harland Bartholomew and the City Planning Department. The second plan was completed by J. Paul Jones, Planning Director, and his staff in 1963. Nearly forty years later this new Master Plan builds on past lessons learned and looks towards the future with great optimism. The four-decade time span between each plan provides an interesting perspective in changing planning philosophies and community goals as each clearly reflects the thinking of its time. Ma'iter Plan Planning Philosophy 1923 ......................... City Beautiful Movement I 963 ......................................... Urban Renewal 2002 ........................... Urbanism (New or Old) City Beautiful Movement - Urban spaces were intended to reflect culture, art and beauty during the early part of the 20th century. The creation of city parks and gathering places was important. By virtue of the city's beauty and quality oflife, an ever increasing number of residents would be attracted to Grand Rapids. This school of thought combined with the wideChapter 1 - Introduction • Plan Grand Rapids spread use of mass transit (buses, interurban lines, rail) envisioned a green, walkable, dense, and transit-friendly city. Urban Renewal-A number of ideas within the 1963 Plan sought to drastically change the landscape of the core-city. The general philosophy was "out with the old and in with the new". The central city was viewed as blighted and in need of modernizing. At the same time, the federal highway system was rapidly being developed. As a result, a number of historic and cultural resources were lost within the city and newly developed areas of the city were built for easy automobile access. Urbanism (New or Old) - New Urbanism espouses the values of centuries-old traditional urban design to create, or re-create, communities. Ironically, many of the recommendations of the 1923 Master Plan closely reflect the values and ideas of Grand Rapids' citizens in 2002. The concepts of sense of community, civic space, walkability, mixed-use, transit-friendly design, housing variety and a reduced dependency upon the automobile are central to both plans. • Page 4• Early in 2000, Mayor John H. Logie appointed a 31member steering committee to guide the preparation of the city's Master Plan. The Master Plan Committee selected a consultant team, helped to develop the planning process and worked with city staff and the consultants to maximize community participation and to shape the content of the Plan. In spring 2001, the Committee established the following guiding principles for their work. These principles influenced both the planning process and the content of the Plan; they also establish benchmarks for implementation. Partnership We make decisions and accomplish our plans in an open, inclusive and collaborative manner. We empower people to contribute their ideas, work toward consensus and take responsibility for achieving a shared vision of the future. We work in partnership - neighborhoods, businesses, investors, non-profits, institutions, schools, city government and surrounding jurisdictions - to capitalize on the synergy of pooled resources and expertise. Leadership We count on our community leaders and decisionmakers to contribute to our vision and work creatively and aggressively to make it a reality. Our leaders encourage the early involvement of affected parties in developing appropriate planning strategies. They help us focus on shared goals to manage change. �Choice Access We honor the diversity of our community by providing choices in housing and neighborhood types, transportation modes, shopping and job opportunities and recreational and cultural offerings. We are committed to creating a pedestrian-friendly city that also provides convenient connections over longer distances. We support transit, but we also need a quality roadway system that minimizes negative traffic impacts. We manage parking so that its impact on the pedestrian scale and visual quality of our city is minimized. Economic Health We understand that our city's ability to attract and retain business, jobs and households is the economic engine that drives investment in new development and the improvement and reuse of older areas of the city. Our city's economic health also determines our fiscal capacity to provide public investments and quality public services. We recognize the importance of broadening access to economic opportunity for all our citizens. Balance Sustainability We care about the environment, the availability of resources for future generations and the integrity of natural systems. We aspire to the Hannover Principles (Page 105). The choices we make will protect natural resources, capitalize on existing infrastructure and honor the principles of Smart Growth. We support actions that conserve the cultural and physical heritage of our community. La Grande Vitesse by Alexander Calder on Calder Plaza. We recognize the importance of maintaining a balance between economic (and job) growth, neighborhood preservation and environmental stewardship. We are committed to protecting and improving the valued characteristics of our central city while encouraging change that will make the best use of vacant and under-used land and buildings. We support a balanced transportation system that offers attractive alternatives to automobile use. Quality We believe that quality in the design and maintenance of private development and the public realm makes a difference to the quality of our lives. We support design approaches that honor context, compatibility, authenticity and the human scale. We support maintenance strategies that keep our city clean, green and safe. • Page 5 • Plan Grand Rapids • Introduction - Chapter 1 �PHASE I - WINTER 2001 PHASE 2 • SPRING 2001 PHASE 3 • FALL 2001 PHASE 4 • WINTER 2001-02 PHASE 5 • SUMMER 2002 FALL 2002 Forum '5 ReW!Wof Draft Plan -----l-U•&-n.~i..., ~ID~~ Master Plan Process This diagram illustrates the master plan process. This extensive public involvement effort relied on public input twice <luring each pha.se. The first engagement effort asked people abou1 their issues and opinions; the second time asked <lid we hear you corrcccly? Are we headed in the right direction! The Plan will direct rhe land use decisions of the Planning Comm iss ion and City Com mission. Figure 1.b .. Master Plan Process Phase 3 .. Concepts for Change The master plan process officially began on January 8, 2001. This extensive public involvement effort relied on public input twice during each phase (Figure l.b - Master Plan Process - Page 6). The first engagement effort asked people about their issues and what they thought; the second time asked: Did we hear you correctly? Are we headed in the right direction? The planning process was structured in five major phases that included the following tasks: Phase 1 , Issues and Opportunities • Strengths, weaknesses, opportunities and threats (SWOT) analyses • Community profile • Develop preliminary ideas for translating visions and prioritizing opportunities for change into a citywide approach to land use and transportation • Concepts for change workbook and meetings Phase 4 , Guidelines for Change • Sample development guidelines (principles of the quality, character and compatibility of development) • Special studies Phase 5 .. Plan Recommendations • Draft plan report Phase 2 , Opportunities for Change • Visions • Public hearing • Map locations where changes in land use or development are anticipated, desired or feared Chapter 1 - Introduction • Plan Grand Rapids • Community review • Page 6 • • Adoption �1~5 - Community Participation The planning process was designed to maximize citizen involvement and to gain consensus on plan recommendations. Hundreds of meetings held throughout the planning process were attended by more than 2,500 residents, business people, employers, property owners and institutional representatives. Community participation was structured to balance the need to take the planning process to the people and the need to bring people from across the city together to share perspectives and confirm citywide directions at key milestones. 1.5 .1 . . Area, and Interest, Specific Workshops At the start of the master planning process, over 120 outreach meetings were held to identify area-specific values and issues. Neighborhood and business organizations were asked to identify strengths, weaknesses, opportunities and threats (SWOT analyses) relating to their areas. Focus group meetings were also scheduled with various interest groups (i.e., major employers, environmental groups and developers) to get their special perspectives. As planning progressed, additional outreach meetings were held in different city sub-areas to identify and discuss opportunities for change, to review concepts for change and to evaluate special studies that illustrated how plan recommendations might be applied in four specific areas. These area- and interest- specific workshops allowed participants to share information, identify key issues and evaluate possible planning solutions. The Master Plan process was designed to gain consensus on plan recommendations. • Page 7 • Plan Grand Rapids • Introduction - Chapter 1 �PLAN GOT PLANS? GRAND RAPIDS 1.5.2 . . Community Forums At key milestones in the planning process community forums were held to encourage people from different parts of the city to share their perspectives and to solicit feedback on how accurately citizen input was being synthesized and interpreted. In addition to the community forums, in February 2002 a citywide workshop was held to help define the content of development guidelines for mixed-use, higher density residential development and green space in the central city. Nearly 100 people participated in the one-day workshop. Five community forums, each attended by 125 300 people, focused on the following tasks: Chapter 1 - Introduction • Plan Grand Rapids How would you like to see Grand Rapids change in the next 20 years? • Tell us on Tuesday, March 20th, at the first Master Plan Community Forum called "Visioning". Tiiat's wben you and other people who live and work all over the city can put your heads together to help shape Grand Rapids' future • Find out how people view our City. Whntare its bright spots? What could be better1 • Build on those ideas. In 20 year·, what shou ld Grand Rapids offer to people who liw, work or visit here? Plan ahracl! Join u, ar Cenrrnl ~ High School on Tuc,day, Man:h 20th at6,00rM Park in u .. .. die lots on I.yon Street or at - .,, ~ ~ Ciry Iligh/Middlc. Please enrer thron~h the main front doors fadni, FounroinStreer GRAND l\Al~DS P-=--=-IAN 11,e parking lot at Fountain Street and Prospect Awnue NE and the ""'" • ntranccwill be res<-r,-rd for the disabled. Questions? Ple-JJ;e call us at (616)456-3031 or go to: www.cl.grand-rapicls.mi.us. Share your ideas on June 19 at Community Forum #2 called "Opportunities for Change." • Join interested citizens as we look at Grand Rapids like a puzzle. Let's identify those areas that need a new "piece" of development. • Think about how the puzzle pieces of our community could be reworked to fit differently, function better and improve our quality of life. • Where do opportunities for change exist 1 • How should these areas be prioritized? • Which changes are most important? Goe Pia•." ' Join u, on June 19 ~ school is ADA •cccs<ible. All from 7:00- 9:00PM W,will be Plan Grand Rapids events are merrin,ri at Union I llgh 11 •• •• open to the public.Questions! School, 1800 Tn,mon1 NW, ~ CallrheCitYofGrand Rapids (betwe,n Bridg,• S=r and l~onningll,11arrmcncar(616) Leonanl Srrrcr NW, one hlor.k 456-3011 or vieir the wob at east of Covell A\.\:nud 11,c rn\ANl)RAPU::6 www.ci.~rancl-rapids .mi.us. PLAN TUESDAY, MARCH 20, 2001 · 6,9PM TUESDAY, JUNE 19, 2001 · 7,9PM CENTRAL HIGH SCHOOL - 421 FOUNTAIN NE UNION HIGH SCHOOL - 1800 TREMONT NW Community Forum #1 Community Forum #2 Tasks: Prioritize beliefs and issues from SWOT analyses; develop visions for the future for priority topics. (March 2001) Tasks: Review, amend and prioritize opportunities for change ideas gathered from area-specific workshops. 0une 2001) • Page 8 • �MAKE PLANS! PLAN ON IT! On November 15, we 'II be talking about "Concepts for Change" the fitst draft of ideas for Grand Rapids' new Master Plan. • Should we ... Attract more people to live in Grand Rapids 1 Reconnect the Grand River to the West Side 1 Build walkable neighborhood centers! Create a competitive city! • Have we listened to the community! b everything in the right place! ls anything missing! • Community Forum #3 is the halfway point in the planning process. • Help set the direct ion for the future! Time is runnineout! • On Tuesday, March 26 at Creston High School we will be drawing Grand Rapid/ future at Community Forum #4 called "Guidelines for Change". • What will be the contents of the Master Plan! • How will proposed changes in the City happen and what will they look like! • Test community goals and apply the tools we have learned to four special areas of the City! • Have we listened? • After tomorrow, there will be only one citywide meeting left to provide input on the Plan! Make Plans! Join us on. ~ attrn<lanyPlanGrnnd Rapids Navcrnbc..r 15 at Ottawa Hills evenr. Question!.! Phont I li~h Srhool (south side ol u .. .. (616)456-3646 or llnd our Burton SC, bt""rwecn ~ neAA-lctter (in English an<l Kalamazoo & Plymouth). Spanish) at: \\ww.cl.grandEmrance is ADA .1cce-sihl<'. rapids.mi.us under Plannin~ E~nc 0, aiY.'a',':) v.-l'kOmC' to GRANO RAP'l[.6 Ocparonenr, Maste-r Phln. Plan On lt 1 Join us on Tuesday, March 26 at Creston High Sehool, 1720 P~LAN •.-.,'.;; Plainfield NE. Entrnnce is ~ w"w-w.ci.grand~raplds.mi.us ADA accessible. E...,,rvone look under the Planning is always wekomt> to ntte1,d GRAND RAJ'llli Department, Master Plan. THURSDAY, NOVEMBER 15, 2001 · 6:30-9PM OTIAWA lilLI.S H.S. - 2055 ROSEWOOD SE TUESDAY, MARCH 26, 2002 · 6:30~9PM CRESTON H.S. ~ 1720 PLAINFIELD NE ~ any Plan Grand Rapids event. Queuions? Phone ·;. 456-3646 or go to the web PLAN IT'SAPLAN! For the first time in 40 years, a new Draft Master Plan for the City of Grand Rapids will be unveiled to the public on TI1Ursday, September 12. • You are invited to th.: fifth and final Community Forum for Plan Grand Rapids. • Tell us what you think about the Draft Master Plan and Future Land Use map, both developed from ideas proposed by hundreds of Grand Rapidians! • You can also view the Draft Master Plan at www.ci.grand-rapids.mi.us, City Planning Dept. and librar ies. ITS A PLAN' Join us on ~ begins at 5PM, Master Plan Thursday, September 12 at presentation at 6PM the Van Andel Museum •;f1~·; ·;. Entranc-e is ADA accessible. Center, Public Museum of ~ Everyone is always welcome Grand Rapids, 272 Pearl to attend. Questions? Street NW. Open house ORANDRAPI.C6 Phone (616)456-3031. PLAN TIIURSDAY, SEPTEMBER 12, 2002 · 5-7PM PUBilC MUSEUM OF GRAND RAPIDS · 272 PEARL SI: NW Community Forum # 3 Community Forum # 4 Community Forum #5 Tasks: Review and discuss modifications to the concepts for change draft plan (suggested in area-specific work hops). (November 2001) Tasks: Help to define the parameters for a series of four special studies that wou ld illustrate how preliminary plan recommendations could be applied. (March 2002) Tasks: Review/ comment on draft master plan recommendations, objectives and policies; sample development guidelines and implementation recommendations. (September 2002) • Page 9 • Plan Grand Rapids • Introduction - Chapter 1 �1.5 .3 , Neighborhood and Business Associations Updcites on the Plan were broadcast on numerous tele, 1ision and radio stations. crrY OF l3FIANO ~ 1.5 .4 , Public Relations llastel'Plan A broad variety of tools and techniques were utilized to inform the public about the master plan and to solicit their involvement. The goal of the planning process was to ensure that everyone within the city had the opportunity to participate and be heard. Listed below are a number of the methods used to increase public awareness. Mam Mosle<Plan eoom, .. Oweech Meetings Pt.ticatioos "'°"'"' -nMO'I CffYttlMtU - Within the City of Grand Rapids there are more than 30 neighborhood associations and 20 business associations. Community Development Block Grant (CDBG) monies supported the involvement of these organizations by funding staff time, copying costs, newsletters and meeting supplies. The involvement of these groups proved to be invaluable. The knowledge and experience of community organizers and Neighborhood Business Specialists Program staff allowed the public to become more informed about the master plan and increased levels of public involvement in the planning process. Regular meetings were held with organizers to provide updates, receive feedback and obtain their opinions on next steps in the process. \/ltff'OH t f f Y ~ COlffilll."TU. ~ UU-HtWlt 11ll>'S , _ .,...,.,u ..:J A Plan Grand Rapids website was developed that provided a complete digital information resource regarding the Master Plan. Plan Grand Rapids Newsletter - Four newsletter issues were released during the process to inform the community about upcoming meetings and where to find information. They also provided a feedback loop about what the consultant team/planning staff had learned during each particular planning phase. News Coverage - Clare Wade Communications, Inc. worked with various media contacts and developed press releases and calendar listings. Master Plan articles appeared in the Grand Rapids Press, Advance, El Pulso Latino, Grand Rapids Times, The Paper, Chapter 1 - Introduction • Plan Grand Rapids • Page 10 • Grand Rapids Business Journal, MiBIZ and Grand Rapids Magazine. ln addition, tories concerning the plan were broadcast on numerous television and radio stations. Advertisements -All major planning events were advertised in the Grand Rapids Press. Ads also appeared in the Advance, Grand Rapids Times, El Pulso L-itino, El Vocero and El Hispano. A public service announcement, broadcast on major networks, was aired prior to Community Forum #3. In addition, billboards were used to advertise forums. Grand Rapids Information Network - Five video segments that described the planning process were developed and aired on the City of Grand Rapids' cable broadcast channel, the Grand Rapids Information Network (GRIN), on a bi-weekly basis. Minority Outreach - Special efforts were made to reach out to the L-itino and African-American communities of the city. Bilingual materials were developed, translators made available and special meetings held with a group of Spanish speaking women, called Mujeres Unidas. Special meetings and presentations were held in predominately African-American churches and neighborhoods; flyers and posters were used to increase awareness. Libraries - A binder containing critical master plan information was provided at each of the seven Grand Rapids Public Library locations. Website - A Plan Grand Rapids website was developed that provided a complete digital information resource regarding the Master Plan. Master Plan Committee minutes, scope of work, project schedule, press releases, newsletters, community meeting notes, community forum results and documents prepared as part of the planning process (such as the Concept Plan Workbook) were posted on the web. �1~6 -- Summary Task Descriptions Tasks in the first three planning phases served as building blocks that defined the direction, development and refinement of the Master Plan's content. Each of these tasks is briefly described below and key findings are summarized. Figure l.c - Putting the Pieces Together: Housing Diversity - Page 11 illustrates how one idea - housing diversity - was developed through the sequence of tasks. 0 Figure Le , Putting the Pieces Together: Housing Diversity How one idea has been developed through the steps of the planning process: Winter 2000 Issues/Beliefs "Housing choices should be made available to people of different income levels and ages." Vision (Forum #1) Spring 2001 "A city with a diverse base of housing rhar integrates housing for people of all incomes." 1.6.1 .. Phase 1: Issues and Opportunities Integrated Vision "Grand Rapids' neighborhoods will provide a variety of housing choices to appeal to the varied tastes and lifestyles of its diverse citizenry. Many neighborhoods will be especially proud of rhe mix of housing they pro- SWOT Analyses City Planning Department staff, Neighborhood Business Specialists Program staff and neighborhood organizers facilitated 120 meetings with residents and business owners across the city to identify .strengths, weaknesses, Qpportunities and threats (SWOT). This information was summarized into a series of beliefs (strengths and opportunities) and issues (weaknesses and threats) under 11 topic headings 3 : vide for people of a variety of incomes and lifecycle stages." Opportunities for Change (Forum #2) • Undeveloped land • Vacant/infill sites • Adaptive reuse of existing land • Upper stories of business district buildings Fall 2001 -Concept Plan Workbook (Forum #3) • sustainable environmental design; • Great Neighborhoods: Neighborhood choice, preservation tools • Population Growth: Alternative housing models • Balanced Transportation: Mixed-use, transit-oriented centers • what makes great older neighborhoods; • Mixed-Use: Community character types • what makes great newer neighborhoods; • Economy: Housing choice • housing choices; Winter 2002 • diversity; Development Guidelines • business/ job opportunities; • Mixed-Use Development • neighborhood businesses; • getting places/ moving people; • streets, alleys and sidewalks; • parks and green spaces; • Higher Quality Higher Densiry Housing Spring 2002 • Special Studies (Forum #4) • South Division Corridor • Plainfield/Leonard • 28th/ Division • regional responsibility. • West Side (Seward ro River) 1The su m m,1 ry of hd icfa fo r Ci\..:h of chcs1.' topics is presenrcJ in sul,sCc'\)uenr "t heme" ch.tpten,. • Page 1 I • Plan Grand Rapids • Introduction - Chapter 1 �Community Profile The consultant team prepared a profile of existing and projected conditions to provide an expanded perspective on the issues and opportunities facing Grand Rapids. This information is documented in a separate volume (Community Profile, July 2001) and addresses the following topics. Regional issues are identified in the Community Profile. Regional Context - A regional plan of future land use prepared by the Grand Valley Metropolitan Council (GVMC) and the major themes of GVMC's 1994 Blueprint Report are described. Additional regional is-sues are identified: economic polarization; population growth patterns and urban sprawl; transportation planning; water and sewer service; the environment; the Grand River; stormwater management. Existing Land Use - This section provides a statistical profile of existing land use in Grand Rapids, describes existing land use patterns and compares existing land use with zoning. Ten key land use is-sues - from the future use of vacant lands to the revitalization of older neighborhoods and commercial corridors - are identified. Community Character - Five existing neighborhood types are identified based on development patterns and visual character. These character typologies are described and mapped. Utilities - This section provides an overview of the city's sanitary sewer system, water system, stormwater management system and solid waste disposal. As noted earlier, the city's sewer and water master plan is being updated. Demographics - This section discusses trends for population and households, employment and industry, development and property taxes and retail sales and potential. 4 ~At rh c time this t\l;l.lu:nion was undertaken only limited in fo rm:uion wa.., avatlabll! frnm chc 2(X)Q U.S. Census. Chapter 1 - Introduction • Plan Grand Rapids Environment- Information on natural resources and sensitive environmental areas within the city's bound- • Page 12 • aries is extremely limited. Tb.is section suggests three major environmental themes: urban sprawl, stormwater management and greenway planning/ stream corridor protection. Transportation - An overview of the transportation network and long-range transportation planning, in the Greater Grand Rapids Area - including streets and highways, public transit, air, rail, bicycle and pedestrian systems - is provided. Recreation - This section provides an inventory of recreation facilities and programs; national park and recreation planning standards; and existing recreation planning efforts as inputs to an update of the Grand Rapids Park & Recreation Master Plan that was prepared concurrent with this plan. 1~6~2 , Phase 2: Opportunities for Change Visions At the initial community forum, the summaries of beliefs and issues were reviewed and additions were encouraged. Participants selected a topic to work on and prioritized its beliefs and issues. Then they developed statements and images that described a vision, or preferred future, for Grand Rapids. The vision statements developed at Community Forum #l addressed the following issues: • urban sprawl; • balanced transportation; • automobile alternatives; • energy use and waste minimization; • pedestrian friendly streets and neighborhoods; • absentee landlords; • code enforcement; • housing choice; �• neighborhood appearance; • speeding traffic/traffic calming; • litter and trash; Figure 1.d , Opportunities for Change: Neighborhoods • youth and minority representation in business/ neighborhood organizations; 3MILE_ I -----.. •-·1 Li r-..i • uncertainty concerning reuse of business/ institutional buildings; • job opportunities; r-·i ,I., • alleys, street paving and maintenance; 'J • fac;:ade design in business areas; .,- i • quality of neighborhood schools. i. .. L.... • l ... _,.,_.,,j KNAPP ....! i L-~-1 t,,,,,._t ! ;_,., i•.. - ... - .•- .. _ .. _ .. ,l L • recreation opportunities for youth; • park design for usability; and i.-"L.L..., ! I • walkable business districts; • green space as gathering places and to protect natural resources; i l • vacant/underutilized buildings and land; • streetscapes; : 3MILE • crime/drug activity; • parking enforcement; 4MLE --·•...-... This change map (one of six) represents areas of change for neighborhoods, as identified by the community. --2°BFUEN ,. j - i i j I ,-··-·_; ! Mapping Locations Participants at seven area-specific meetings across the city identified and mapped nearly 400 specific opportunities for change that were combined into citywide maps and tables listing anticipated, desired or feared changes in six categories: - • neighborhoods; - • neighborhood business districts; • neighborhood centers (addressing both neighborhoods and business districts); • economy; • transportation; and • parks and green spaces. OPPORTUNITIES FOR CHANGE -+--t- EXISTING AAIL TAADmONAL BUSINESS AREAS '._ ~ POTENTIAL CENTER • NEIGHBORHOOD CENTER 36TH • - VIUAGE CENTER 2 !I tJ, SUB · REGIONAL CENTER ~--- r--1- ~~ 44T.!:!_ I ! - - - -~-L-·- -·- -·~·~1'!........ I • Page 13 • -- - - Plan Grand Rapids • Introduction - Chapter 1 �• At each meeting, participants were asked to identify the top priority change opportunities in each category. This information was synthesized into more general types of opportunities for change for discussion at Community Forum #2. Here, participants confirmed (and added to) the types of opportunities for change and identified those considered most important to the future of the city. The results are summarized below. • Manage institutional growth for neighborhood compatibility. Transportation • Provide transit improvements. • Provide bike improvements. • Protect, sustain and revitalize neighborhoods. • Provide pedestrian improvements. • Improve compatibility between residential and non-residential uses. • Provide traffic calming. Parks and Green Space • Preserve natural/green areas. • Encourage appropriate infill housing in older neighborhoods. • Preserve existing parks. Neighborhood Business Districts/Centers • Create pedestrian and bike connections • Establish/preserve public spaces. This information helped to give focus to both the concepts for change and guidelines tasks (see below). • Reuse specific buildings for retail or other business use. • Encourage building repair, renovation and fac;:ade improvement. • Adaptively reuse commercial buildings for office, housing or mixed-use. • Emphasize traditional business district character. • Expand parking and improve its appearance. Economy • Make the Grand River a centerpiece of the economy (for example, by the addition of housing and mixed-use). Chapter 1 - Introduction • Plan Grand Rapids • Support small business. Neighborhoods • Address possible school closings and building/ property reuse. People from throughout the city came to Community Fomm #2 at Union High School to discuss Opportunities for Change. • Convert existing industrial, commercial and institutional buildings to alternative uses. • Page 14 • • Maintain existing parks. 1.6.3 .. Phase 3: Concepts for Change Ten outreach meetings were held across the city to present preliminary ideas for translating the community's vision and priority opportunities for change into a citywide approach to future land use and transportation. A workbook describing and illustrating seven basic concepts (Figure l.c - Concepts Page 15) was cl istributed in advance of the workshops. These concepts were intended to be bold, to spur discussion and begin debate; they include: �Great Neighborhoods - All Grand Rapids neighbor- • hoods can be places where people choose to live not leave. Figure 1.e .. Concepts • Components of the ideal neighborhood. • Three broad neighborhood types in Grand Rapids. • Neighborhood conditions and related preservation/ revi tali zation too ls. Population Growth - Grand Rapids can accommodate a growing population, but goals for population growth and related housing strategies are needed. • The opportunities (from vacant land to infill). • The benefits of growth. • Alternative housing types and densities. Balanced Transportation ~ ~ --------------- ~ ~ The Grand River System Balanced Transportation - We can create a more balanced transportation system emphasizing improved transit service, walkability and connectivity. Adopting a transit-oriented, mixed-use development approach to creating neighborhood, village and subregional centers can be a major step in acting on this commitment. A Diverse, Sustainable Economy • Regional transit planning. • Location of job centers. Mixed Use • Transit-oriented mixed-use centers. • Possible hierarchy of mixed-use centers. Great Neighborhoods Mixed-Use - Mixed-use development can make our city more walkable, convenient, diverse and vital - if we provide standards that demand a high quality of design and management. • Benefits of mixed-use. • Varying scales of areas. • Neighborhood character types, a basis for urban form guidelines. • Page 15 • Plan Grand Rapids • Introduction - Chapter 1 �Figure 1.f .. Draft Concept Plan: Suggested Plan Changes The Grand River System - The Grand River can be re-emphasized as the key to understanding the city's past and planning its future . • Riverfront land use changes to open space and mixed-use. r • US-131 connections. • Primary open space network. A Diverse, Sustainable Economy - Job creating/revenue producing initiatives can be balanced with quality of life/revenue consuming initiatives to ensure a diverse economy and fiscal sustainability. • Mixed-use. --- -. • Industrial use. • Education and health care. _I • Housing choice. • Quality of life. Regional Interface - The interelationship between the city and the region can be recognized in all planning decisions. • Urban Metro Subregion meetings. At Community Forum #3, Concept Plan changes suggested in the preceding workshops were reviewed and confirmed (Figure l.f - Draft Concept Plan: Suggested Plan Changes - Page 16 and Community Response to Concept Plan Workbook sidebar - Page 17).These changes were incorporated in preparing a draft future land use map and plan text. Unmapped suggested plan changes • Connect the South Beltline to 1-196 to the west of the city to reduce traffic on West Michigan Drive. • Add proposed bike routes/bike plan. • Identify and propose irtl)rovements to city gateways. '' : ~ - Cff"'- □ ~I= D M1w-v,,,. D D ~ ex1~=~·· 0 C-~Cltio~S..,~ kr...,p,,Sptc,,,-J~ m.Lido.ir"'-1 Tni.d,~ ~111,.-,'> o,6rrlet 12) ~f..,..,..i~ T~ ne,,.,. l/i."~C.,,.,100 y~~~vTCC =•·3 - ~~:ll{Rti-ttl%~·~ Chapter 1 - Introduction • Plan Grand Rapids t"' """"'1tc.- Ex,~l'..P~'-1::i f•,"P',..,;r.,;.,./q.,,~ • Page 16 • • • Ill . �Balanced Transportation • Promoting people-centered, rather than car-centered de\'elopment patterns (walkability). • Emphasizing transit. PLAN GRAND RAPIDS Community Response to Concept Plan Workbook Overall, the community's response to the concepts for change workbook was very positive, but important revisions to the concept plan (a preliminary draft of the official Future Land Use Map) were also identified. © In general, the community liked the following ideas: Great Neighborhoods • Maintaining a choice 111 neighborhood types. • The idea of tying neighborhood self-assessments of physical condition to suggested preservation/ revitalization tools and strategies (including restricting conversions of single-family homes to multifamily occupancy). Developing guidelines for renovation and new development that ensure compatibility with the character of the existing neighborhood context. ~ 'cl There was divided opinion about other ideas: Population Growth • Pursuing the concept of transit-oriented, mixed-use development. • Capitalizing on vacant land, unassembled large lots and agricultural land to accommodate population growth and expand housing choices. • Creating boulevards on 28'h Street and Michigan Street. • The benefits and costs of population growth. Mixed-Use • Concern about growing for growth's sake without improving quality of life. • Encouraging a mix of uses (and a mix of housing types, resident ages and incomes) in mo t neighborhoods. The Grand River • Developing "urban form" rules and performance standards ro promote compatibility with context and among the use mix. • Planning for the eventual re-design of US-131 as an at· grade, urban parkway to reconnect the West Side to the Grand River Emphasizing mixed-use in areas that are already predominantly non-residential. Grand River System • A transition from industry and heavy commercial to open space and mixed-use on the riverfront. • The creation of a framework of greenways and trails. • Adding parks and open spaces. Diverse, Sustainable Economy • Restructuring land use along the 28 th Street corridor to include housing and more green space and to improve walkability. • Planning for the future growth of educational and health care anchors. • Expanding housing choice. Regional Interface • Cooperation on regional transportation, utilities, economic development, environmental and land use issues to control sprawl. ® People didn't like the following ideas: Population Growth • Expanding medium-density residential and institutional development on the south side of Knapp, east of Ball. • Incorporating medium-low-density and medium-density residential development around proposed neighborhoodscale transit-oriented developments at Leonard and Plymouth (northeast) and Lake Michigan Drive and Collindale (northwest). Balanced Transportation/ Diverse, Sustainable Economy • Extending Plymouth Road to connect to Knapp, north of Leonard and extending Ball to connect between Aberdeen and 3 Mile. • Planning for the future expansion of industrial use along South Division and on Michigan east of the East Beltline. • Meeting with neighboring jurisdictions on shared planning issues. • Page 17 • Plan Grand Rapids • Introduction - Chapter 1 �1.6.4 - Phase 4: Guidelines for Change Sample Development Guidelines Throughout the planning process, it was clear that people in Grand Rapids were as concerned about the quality and character of development as they were about what kinds of uses and densities were proposed for different locations. As a result, it was agreed that the preparation of sample development guidelines should be included in the Master Plan. Feedback from the second and third forums helped to define priority topics for this task. These topics included: Mixed-Use - how to maximize the compatibility between different uses, densities and building types. Four situations were addressed in the context of the city's older neighborhoods: Sample development guidelines illustrate how to increase compatibility and preserve neighborhood character. • infill development and parking in a traditional business area; • institutional mixed-use; • industrial mixed-use; and • reuse of a school site. In addition, guidelines were recommended for improving the visual quality and walkability of autooriented strip commercial development. Higher Quality, Higher Density Residential Development - how to encourage medium- and high-density residential development that is located and designed to complement existing development patterns. Green Space in the Central City - how to provide more green space in already developed areas. Preliminary materials were developed and used as the basis for discussion in a one-day workshop. Nearly 100 people participated in shaping the content of the guidelines (See Chapter 10 - Development Character - Page 117). Chapter 1 - Introduction • Plan Grand Rapids • Page 18 • Special Studies Four specific locations within the city were selected for special study to illustrate and test how concepts for change and sample guidelines might be applied in preparing more detailed development plans. These selected special study locations are listed below. South Division Avenue and 28 th Street - This special study illustrated how an auto-oriented commercial intersection could be redeveloped as a mixed-use, transit-oriented development (mixed-use center) at a village scale. Two alternatives were developed to illustrate future development potentials if the existing rail line was abandoned and if it was retained. Plainfield Avenue and Leonard Street - This special study also illustrated how an auto-oriented commercial area can be re-structured as a mixed-use, transit-oriented development. This area connects new mixed-use development in the North Monroe area (south) to the Creston Business District (north). Improved pedestrian/bicycle connections between the Grand River, adjacent mixed-use areas and inland neighborhoods were also illustrated. West Side/ Seward Avenue. This special study illustrated how the Near West Side could be reconnected to the Grand River without major reconstruction of US-131. In addition, it suggests how new mixed-use development, both on the riverfront and inland, can be structured to capitalize on these improvements, as well as reinvestments in Downtown. and the North Monroe area. South Division Avenue - This special study illustrated how South Division Avenue, between Wealthy Street and the Cottage Grove industrial corridor, could be restructured to: • create a neighborhood-scale mixed-use, transitoriented center at Division and Franklin; • improve Campau Commons public housing area; �• reconnect the residential areas located to the west of Division to the balance of the South East Community Association (SECA) neighborhood to encourage reinvestment; • provide transitions between industrial and residential areas; and • create a gateway to Downtown. The special studies were reviewed by stakeholders in each area. In general, the illustrative ideas were well received. In the South Division area, however, neither business or resident groups supported the ideas illustrated in the special study drawing. As a result, this special study has not been included in the Master Plan supplement. (The three remaining special studies, and the comments received on them, are presented in Supplement B). South Division Avenue and 28th Street Special. Study (above) and Plainfield Avenue and Leonard Street Special Study (riglu). j • Page 19 • Plan Grand Rapids • Introduction - Chapter 1 �1~ 7 ~ Participants Community involvement has been a cornerstone of the planning process and many people have played a role in the preparation of the Master Plan. Citizens The Master Plan process was based on community participation. Residents, business people, employers, property owners, developers and representatives of area institutions and non-profit organizations participated in area-specific workshops, focus groups and citywide Community Forums. Over one thousand people who gave their time, energy and insight in shaping of content of the Master Plan are listed in the acknowledgement section of this plan. Master Plan Committee Members of the Master Plan Committee, chaired by Jack Hoffman and co-chaired by Eva Aguirre Cooper and Dr. Rick Sullivan, provided countless hours of volunteer time over the 30 months during which the study process was planned and conducted; and draft materials were prepared, reviewed and revised. Their expertise and varying perspectives provided valuable guidance throughout the planning process. Planning Commission Three Planning Commissioners served on the Master Plan Committee and city staff briefed the Planning Commission as a whole at regular intervals on the progress of the planning process. City Staff Planning Department and the Parks and Recreation Department staff played especially important roles in the planning process. In addition, all city employees were invited to participate in regular management forums to discuss the progress of the Master Plan. Chapter 1 - Introduction • Plan Grand Rapids • Page 20 • Consultants A team of consultants with extensive professional experience in community planning, urban design, neighborhood improvement, meeting facilitation and media relations provided technical assistance throughout the planning process. The consultant team was lead by SmithGroup ]JR of Ann Arbor and Wade-Trim of Taylor MI. Funders The Grand Rapids Master Plan was funded by a grant from the Frey Foundation (with grant administration provided by The Right Place Program) and the City of Grand Rapids. 1~8 ~ Plan Review and Adoption In August, 2002 a Draft Master Plan was released for public review and comment. A copy of the Executive Summary was mailed to everyone who participated in earlier phases of the planning process, and copies of the full text were available for review at many locations. Participants were also invited to attend a final community-wide forum. The participants attending the forum provided feedback to facilitators and were asked to complete a comment card. On September 26, 2002, the Grand Rapids Planning Commission held a public hearing on the Draft Master Plan. About eighty people attended. For each comment received, a formal response was provided and several changes incorporated into the plan. The revised Master Plan was presented to the Planning Commission and, as authorized by Public Act 285 of 1931 and Chapter 62 of the city code, adopted by the Grand Rapids Planning Commission on November 14, 2002 as the Master Plan for the City of Grand Rapids. �Overview-+--~ Figure 2.a .. Future Land Use Introduction _ _ _ _µ 3.!!!M~lE:.....-__/ The Master Plan establishes the type, character and density of development that is appropriate m different areas of the community, including O'BRIEN where new development might occur and where resources should be directed to revitalize or reuse already developed areas. It also provides a framework for identifying important natural and cultural resources MEDIUM LOW DENSITY RESIDENTIAL - MEDIUM DENSITY RESIDENTIAL - HIGH DENSITY RESIDENTIAL - OOMMEFCIAL - OFFICE - MIXEDUSE to be protected and for determining what public investments in streets and other DOWNTOWN - TRAD A - Near Downtown B - RI\/Brfront C - Near Downtown Institutions D - Corridor Residential and TBA Connectors (see text) E - Commercial infrastructure will be needed. - INDUSTRIAL :_ ', POTENTIAL CENTER • NEIGHBORHOODCENTER • - VILLAGE CENTER SUB- REGIONAL CENTER INSITTUTIONAL 44TH - I PARKS/ CEMlcTERIES I • Page 2 I • Plan Grand Rapids • Overview - Chapter 2 �--- ---- 2~2 -- Plan Contents The Master Plan contains both text and graphics to present the visions, objectives and policies that are used to guide the growth and development of the community. A series of Figures (maps, images and tables) are included to illustrate how written recommendations should be translated into future land use and transportation patterns. Important maps include: • Future Land Use Map (see Figure 2.a - Page 21) Process The Master Plan process was designed to maximize community involvement and to gain consensus on Plan recommendations. Community parti, • Transportation Framework Plan: Transit (see Figure 6.b - Page 79) • Transportation Framework Plan: Streets (see Figure 6.c - Page 80) • Open Space Framework Plan (see Figure 7.c - Page 95) While these recommendations are presented on separate maps for clarity and readability, they are interrelated and should be considered cumulative. cipation was structured to balance the need to take the planning process to the people and the need to bring people from across the city together to share perspectives and confirm citywide directions at key milestones. In each step of the planning process, community input helped to define the direction and refine the content of the Master Plan. Chapter 2 - Overview • Plan Grand Rapids 2~3 -- Future Land Use Map The Future Land Use Map (Page 21) is the most complex of the maps included in the Master Plan. lt presents the geographic framework for realizing the development themes described throughout the plan, and illustrates: • • • • • generalized lan<l use; residential density; mixed-use areas; traditional business areas; and neighborhood, village and sub-regional centers. • Page 22 • It is important to note that the Future Land Use Map illustrates general development patterns and is not intended to define land use on a lot-by-lot basis. These more detailed land use decisions will be made as the city's Zoning Ordinance is revised in response to the Master Plan. Many Grand Rapids neighborhoods are strengthened by the diversity of uses contained within them. Smaller scale non-residential uses can co-exist compatibly with housing. For this reason, institutional uses, like neighborhood schools and churches, have only been identified if they occupy an area greater than about three acres. Similarly, a number of minor commercial areas are not shown on the Future Land Use Map. While these areas offer important neighborhood services, and opportunities for business growth and employment, great care must be taken to insure that the scale of development in these areas is compatible with the character of the traditional development pattern in the neighborhood. The Future Land Use Map illustrates: Residential Areas - Areas where the predominant land use should be residential in character. These areas are also mapped by density, as follows: • • • • Low-Density ...... ......... Less than 5 units per acre Medium Low-Density ...... 5 to 9.9 units per acre Medium-Density ........... 10 to 14.9 units per acre High-Density .............. 15 units per acre or more. For additional information on residential densities, see Chapter 3- Great Neighborhoods - Page 27. Mixed-Use Areas - Areas that are suited for a mixture of uses rather than a single use. These areas are mapped according to the following functional classifications: �A. Near Downtown B. Riverfront C. Downtown and Near-Downtown Institutions D.Corridor Residential and Traditional Business Area (TBA) Connectors E. Commercial Mixed-Use Areas For additional information on mixed-use areas, see Chapter 3- Great Neighborhoods - Page 27, Chapter 4 Vital Business Districts - Page 4 7, and Chapter 5-A Strong Economy - Page 63. Traditional Business Areas - Existing commercial areas that can be organized as compact retail/mixeduse cores linked by higher density residential/mixeduse connectors and are designed at the neighborhood scale. For additional information on traditional business areas, see Chapter 4 - Vital Business Districts - Page 47. Mixed-Use Centers - Areas designed to encourage the restructuring of existing commercial areas as compact, walkable centers that include a mix of commercial, civic and residential uses and serve as a focus of a neighborhood or larger market area. • Neighborhood Centers • Village Centers • Sub-Regional Centers For additional information on mixed-use centers, see Chapter 3 - Great Neighborhoods - Page 27, and Chapter 4 - Vital Business Districts - Page 47. Other Areas - Areas where the predominant land use is either commercial, office, industrial or institutional in character and which serve their respective traditional functions. The scale of the symbols used to depict traditional business areas and mixed-use centers are intended to indicate the classification and function of the area and not the size of the area so designated. The text of the plan and additional area-specific plans should determine the exact boundaries of these areas. Encouraging a mix of uses in some parts of the city is a critical plan recommendation that addresses many of the seven themes. The development objectives that apply to all mixed-use districts are presented in Figure 3.g - Development Objectives for AH Mixed-Use Areas - Page 37 and a description of the purpose and recommended uses for several types of mixed-use development are presented in Figure 3.h - Purpose, Recommended Uses and Special Considerations for MixedUse Areas - Page 38 and Figure 4.b - Hierarchy of MixedUse Centers - Page 56. More information about each of these land use classifications is contained in the subsequent chapters. • Page 23 • View of the West Side of Grand Rapids looking towards Downtown. Plan Grand Rapids • Overview - Chapter 2 �with the objectives of improving transit, making streets more walkable and creating a system of bike routes. The visions, objectives and policies presented in Chapters 3 through 9 present the Master Plan recommendations organized around seven themes: Great Neighborhoods Great neighborhoods are the foundation of a great city; they are the physical and social expressions of community. Every neighborhood can be a great neighborhood by building on its own assets and special character. 0 Vital Business Districts Vital business districts are critical components of a livable city and a strong economy. Great neighborhoods and vital business districts also go hand-in-hand; one cannot succeed without the success of the other. The choices that are made in locating and designing business districts are also important factors in creating a walkable city and supporting transit. G 1 Photo courtesy of ArtWorks Expanded Visions 2001 youth apprenticeship program. A Strong Economy City government must help to foster a strong economy so that Grand Rapids' residents prosper, and revenues needed to provide important urban services and amenities are available. The citizens of Grand Rapids recognize the importance of continuing business and institutional investment, but seek to balance economic growth with priorities for neighborhoods, the environment and the quality of development. 0 Balanced Transportation 1ArtWorks photos arc hein~ used in Chapters 3-9 of the Master Plan to illw1rrntl' rhc: Jiver::;iry an<l vitality of our city's ncighborho<xls. ArtWorks, a nonprofo organization, employs yuurh ages 14 to 21 in year round arts-related WlHk experiences. ArtWorks parmers wich local :ms organlzations ro hire profoSliion.il artists and yourh ages J4 to 21 to produce artwork for public in!:,tallation, performance and publication an<l for sale through local galleriei;. The youth, callcJ apprentice ~rtists, have a unique opporrunity to earn a payrhec:;k by creating original visual, e Grand Rapids' citizens support the coordination of transportation and land use decisions to reduce dependence on the automobile, provide choice in travel modes and to balance the needs for automobile and truck access literary, media and performing: arc. Chapter 2 - Overview • Plan Grand Rapids • Page 24 • A City that Enriches Our Lives e The quality of life in Grand Rapids plays an important role in determining whether people will choose to live, shop, work and spend leisure time in the city. Many factors influence quality of life, including schools, environmental quality, open space and recreation and the attractiveness of the built environment. The Master Plan focuses on the Grand River, open space, the city's heritage and urban design as important quality of life considerations. A City in Balance with Nature People in Grand Rapids support planning approaches that protect natural resources, capitalize on existing infrastructure and honor the principles of Smart Growth. This chapter highlights plan recommendations that provide an alternative to sprawl, promote balanced transportation, protect valued natural resources and better manage stormwater runoff. 0 Partnerships The planning policies that guide development in the metropolitan region will significantly influence Grand Rapids' success in achieving important planning objectives. In addition, collaboration among city departments, residents, property owners, businesses and institutions will be essential in bringing the Master Plan's recommendations to fruition. Both regional and community partnerships are needed. S �2~5 -- Development Character Because the quality and character of development is as important to the citizens of Grand Rapids as the overall patterns of future land use, Chapter 10 - Deve~ opment Character - Page 117 presents sample development guidelines. These guidelines address the following topics: • mixed-use; • higher quality and, higher density residential development; • green space in the central city. These guideline topics were selected from a much longer list of candidates suggested by community input throughout the master planning process. In part, the guideline examples were chosen to help clarify key master plan recommendations (mixed-use, alternative models for new housing development) and to augment others (open space network, walkable streets, stormwater management). The examples provi<le a template for developing guidelines on additional topics in the future. Among the most important of these additional topics are guidelines for protecting the valued characteristics of existing neighborhoods. As starting point for this effort, a preliminary map of five neighborhood types, with descriptions of their distinguishing characteristics, is provided in Chapter 10 - Development Character - · 2~6 -- AreaSpecific Plans Chapter 11 - Area-Specific Plans - Page 151 describes a recommended process for the development and approval of area-specific plans as potential future amendments to the Master Plan. These area-specific plans will build on the Master Plan recommendations to provide more detailed land use plans and development guidelines for proposed mixed-use areas. It is also anticipated that area-specific plans will be prepared for many of the city's neighborhoods, especially where revitalization is a priority. 2~ 7 -- Implementation Implementation will be achieved over an extended period through the cooperative efforts of the public, private and non-profit sectors. Chapter 12 - Implementation - Page 157 presents an Action Plan with 12 action items to achieve the promise of the Master Plan. The Grand River is an economic development and qualir;y of life asset. The Plan encourages a change in land u.se along the riverfront from industry to open space and mixed-use. l Page 117. The principals of urbanism are prot•iding new models for crearing mixeduse centers at the neighborhood, tii!lage and sub-regional scale. • Page 25 • Plan Grand Rapids • Overview - Chapter 2 �Great Neighborhoods 3 ~ 1 ~ Introduction Great neighborhoods are the foundation of a great city; they are the physical and social expressions of community. Grand Rapids' citizens are concerned about the physical quality of their neighborhoods the housing stock, convenience to shopping and services, streets, open spaces and overall appearance. But because it is the people who live in the city's neighborhoods who ultimately determine the sustainability of investments in brick and mortar, Grand Rapids' citizens are also concerned about the quality of public education, jobs and job training, strong neighborhood organi, zations and collaborative decision,making. • Page 27 • Plan Grand Rapids • Great Neighborhoods - Chapter 3 G) �3 .2.1 .,. Housing Diversity Grand Rapids' neighborhoods will provide a variety of housing choices to appeal to the varied tastes and lifestyles of its diverse citizenry. Downtown housing, lofts, second story apartments in neighborhood business areas, historic districts, older core city neighborhoods, single-family subdivisions, senior housing and newer apartment and condominium housing will all be available. Many neighborhoods will be especially proud of the mix of housing they provide for people of a variety incomes and lifecycle stages, as well as the availability of churches, parks, shopping and schools within easy walking distance. Why Are Great Neighborhoods Important? The citizens of Grand Rapids expressed the following beliefs in what makes a great neighborhood. • Diversity helps to build strong neighhorhoods. • Housing choices should be made available to people of different ages, ethnicity and incomt levels. • Neighborhoods should be convenient to shopping, jobs and other services. • Neighborhoods should have strong public and/ or private local schools. • It should be easy and comfortable for someone to take a walk in their neighborhood. • Neighborhoods should be blessed with strong local churches. • Neighborhoods should have a particular character and sryle of housing. • Strong, active associations should neighborhoods. represent • Neighborhoods should be good places to raise a family. • Good city services and facilities help build strong neighborhoods. • New homes should he built on vacant lots (where appropriate). • It is good when business people also live in the neighborhood. T he fundamental physical elements of an ideal neighborhood, that reinforces these beliefs, include walkable streets, human-scale blocks, a variety of housing choices, usable public space, an identifiable center and definable edges. Every neighborhood within the city has the potential to be "great". Some neighborhoods hold more of the pieces to the puzzle than others, yet with appropriate strategies and a clear vision for the future every neighborhood within the city can he a place of choice that offers a quality living environment. ---- G) Chapter 3 - Great Neighborhoods The Master Plan kick-off ei•ent was held at the Grand Rapids Public Museum. One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. • Plan Grand Rapids • Page 28 • •• •• •• •• • .. .. . .. ~ a, Topic: t,1ol-1'8il'\~ C,~.;Gc.~ -- ~ Issue: Lir,\1kl, J..;~ ,-.-#..-¼re f' ~, / L , c i ~ Q o1,11er.se . I.. ~ ~It# (KS~ ~ of hoi.ui ~ s-tJ kl +h:vt iri +e1=-t<;J hotA.6 i l1J .for- --~-o/;/e o-1- a f I incoMtS and <3e.ner11. ~ pricle i11 our Cc>JY1/111A. n i l:J. ~ ~ Vision Statement \ \ ·~ .--. .. . , , __..A I ' Picture/Symbol ; ; . . . . . ; ; . . ; . . . _ _ ; _ - - - ' - ' - - - - - - - - - Wade-Trim TNm �3.2.3 , Committed Home Owners, Landlords and Tenants Home ownership for all income, racial, ethnic and disability groups will increase in many neighborhoods that have low rates of owner occupancy. Effective affordable housing and homebuyer assistance programs will help first time owners to achieve the American Dream. Grand Rapids will succeed in ensuring that rental housing is also a neighborhood asset. Landlords in our city will be responsible business professionals who maintain their rental properties to provide safe and decent homes that are also viable investments. Both landlords and tenants will be actively involved in their neighborhoods. They will be recognized for, and proud of, the contributions they make to neighborhood quality. 3.2.2 .. Urban Heritage We will capitalize on the urban assets of our older neighborhoods to make them the location of choice for households of all sizes, ages, incomes and races. The architectural character, compatible mix of uses, convenience and walkability of these areas will be reinforced by rehabilitating existing homes and businesses and carefully designing new infill development. Housing codes will also be important to the success of older neighborhoods. Because standards for quality and maintenance will be clearly expressed, supported by consensus and equitably applied, they will inspire all property owners to invest in their neighborhoods and take pride in their unique characters and values. Ef't\~r ~ Vision Statement +.. m\Mfi~ ....,l ~t.nf"'~ ~ if\'iMWc,....,.."''"'Pi rc. 0 d,\,.-u~c. c.,,,.,,,.fiffl;+y; e11btoa·n~ - "''°""'"'"" •-,,-,. neifborin\l !'l'l\no,i+'I ~•"P' - ' M\p> en"',. es_.... 1 ........ ~ "" ....... ....., -+""'11 ~ ~o~-..,~ Vision Statement ~ ~(jj .~ ~ ;~ ~~~~( ( ,..-- 0, Pictu _ _ _S ........_--r-t---:fl+--,:-- • Page 29 • Wade--TiimTNm 3.2.4 .. Collaboration and Community Grand Rapids will be a city of inviting neighborhoods because caring and committed residents, landlords and business people will work together to maintain public safety, private property and public spaces to create an outstanding quality of life. Neighborhoodbased planning and collaborative problem-solving will inspire a sense of mutual respect, shared responsibility and pride within each of the city's neighborhoods. Partnerships between neighborhood residents, business people and institutional leaders will take much of the uncertainty and conflict out of planning for new development and the reuse of existing buildings. Plan Grand Rapids • Great Neighborhoods - Chapter 3 Q �3.2.5 .- Quality of Life '½. Dream of a Beautiful City - That is already on the way to realization... The Grand Rapids of the future, a city of convenient thoroughfares, handsome structures, sightly bridges and splendid river esplanade, a city which by virtue of its beauty and advantages will attract an ever increasing number of residents." Neighborhood streets and alleys will be well lit, safe and clean. We will emphasize the importance of people-friendly, tree-lined streets in our neighborhoods by slowing traffic, maintaining space for pedestrians and accommodating cyclists. The quality of the public realm - including streets and other gathering places - will allow residents to enjoy their neighborhoods and foster the informal social interaction that creates a sense of community. A Plan for the Future Growth of Grand Rapids. 1923 - Page 11. "People are the reason for the development of cities. People are the reason for the development of plans. A study of people, their attributes, their habits, their ethnic composition, their desires, their use of the natural resource of land and the relation of these land uses to each other forms the basis for any realistic development proposal. In developing the Master Plan, these considerations have been paramount. The end objective of the plan is to develop an environment conducive to the best distribution, density and movement of people in their daily pursuits. In short, the entire master plan seeks to develop a city for the people which will give them the maximum freedom and the minimum of control through a realistic appraisal of the needs of all the people." ~ Topic: ~ _ls_su_e_:_ _ _ _ _ _ _ __ Vision Statement 3.2.6 .- Quality Education Strong schools will also be a focus of community in our neighborhoods. Backed by residents, parents and businesses, the schools will provide clean, safe, upto-date buildings and equipment. We will make it a point to publicly honor the accomplishments of welltrained teachers and hard-working students; steadily improving achievement test scores will be a testament to our community-wide commitment to quality schools. Grand Rapids Master Plan, 1963 - Page 24. Posters are from the first Master Plan Community Forum held at Central High School in March 2001. Q Chapter 3 - Great Neighborhoods • Plan Grand Rapids • Page 30 • �3.3.1 . . A Competitive Housing Location Based on past trends, demographers predict that Grand Rapids will be home to a decreasing percentage of the region's households, and a decreased overall population, in the next 20 years - even though the region's population will continue to grow. The city needs a stable or growing population, and a balance of household incomes, for several important reasons. More Revenue - More people living in Grand Rapids means more income tax revenue. Each additional person also brings the city $150 in state revenue sharing annually. Moreover, a growing population drives a strong demand for housing and usually results in increased property values and property tax revenues. These revenues allow the city to provide important services and amenities. Grand Rapids has a dit,e-rse housing stock. 3~3 ~ Plan Recommendations Plan recommendations focus on: • making Grand Rapids a competitive housing location; • providing a choice of neighborhood types, each with an expanded range of housing opportunities; • coordinating the location of higher density residential development and transit routes; • encouraging continuous neighborhood reinvestment; and • improving walkability. Grand Rapids' Neighborhoods Grand Rapids neighborhoods offer people of all ages, incomes and lifestyles a broad array of choices. For the city ro remain healthy, it must compete with outlying suburbs for residents. There will always be a group of people who choose to live in a rural environment; surrounding townships and villages can provide this option. Many people, however, cite the benefits of urban living and find it attractive; including reduced commuting times, convenience, culntral events, affordability and sense of community. A variety of interesting demographic and housing trends have emerged withm past ten years, most notably: More Places to Shop - Residents provide the buying power within the city to support the kinds of retail and service offerings people would like to have in or located conveniently to - their neighborhoods (for example, grocery stores). • 72% of the households in the Grand Rapids metropolitan region are comprised of non-traditional households, including young adults, young married couples without children, single-parent families, empty nesrers and seniors. Stronger Schools - More households with children can help to support neighborhood schools. Better Transit - More people living within walking distance of transit can help to increase ridership and support expanded/ improved service. • 40 % of Americans living in an apartment do so by choice, nor because of financial situation. A More Sustainable Regional Growth Pattern Accommodating a greater proportion of the metropolitan region's growing population within existing developed areas means less sprawl and its associated impacts. Grand Rapids should take steps to ensure that the city increases its appeal within the larger metropolitan region as a residential location of choice for many • Page 31 • • Between 2000 and 2010, households without children are expected to grow by 19% nationally; nonfamily households will increase 17%; and the traditional family with children is expected to decrease by 3%. • Households earning $50,000 or more have been the fastest-growing segment of the apartment marker between 1997-2001. ,._ Plan Grand Rapids • Great Neighborhoods - Chapter 3 . Q �Housing diversity attracts man:y different types of households. • types of households. Like many other core cities, Grand Rapids is home to a disproportionate share of the region's lower income population. While quality affordable housing for these residents is essential, the city must also be able to attract middle and upper income residents to maintain a diverse population and a balance of household incomes. Because of its diversity, history, architecture, convenience and rich cultural and educational offerings, Grand Rapids has a competitive market advantage over the typical suburban subdivision in appealing to non-traditional households. These households, including young adults, young married couples without children, single-parent families, empty nesters and seniors, now make up almost 72% of the households in the Grand Rapids metropolitan region. By providing housing choices and neighborhood environments that appeal to these segments of the housing market, Grand Rapids can achieve a sustainable balance in household demographics. Grand Rapids can also strengthen its appeal to all households - and especially families - by ensuring that the city is safe, clean and green and by working to improve quality and choice in K-12 education. 3.3 .2 , A Choice of Neighborhood Types One of Grand Rapids' greatest assets is the choice of neighborhood types the city offers. The existing characters of these neighborhoods should be protected by encouraging new development (and rehabilitation of existing buildings) to maintain overall existing patterns of density and sensitivity to the existing context in site planning and architectural design. In addition, Grand Rapids should encourage new mixed-use development that distributes higher density housing in smaller increments throughout the city and offers housing choices with special appeal to non-traditional households of a range of incomes. G) Chapter 3 - Great Neighborhoods • Plan Grand Rapids • Page 32 • l Residential Densities Existing Densities - The predominant existing residential density in the city's older (pre-World War II) neighborhoods is medium-low (MLOR); however, significant areas have also been developed at medium (MOR) and high (HOR) residential densities. In contrast, the predominant existing residential density in newer neighborhoods (post-World War II) is low (LOR); but there are a substantial number of medium-low (MLOR), medium (MOR) and high (HOR) development areas in these neighborhoods, as well. These finer grain patterns of existing residential densities across the city are represented in Figure 3.a Residential Density Map - Page 33 and Figure 3.b - Residential Densities - Page 33. Proposed Densities - The Future Land Use Map (Figure 2.a - Page 21) generalizes the existing pattern of residential densities to make the map easier to read. This should not be interpreted to mean that reductions in existing residential densities in a particular neighborhood (or on a particular site) are recommended. Instead, the Master Plan proposes that overa II existing patterns of residential density be maintained and that all density transitions be incremental, rather than abrupt. The Master Plan recommends that older (preWorld War II) neighborhoods be protected and revi ta l ized, rather than encouraging wholesale redevelopment at higher densities. Similarly, in newer (post-World War II) neighborhoods, where development pressure on vacant and agricultural land and unassembled large parcels is likely to be felt in the future, new residential development is recommended at densities consistent with what exists today. This residential development must be located and planned to protect sensitive natural areas (see also Chapter 8 A City in Balance with Nature - Page 103). In proposed mixed-use areas, medium-low (MLOR), medium (MOR) and high (HOR) residential densities are �Figure 3.a .. Residential Densities Figure 3.b - Residential Density Categories Low-Density Residential (LOR) 1-4.9 dwelling units/acre Medium-Low-Density Residential (MLDR) 5-9.9 dwelling unzts/acre I : ,: ! ·: >,', / Residential Densities Medium-Density Residential (MDR) 10-14.9 dwelling units/acre Legend Non-residential 1-5 upa 1111 111110-15 llll 5-10 upa upa 15+upa . p ~ Boundary between preand post World War II neighborhoods High-Density Residential (HDR) 15 or more dwelling units/acre • Page 33 • Plan Grand Rapids • Great Neighborhoods , Chapter 3 Q �Figure 3.d, Pre,World War II Neighborhood G) Chapter 3 - Great Neighborhoods • anticipated, with an average medium residential den- • A mix of densities, and of rental and owner-occusity overall. It is important to note that, in almost all pied housing, can be a neighborhood asset; allowing cases, the higher density residential development in households to progress through life cycle stages proposed mixed-use areas will replace existing indus(single, young married, raising a family, empty nest trial and commercial uses, rather than encroaching and retired) while remaining in the same part of the on existing low-density housing. city. The way density and housing tenure are managed, however, makes a difference. For example, some older neighborhoods have experienced the converFigure 3.c, Residential Densities by sion of single-family home to multifamily occupancy. Neighborhood Type Where parking is inadequate to support this inNeighborhood Type LDR MLDR MOR HOR creased density and, especially, where landlords do Pre-World War II xx X not provide adequate management and maintenance X Post-World War II xx X X X of these rental properties, conversions often have a Mixed-Use X xx X destabilizing influence on property values. This can be compounded by the limited financial ability of XX- predominant overall density LOR - Low-Density Residential nearby retired and/or low income home owners to MLDR - Medium-Low-Density Residential provide the maintenance needed to keep homes in MOR - Medium-Density Residential good condition. HOR - High-Density Residential Neighborhoods with alleys are common in some --------+ - . pre-World War II neighborhoods of Grand Rapids. Pre--World War II Neighborhoods Alleys are key to the functioning of older and rediscovered new urban neighborhoods. The problem is Characteristics - Older (pre-World War II) neighborthat many alleys have been neglected or have fallen hoods offer pedestrian-scale, tree-lined streets; a fineinto relative disuse. The result is that alleys often grained mix of housing types and densities; appealing become unattractive, forgotten areas that accumuarchitecture and the convenience of nearby shopping late junk, become attractive for crime or are districts, civic institutions and job centers. These underutilized. Commerce and services that used to older neighborhoods generally have small blocks occur in alleys now take place in the streets. This defined by a grid pattern of streets (Figure 3.d - Preputs an unusual burden on the streets in front of World War II Neighborhood - Page 34). Most pre-war houses or businesses and contributes to the probneighborhoods include a range of residential densilems of overuse and overcrowding on the street~. ties. Medium- and high-density apartment buildings are often located at intersections on major streets, Recommendations - The Master Plan recommends with medium-density duplexes providing a transition that overall existing densities in pre-war neighborto single-family homes on small lots. Many pre-war hoods be maintained and that rehabilitation of exneighborhoods also include a mix of uses, with shops isting structures and new infill development be and other small businesses located on major streets. encouraged. Instead of converting single-family This mix of uses works well, as long as non-residenhomes to multifamily use, higher residential densitial uses are small in scale and maintain a clear peties should be incorporated in the pattern characterdestrian orientation. istic of older neighborhoods by locating small • Plan Grand Rapids • Page 34 • �apartment (or condominium) buildings on major streets. In some locations, where adequate parking is available, accessory units (known as "granny flats") may also be created on single family parcels. Finally, ample opportunities exist to add higher density housing in areas proposed for mixed-use in the city's older neighborhoods. These include traditional business areas and neighborhood and village mixed-use centers (see Mixed-Use Neighborhoods, below). To relieve the pressure on and "de-clutter" existing streets and the front yards of residential areas, reinforce alley usage and promote alley improvement projects. Alleys can play an important role to improve circulation and services for compact residential and commercial areas. An initial assessment of neighborhood character has identified three types of older neighborhoods in Grand Rapids: Turn-of-the-Century; Streetcar Suburb and Garden City Suburb. The approximate boundaries and distinguishing characteristics of each of these neighborhood types are illustrated in Figure 10.a - Neighborhood Character Types Map - Page 120 and Figure 10.b- Community Character Types - Page 121. This information provides a starting point for preparing design standards (mandatory) and/ or guidelines (advisory) that communicate expectations for the quality, character and compatibility of new development, and the rehabilitation of existing structures, in each type of neighborhood. Post,World War II Neighborhoods Characteristics - The city's newer (post-World War 11) neighborhoods present a more suburban lifestyle choice where housing, commercial and institutional uses are built at lower densities on larger lots with deeper setbacks. Larger areas are devoted to a single use or housing type and housing is more segregated from commercial and institutional uses. In post-war neighborhoods, blocks are generally larger, streets are wider and the street network is less connected with many cul-de-sacs; as a result, traffic tends to be concentrated on major streets rather than distributed in smaller volumes throughout the area (Figure 3.e Post-World War Il Neighborhood - Page 35). While the majority of residential development in post-war neighborhoods is low-density, they also include large medium and high-density housing complexes. These higher density developments can create a stark contrast to surrounding single family neighborhoods. They are most often treated as segregated pods that are buffered by substantial building setbacks and attached to a major street at a limited number of entrance points. For many people, the presence of these large high-density concentrations in single family areas has created a bias against higher density development and rental housing. Figure 3.e, Post,World War II Neighborhood Recommendations - The Master Plan recommends an alternative approach to providing an expanded range of housing choices and higher residential densities in post-war neighborhoods, without encroaching on existing single family areas. This approach recommends restructuring existing commercial areas as mixed-use centers that include retail, services, higher density housing and civic uses in a compact, walkable area located on a transit line (see Mixed-Use Neighborhoods - Page 36). Two types of post-war neighborhoods in Grand Rapids are illustrated in Figure 10.a - Neighborhood Character Types Map - Page 120 and Figure 10.b - Community Character Types - Page 121. Again, this information should be used as a starting point in preparing standards and/or guidelines that maintain overall patterns of density and scale in existing neighborhoods and promote compatibility in site planning and design. • Page 35 • Plan Grand Rapids • Great Neighborhoods - Chapter 3 Q �Figure 3.f - Mixed-Use Neighborhood Mixed-Use Neighborhoods Characteristics -A third neighborhood type is emerging in Grand Rapids. These are the areas in and near Downtown where commercial, institutional and industrial buildings and sites have been adaptively reused for a mix of housing, offices and retail (Figure 3.f - Mixed-Use Neighborhood - Page 36). The North Monroe and Heartside areas are examples of this mixed-use neighborhood type. Recommendations - The potential for new housing as a key component of mixed-use development extends far beyond the adaptive reuse of older buildings. The Master Plan recommends mixed-use development as the future land use pattern in a number of areas to capitalize on opportunities to: • Restructure existing commercial concentrations located on transit Unes in both pre- and post-war neighborhoods as compact, walkable mixed-use centers (shown as neighborhood, village and subregional centers in Figure 2.a - Future Land Use Map - Page 21). See also, Chapter 4 - Vital Business Districts - Page 4 7. • Enhance the vitality of older strip commercial areas (shown as traditional business areas in Figure 2.a - Future Land Use Map - Page 21). See also, Chapter 4 - Vital Business Districts - Page 47. • Transform near downtown and riverfront areas, now dominated by industrial and heavy commercial development (shown as mixed-use in Figure 2.a - Future Land Use Map - Page 21). See also, Chapter 5 - A Strong Economy - Page 63 and Chapter 7 -A City that Enriches Our Lives - Page 89. • Plan for institutional expansion on Downtown's edges in a way that provides more compatible transitions to existing neighborhoods in use intensity and building scale. See also, Chapter 5 A Strong Economy - Page 63. Q Chapter 3 - Great Neighborhoods • Plan Grand Rapids • Page 36 • This mixed-use neighborhood approach will encourage the distribution of higher density and rental housing for a range of incomes (including affordable housing) in smaller concentrations throughout the city. It will also allow more compatible transitions in use and intensity to be established between commercial uses and existing lower density single family development. In addition, it will help to concentrate travel origins and destinations within easy walking distance of transit routes to support more effective operation and improved service (see also, Chapter 6 Balanced Transportation - Page 75). Encouraging mixed-use development is a critical part of the equation for creating a human scale, walkable and transit-supportive city. But it cannot and does not - mean that "anything goes anywhere." All mixed-use development areas (and especially those that include existing or new residential development) must be carefully planned to provide a quality environment that celebrates the diversity, vitality and convenience of urban living. Creating a compatible mix of uses requires careful planning and design to provide incremental transitions in use intensity and building scale, coherence in architectural design and a pedestrian-friendly public realm. Performance standards that control, or prohibit, external impacts that can reduce the quality of life, for example, noise, odor, truck traffic and the location and design of surface parking, are also needed. To demonstrate how these issues can be addressed, recommended development objectives for all proposed mixed-use areas are presented in Figure 3.g Development Objectives for All Mixed-Use Areas - Page 37. More detailed descriptions of the purpose and recommended uses for eacl1 type of mixed-use area are provided in Figure 3.h- Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas - Page 38. The ideas presented in these Figures provide the recommended starting point for developing new mixed-use zoning classifications. In addition, devel- �Figure 3.g .. Development Objectives for All Mixed-Use Areas* Development Character Uses Transportation and Parking Balance of Old and New Mix Street System • Determine where existing development character should be protected and enbanced and where different land use patterns should be permitted. • EncoUiage investment to enhance already developed industrial, commercial and institutional areas. • Maintain or create a connected street system co define relatively small blocks and to distribute traffic. • Provide a fine-grained mix of housing, shopping, jobs and recreation opportunities. • Discourage street closures. Encourage the preservation and reuse of historically and ard1itecturally significant buildings, wherever possible. Building Pattern (Density, Scale and Placement) • Improve the visual quality and walkability of all area streets. Residential • Promote urban densities and a compact development pattern. • Provide a range of housing types and costs to accommodate a variety of incomes, ages and lifestyle choices. • Provide incremental transitions in use intensity and building scale to promote a compatible land use mix. • Enhance market support for retail concentrations by increasing the resident population within walking distance. • Locate buildings to frame the street and screen parking. Auto-Oriented Commercial Smaller scale auto-oriented uses (gas stations, drive-through businesses) may be acceptable as pan of a mixed-use area when: • Orient building entries, windows and/or storefronts co the street. Architecture • Promote design excellence. • Design new buildings to be compatible with valued characteristics of the existing development context. • Provide ground level storefronts for retail and service uses on pedestrian priority streets in retail/mixed-use core areas. Open Space and Streetscapes • a concentration/ proliferation of auto-oriented use will not be created; • ldentify streets on which a quality pedestrian environment is a top priority (pedestrian priority streets). Balanced Transportation • Reduce dependence on d1e auromobile and the need for onsite parking by encouraging the use of transportation alternatives, including transit, cycling and walking. • Include transit improvements (bus pull-out lanes, benches, shelters) on transit corridors. • Provide bike lanes and ocher cycling improvements, giving priority to tbe primary open space framework. • pedestrian orientation and safety are ensured within the core of a mixed-use center or traditional business area; • Design streets to be safe and attractive for pedestrians, giving special attention to pedestrian priority streets. • driveway curb cuts can be located and designed to minimize the disruption of pedestrian movement; and • Reinforce the role and importance of alleys in providing services to residential and commercial areas, e.g. garbage collection, utilities and parking. • appropriate architecture, signs, screening elements are used. Large Footprint Uses Large footprint non-residential uses may be acceptable as part of a mixed-use area when: Parking • Provide open spaces that serve as activity focal points and enhance area image. • Create links from neighborhoods to the primary open space system and d1e Grand River. • a human scale and continuity of activity can be created/ maintained on pedestrian priority treets; and • Offer reductions in dle required number of parking spaces as a development incentive. • Encourage streetscape improvements that create a walkable environment. • pedestrian quality and neighborhood integrity can be preserved in meeting parking needs. • Provide bonuses for deck parking, where appropriate. Light Industry Ensure compatibility with the intended character of dle area by requiring special approval for the development of new and expanded light industry. Performance Standards Minimize the external impact of high intensity uses on one another and the quality of residential environments (including hours of operation, noise, odor, vibration, glare, truck traffic, the location and design of surface parking and loading/trash collection activity) by establishing performance standards. • Encourage the development of shared and/or district parking. • Locate parking to the rear of buildings and on the interior of blocks, screened from the street, wherever possible. • Design parking facilities to minimize impacts on the area's visual character and residential uses. Transportation Demand Management • Encourage job-generating uses to adopt transportation demand management (TOM) programs that provide incentives for employees to carpool, use transit, walk or cycle to work. • Encourage employer-assisted housing programs to encourage/ en.able employees to purchase homes within walking distance of work. *See also requirements for collaborative area-specific planning, Chapter 11 • Area-Specific Plans - Page 151. • Page37 • Plan Grand Rapids • Great Neighborhoods - Chapter 3 G) �Figure 3.h .. Purpose, Recommended Uses and Special Considerations for Mixed--Use Areas Types A. Near Downtown General Purpose Recommended Uses To encourage mixed-use development that serves as an extension of and complement to the Downtown area. • A mix of medium- low, medium- and high-density residential uses; retail; service; office; hotel; entertainment; cultural and institutional uses is encouraged. Special Considerations • Residential uses are considered an essential component of this mixed-use type. • Light industry may be appropriate with special approval. B. Riverfront To capitalize on the value of the Grand River as a valuable econom.ic, recreational and environmental asset. • A mix of medium- and high-density residential; offices and public educational and cultural uses is encouraged. • The use of riverfront land for surface parking lots should be prohibited. • Residential uses are considered essential and should be given priority on the river's edge. • Open space and public access to and along the Grand River should be emphasized. • Restaurants and other retail and service commercial uses are encouraged as accessory uses located in the same structure as a primary use. • Open space setbacks of a minimum of25' should be provided along the riverfront to permir the extension of the riverwalk. • Light industry may be appropriate with special approval; however, new industrial development on the riverfront west of Monroe Avenue should be discouraged. • Auto-oriented uses (gas station, car wash, drive through) should be discouraged. • Public access should also be provided through side yard setbacks located perpendicular to the river; these corridors should be located at intervals of approximately 500 feet. • Open space should be given priority adjacent to bridges and at the riverfront termini of selected east-west streets. • Near West Side area-specific plans should anticipate the extension of7'h and/ or 8th Streets under the US-13 l embankment and the improvement of the pedestrian tunnel at 10"' St. • Boulevard treatments should be considered on Monroe Avenue and Front Street. --- - - - - - - - - - ! - - - - - - - - - - - - - - - - + - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - + - - - - - - - - - - - - - - - - - - - - -• C. Downtown and NearDowntown Institutions To allow for the expansion of institu• tional (including educational, medical and life science) uses as part of a mixeduse area that protects neighborhood edges and creates walkable streets. • A mix of educational or hospital facilities; medical clinics and medical or scientific labs; offices and medium-low, medium-and high-density residential development is encouraged. • Retail businesses and services for employees, patients, visitors and residents are encouraged as accessory uses located in the same structure as a primary use. • Establish a pedestrian orientation along major streets, including generous sidewalk widths, appropriately articulated and detailed architecture and ground level storefronts for retail and service uses. • Smaller scale auto-oriented uses may also be appropriate under the conditions suggested in the development objectives for all mixed-use areas. D. Corridor Residential and Traditional Business Area (TBA) Connectors To encourage medium and higher density residential on shallow, difficult co market parcels on strip commercial corridors and as connectors between traditional business area (TBA) cores. • A mix of medium- and high-density residential development, residentially scaled office and live/ work buildings is encouraged. • Encourage multi-story, rather than single story, buildings. • Office and residential development may incorporate retail and service uses as an accessory ground floor use fronting on a major or regional street. • Live/work buildings may contain office, showroom/gallery, workshop, studio or similar spaces on the ground floor with residential units above. - - - --!-- - -- - - - -- - -- ------+-- ------------------------------+-------------------- • E. Commercial To encourage the restructuring of existing commercial areas as compact, walkable centers that include a mix of commercial, civic and residential uses and serve as a focus of neighborhood activity. • A mix of civic, retail, service and restaurant use, office and high-density residential is encouraged. • Small scale auto-oriented uses may be acceptable under the conditions suggested in Figure 3.g - Development Objectives for All Mixed-Use Areas - Page 37. Q Chapter 3 - Great Neighborhoods • Plan Grand Rapids • Page38 • �Figure 3.h .. Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas General Purpose Recommended Uses Special Considerations Neighborhood Mixed-Use Center and Traditional Business Area (TBA) Cores To encourage the restructuring of existing commercial areas as compact, walkable centers that include a mix of commercial, civic and residential uses and serve as a focus of neighborhood activity. • A mix of civic, retail, service and restaurant uses on the ground floor, with office and medium and high-density residential on the upper stories, is encouraged. • A transit stop and a public gathering place (small park, square or plaza) are considered essential elements of mixed-use center cores. These features are also desirable in TBA cores. Mixed-Use Center Edges To provide an appropriate transition to existing single family neighborhoods. • Medium- and high-density residential development should be located closest to the core or inner ring (see below). A mix of medium-low and medium-density residential development should transition to lower densities at the edges of the mixed-use center adjacent to existing single family neighborhoods. Village and Sub-Regional Mixed-Use Center Inner Rings To accommodate larger-footprint retail and job-generating uses and higher residential densities as part of a mixed-use center. Types • The clustering of retail shops to create a clear destination is encouraged. • Smaller scale auto-oriented uses may be acceptable at the edge of the core under the conditions sugge ted in development objectives for all mixed-use areas. • Restructuring of existing commercial areas as mixed-use centers will require significant redevelopment. ln contrast, an emphasis on adaptive reuse and new construction that is compatible with the existing developed context is anticipated in TBAs. --~-----------~------------------~---------+------------~----~ - ! opment guidelines for selected examples of mixeduse development, as well as guidelines for higher density residential development, are presented in Chapter 10 - Development Character - Page 117. Illustrations of how plan recommendations and guidelines might be applied in several proposed mixed-use areas in Grand Rapids are provided in Supplement B. These Master Plan tools provide the basis for undertaking more detailed area-specific plans for each proposed mixed-use area to determine where existing development (both residential and non-residential) should be protected and enhanced and where future redevelopment should be encouraged. These more detailed planning efforts, undertaken with the collaboration of the city, developers, area land owners, residents and business owners, are essential in establishing a foundation for successful mixed-use development. • A mix of medium- and high-density residential, live/ work units, larger footprint retail uses (grocery, cinema), free-standing offices, other work places with a high employee to floor area ratio, medical clinics, chools and churches are appropriate in the inner ring. ' 3.3.3 - Coordinating Density with Transit To further the objective of creating a transit-supportive city, the future location of new medium- and highdensity residential development should be coordinated with the alignment of existing and proposed transit routes (Figure 6.c - Transportation Framework Plan: Streets Map - Page 80). In the recent past, many higher density residential developments have been located where transit service is limited and jobs, shopping and services are not located within walking distance (approximately¼ mile). As a result, residents of those developments must rely almost exclusively on their cars, increasing traffic volumes and exacerbating congestion problems on adjacent roadways. The Master Plan recommends that new mediumand high-density residential development be directed • Page 39 • to areas that are (or will be) well served by transit and/ or are within or adjacent to the mixed-use development areas recommended on the Future Land Use Map. (These include Downtown and near Downtown areas, the riverfront, traditional business areas and neighborhood, village and sub-regional centers). Because proposed neighborhood, village and sub-regional centers are located on important existing and proposed transit routes, higher residential densities in these locations will result in a concentration of travel origins and destinations that can increase ridership to support more efficient transit operation and improvements in service (Chapter 6 - Balanced Transportation - Page 75). The Master Plan also recommends that higher density residential redevelopment be encouraged on shallow parcels located on strip commercial corridors, for example, on 28th Street, South Division Avenue Plan Grand Rapids • Great Neighborhoods - Chapter 3 Q �j and Michigan Street. These shallow parcels are often hard to market for commercial use because of their limited depth. In addition, compatible transitions between commercial development and adjacent low-density housing are difficult to achieve. Higher density residential use, on the other hand, can fit comfortably on these parcels to create a more compatible edge for existing neighborhoods and a 24hour presence on business district streets, as well as capitalizing on existing transit routes. ... Arterial '-. Transit - - - - - - - - - -~ Stop,_ _ _ _ _ _ _ _ __ Retail Mixed Use Stable Neighborhoods 3.3.4 .,. Continuous Neighborhood Reinvestment Office or Live/Work Units New medium and high,density residential development should be directed to areas that are (or will be) welt served by transit and/ or ate within or adjacent to mixed-use development areas. G) Chapter 3 - Great Neighborhoods Figure 3.i - Neighborhood Characteristics and Preservation Tools/Strategies A choice in neighborhood types is an asset, as long as there is continuous reinvestment in the housing stock and infrastructure of all neighborhoods. Preserving the stability of strong neighborhoods and revitalizing neighborhoods that are experiencing the stresses of age and disinvestment are high priorities in Grand Rapids. The Master Plan recommends that the city work in collaboration with neighborhood stakeholders to assess physical and demographic conditions and to prepare more detailed area-specific plans for stabilization and/or improvement. TI1ese plans will need to address a range of issues that go well beyond physical development, such as, organizational capacity building, community policing and/ or programs for youth and the underemployed. (See also Chapter 5 -A Strong Economy - Page 63 and Chapter 9 - Partnerships - Page 109). Each neighborhood is best qualified to assess its current condition and its place on a continuum from "stable" to "challenged." Figure 3.i - Neighborhood Characteristics and Preservation Tools/Strategies - Page 40 presents a summary of characteristics and related preservation strategies that can serve as a starting point in determining whi.ch combination of strategies is most appropriate in maintaining or improving the stability of each neighborhood. • Plan Grand Rapids • Page 40 • Defining Characteristics • • • • • High owner occupancy Well managed rentals Good construction and maintenance quality Stable/ increasing housing value "First choice" neighborhood Tools/Strategies • • • • • Promote traffic calming and walkability, as appropriate Establish/ enforce housing maintenance codes Support historic preservation efforts where appropriate Maintain infrastructure Support neighborhood-based organization and collaborative planning �Figure 3.i., Neighborhood Characteristics and Preservation Tools/Strategies Neighborhoods in Transition Declining/Improving Neighborhoods Challenged Neighborhoods Defining Characteristics Defining Characteristics Defining Characteristics • • • • • Decline or increase in owner and long-term occupancy • Increasing conversion of single-family to multifamily rental (or the reverse); absentee landlords • Moderate quality construction and poo r or improving maintenance • Declining or rising values • Deteriorated structures; vacant buildings • Not a "first choice" neighborhood; working to become one • More rental than ownership; absentee landlords • Moderate quality construction and poor maintenance • More deteriorated structures and vacant buildings; vacant lots Lowest property values • Neighborhood of least choice l-ligh owner occupancy Moderate to good quality construction and maintenance Some poorly managed rentals Stable to slightly decreasing/increasing values Losing/gaining ground as a "first choice" neighborhood Tools/Strategies All of the previous Tools/Strategies, plus: • Promote home ownership • Expand low-interest loan programs for maintenance and rehabilitation • Restrict conversions to multifamily • Register/ regularly inspect rental units; work with landlords to improve maintenance and management • Organize/ support neighborhood organizations; provide planning technical assistance • Provide community policing Tools/Strategies All of the previous Tools/ Strategies, plus: • Provide low interest maintenance and repair loans • Consider tax freeze/ abatement on renovation/ imprm·ements • Bring tax delinquent properties to non-profits more quickly • Consider reverse equity program for seniors • Consider acquisition of problem rental properties • Acquire key sites for rehabilitation, demolition and infill based on adopted design guidelines • Repair/ resurface streets, sidewalks, lighting • Maintain/ improve parks • Page41 • Tools/Strategies All of the previous Tools/Strategies, plus: • Provide low interest infill development loans • More aggressive acquisition and clearing of deteriorated structures and vacant lots for infill • Strategic assembly of parcels/blocks for infill or redevelopment • City-sponsored clean-up efforts • Infrastructure improvements coordinated with redevelopment • Conver ion to non-residential use • C learance and assembly for redevelopment • Coordinated infrastructure improvements Plan Grand Rapids • Great Neighborhoods - Chapter 3 G) �I median= pedestrian refuq e /Uustrations from Street Classification Policy 3.3.5 .- Focus on Walkability O'> C: >- -u 3a co Ill "'Q Ill 0 OL 5 All Grand Rapids citizens want neighborhoods that are safe and appealing for people on foot and bicycles, as well as in cars. Many would also like to live within walking distance of shopping, parks, schools and churches so that they have the option of having fewer cars or leaving their cars at home. Both the design of the city's streets and the planning of its future land use patterns can contribute to walkability. Street Design The city has already established recommended guidelines to better balance the use of space within public street rights-of-way to create an attractive environment for walking and biking, as well as movement corridors for cars and trucks. These guidelines are presented in the Street Classification Policy (1996). Land Use Patterns Neighborhoods can be more walkable if they incorporate a mix of uses like Downtown and pre-World 0 Chapter 3 - Great Neighborhoods • Plan Grand Rapids • Page 42 • War II neighborhoods already do. Many of these older neighborhoods include business districts, typically along former streetcar routes, that were built before car ownership was widespread. These traditional business areas were designed to create a human scale and be pedestrian orientated. Although some of these characteristics have been eroded over time, the original traditional business area provides a model for walkability that can be restored and replicated in the future. The idea of organizing development into compact mixed-use centers offers an alternative to the more familiar auto-dependent pattern of lining mile after mile of the city's roadways with strip commercial development. Adopting this alternative land use pattern as a strategy for re-structuring commercial areas in both pre- and post-World War II neighborhoods is one of the Master Plan's most important recommendations. (See Chapter 4 - Vital Business Districts Page 47) �the surrounding context; incorporate site planning and architectural design principles in zoning and building codes. Objective GN 1 Document and market the amenities Grand Rapids offers (for example, convenience, cultural and recreational assets and housing choice) as a competitive residential location within the region. f. Recognize the importance of alleys in urban neighborhoods and promote alley improvement projects. oeeoeo: Objective GN 3 Promote a broad range of high quality housing choices. Objective GN 2 Provide a choice in neighborhood types. Plwro courte;')' of ArtWorks Expanded Visioru 2001 youth apprenticeship progmm. 3~4 ~ Objectives and Policies The following objectives and policies summarize what should be done to achieve the vision and plan recommendations presented on the preceding pages so that Grand Rapids becomes a city of "great neighborhoods" and a residential location of choice for many types of households in the metropolitan region. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. a. Protect the character of existing neighborhoods by maintaining overall existing residential densities and building patterns. b. Build on the special assets of older neighborhoods by encouraging housing rehabilitation and establishing and administering building and maintenance codes that encourage renovation and improve housing quality. c. Encourage the preservation and reuse of historically and architecturally significant structures/ areas. d. Encourage mixed-use development in the areas identified on the Future Land Use Map to expand the range of neighborhood choices within the city (Figure 2.a- Future Land Use Map-Page 21 and Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas - Page 38). a. Maintain and increase the number and variety of housing units (e.g., owner-occupied and rental serving young adults, seniors, low- and moderate-income households, special needs populations, middle and upper income households) to meet the diverse needs of existing residents and to attract new residents to the city. b. Allow for new housing products: for example, small-lot single-family housing, site condominiums, live/work units, upper story residences in commercial districts and "granny flats" (accessory apartments) in single family neighborhoods where adequate parking can be provided. c. Allow for a range of housing types within all neighborhoods to provide residents the opportunity to progress through various life stages while maintaining their attachment to a particular area of the city. e. Develop area-specific plans, standards and guidelines that promote the compatibility of new development and rehabilitation projects with the existing density and visual character of • Page 43 • Plan Grand Rapids • Great Neighborhoods - Chapter 3 Q �Considerations for Mixed-Use Areas - Page 38 and Figure 4.b - Hierarchy of Mixed-Use Centers - Page 56.) Objective GN 4 Objective GN 6 Encourage racial, ethnic and income diversity within neighborhoods. Provide quality rental housing. a. Encourage the development of affordable, midprice and upper-end rental housing throughout the city, while discouraging the conversion of single-family homes to multifamily use. a. Ensure equal access to housing opportunity consistent with federal, state and local fair housing laws. b. Encourage a mix of affordable, mid-price and upper-end housing choices across the city through a combination of preservation, rehabilitation and new construction. b. Work with landlords to improve the maintenance and management of existing rental property to protect property values. c. Involve both landlords and tenants in improving rental housing quality. c. Maintain affordable home ownership and rental opportunities in revitalizing neighborhoods. Objective GN 5 Support home ownership. a. Encourage affordable housing construction by working with non-profits and area financial institutions to increase funding commitments for home mortgages and home improvements, rehabilitation and infill. d. Educate tenants about their rights, landlord responsibilities and the rights of surrounding property owners. c. Encourage higher density residential development in revitalizing existing traditional business areas. (See Mixed-use Type D in Figure 3.h - Page 38.) d. Encourage the introduction of higher density residential development to better utilize shallow parcels on strip commercial corridors and to create improved transitions between single family neighborhoods and major streets (see, for example, 28'" Street and Michigan Street on the Future Land Use Map, Figure 2.a - Page 21). Objective GN 8 "-' "&·· e- Collaborate with neighborhoods, business organizations, institutions and other key stakeholders in planning and development decisions. Locate new higher density residential development to capitalize on transit and improve land use transitions. a. Support active neighborhood and business organizations and collaboration with faith-based and non-profit organizations. a. Locate higher residential densities on transit routes and within walking distance of business areas. b. Encourage business, resident and institutional collaboration in preparing area-specific plans that balance neighborhood values, business expansion and economic development needs. .... Objective GN 7 b. Provide homebuyer education. c. Offer loan assistance programs for maintenance, repair and rehabilitation to low- and moderateincome home owners. d. Encourage area businesses and institutions to develop/participate in employer-assisted home ownership programs. Q Chapter 3 - Great Neighborhoods • Plan Grand Rapids b. Encourage the restructuring of existing commercial areas as more compact, mixed-use, pedestrian and transit-oriented centers that include higher density residential development. (See proposed neighborhood, village and sub-'fegional mixed-use centers on the Future Land Use Map, Figure 2.a - Page 21. See aLso the descriptions of mixed-use areas in Figure 3 .g - Development Objectives for All Mixed-Use Areas - Page 37, Figure 3.h - Purpose, Recommended Uses and Special • Page 44 • c. With community participation, develop and implement strategies and tools to address neighborhoods of varying levels of stability. d. Undertake targeted, comprehensive neighborhood improvement programs. e. Encourage institutions to plan for modernization and expansion in cooperation with adjacent neighborhood and business organizations. �1 Objective GN 9 Maximize the positive impact of public investment in development projects. a. Support coordinated and targeted public, private and non-profit neighborhood revitalization efforts for maximum impact. I 080080: Objective GN 11 / Make streets a neighborhood asset. a. Design streets to provide a safe and appealing environment for people on foot and on bicycles, as well as in cars. 6. Encourage safe speeds on neighborhood streets to enhance safety for drivers and residents. b. Use public investments strategically to promote stabilization and private investment in neighborhoods in need of improvement. c. Slow traffic through physical design. c. Leverage desired private investment with public investments in improving the quality of the public realm (streets, streetscapes, open spaces). d. Provide safe and appealing pedestrian and bicycle zones on appropriate residential streets and to link neighborhoods. Objective GN 10 e. Provide/maintain a street improvement, tree planting and maintenance program in cooperation with developers, property owners and neighborhood and business organizations. ,..~~~ "-'~'-'., Promote walkable neighborhoods by encouraging the development of a connected street system and allowing for a mix of uses. a. Preserve the connected street system edged by sidewalks in older neighborhoods, and provide for street and sidewalk connections where new development is planned, to make walking and cycling feasible and attractive options. b. Encourage the development of more compact, unified and walkable business districts that provide a mix of uses (retail, office, entertainment and higher density residential) in a well-designed pedestrian-oriented environment. • d. Secure abandoned buildings; hold owners accountable for, and assist where appropriate in, their timely rehabilitation and reuse (or demolition). Objective GN 13 Enhance neighborhood recreational opportunities. a. Encourage the provision of parks, public squares and other safe and attractive gathering places in all neighborhoods. b. Maintain city-school partnerships to provide neighborhood park and open space opportunities. c. Develop and operate recreation centers in different areas of the city. d. Design parks to optimize diverse use in response to community and neighborhood needs and preferences. f. Support the use of alleys for service functions and promote alley improvement projects. Objective GN 14 Objective GN 12 Recognize the important role of neighborhood schools in building and maintaining communities. Provide safe neighborhoods. a. Support active neighborhood organizations, effective community policing and neighborhood watch programs to ensure safety in all city neighborhoods. a. Capitalize on neighborhood school ' potential to serve as points of delivery for a range of family support, youth development and recreation services. b. Light streets and alleyways. c. Follow the principles (territoriality, surveillance and access control) of Crime Prevention Through Environmental Design (CPTED) to encourage the design of safer built environments. • Page 45 • b. Develop partnerships between the public schools, neighborhoods, area bu iness organizations and institutions of higher learning to enhance the quality of facilities and equipment; and improve educational outcomes for all students. Plan Grand Rapids • Great Neighborhoods - Chapter 3 Q �4~0 ~ Vital Business Districts 4~ 1 _. Introduction Vital business districts are critical components of a livable city and a strong economy. Great neighborhoods and vital business districts go hand~in~hand; one cannot succeed without the success of the other. The choices that are made in locating and designing business districts are also important factors in creating a walkable city and supporting transit. • Page47 • Plan Grand Rapids • Vital Business Districts - Chapter 4 8 �4.2.1 .. A Healthy Downtown Downtown Grand Rapids will remain West Michigan's center for government, commerce, education, the arts, entertainment and health. Because Downtown will be lively, safe, clean and green its residential population will grow ubstantially to enhance our city's image as a "people place." Our central city will be a beacon that draws people into the community and brings them together to promote civility and responsibility. The strength of our central core will be a significant factor in our city's economic success, as well as that of the metropolitan region. What Makes a Business District Vital? The citizens of Grand Rapids expressed the following beliefs in what makes a vital business district. • Business variety is necessary to maintain a healthy business district. • High volumes oflow speed traffic are good for bLL~messes. • Available parking is essential to the success of businesses. • Good pedestrian environments in business areas compliment good automobile access. • A good network of streets promotes easy access and often attracts businesses to an area. • [t is important for the city to keep older business areas viral. Community forum parricipants. t~ Issue: • The character of buildings contributes to the success of some business areas. • The success oflocal businesses is tied to the success of a neighborhood. • It makes sense to build new buildings or to modernize old buildings. • Older businesses are often neighborhood landmarks with a loyal customer base. • Destination businesses attract customers who will also shop in surrounding stores. • In order to be successful, businesses have to be seen. • It is goo<l to do business with people you know. A number of business areas of the city are faced with empty storefronts, strong competition from suburban "big box" chain stores and property maintenance issues. There are many opportunities, however, for success. A comprehensive strategy to revitalize a district that includes fa<;ade improvements, marketing, complementary uses, improving walkability/accessibility, parking solutions, and business retention/recruitment efforts is important. - - 8 . il; fopiC: l?e::c;;,;oll.)+\L t?c:~>-°ELi°1~ 4.2 ~ Visions One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. Chapter 4 - Vital Business Districts • Plan Grand Rapids • Page 48 • !P_e,c (.E:"iJ""TT=A L- _.,.;>-, :::::ll\\,'\lfL_ f'E'«.v: FX'fE~ G7 i!'> Jtl"' I -&,,,.Cd,/ -1\lp.., -P t<.N..h 'n:°ai'<c i ,-.I 6,..,- ~ 'BK,~ -J+ii,, -Ci, be1tlce..,A..0 fKo,wrc, C,11, 1-;~ {? //C:Jbl-!..-.&,L\Ty t/ Al:I{ libtl'J 'f:./iST5 +•JolJ<o 'il/le NAT\tl<AL.. '?:.~J;fu) '1.C,.!;"" K\\~l 1'1C•IT ;::,J bl,·, 1.1 1',/ltl", ..,,,,. ~.~ f\.V: l Vision Statement Posters are from the first Master Plan Community Forum held at Central High School in March 2001. �~ · 4.2.3 - The Public Realm Topic: -------------- f._~ Issue: Al u.le ..:U h._,. d..Off.J, ~ •;D ll<'1" 700 M•c" !oul ,.f.;/ J;J,;d; - AAl,U,(. ..,... ~ fl<\l,l,,<,& .,.a::,~, "'°1""" ,9,_,,"'-,.,..1i..1.1.. ~,:..JJ.i ,;I;,.., S. __,... , .\ll,. f~ .... ~i... -'~ 'flt,., ,..,i. ,•• -➔ -11<.~ Jit.,. ~--,, ,;~ "'l,11.,L..l ...it J 4t...- ,l.,,i...,. ..c,j, .,,;I<.,+ ... .;. C.Q, Vision Statement Picture/Symbol - - - - ' - - ' - - - - - - - - Wade-TrfmTeam 4.2.2 - Vitality Grand Rapids' diverse businesses will meet the needs of neighborhoods, the larger community and the region. We will be especially proud of the large number of locally owned small businesses that emphasize customer service. We will succeed in redeveloping and reusing vacant and underutilized properties in our business districts by encouraging a mix of uses and compact commercial centers. Throughout much of the city, convenience shopping and services will be available within walking distance of neighborhoods. Businesses will cooperate in recruiting a mix of uses appropriate to the district, its adjacent neighborhoods and residents. Many neighborhood business districts will include upper story residential or office space in addition to ground level shops, restaurants and offices. Our neighborhood business districts will have streets that are clean, attractively landscaped, well lit and walkable. Wherever possible, the number of travel lanes will be reduced to slow traffic and provide onstreet parking. Additional parking will be provided to the rear or side of buildings to maintain a pedestrian scale on the street. This parking will serve the district as a whole, allowing visits to multiple shops from a single parking place. Street-level store windows will make walking interesting and add to a feeling of safety at night. Pocket parks and other outdoor gathering spots will add to the liveliness of each business area. Because the design of our business districts will be neighborhood- and pedestrian- friendly, they will serve as meeting places and focal points for community life. Property owners will cooperate to make sure that the design of buildings, fac;:ades and signs add to the unique and welcoming character of each district by coordinating these key design elements. These efforts will make our business districts both vibrant and beautiful. /!COm6 ~ !.'..~ We will make our business districts both vibrant and beautifu l. Topic: NEl(,HBO,:f,/coo BVS!NcSSes, Issue: ftl)e ovwry 571ltZT'5<Af'c Vision Statement _P_ic_tu_r_e/_S-ym_bo_l_ _ _ _ ....,T_ w.... • • Page 49 • Plan Grand Rapids • Vital Business Districts - Chapter 4 G �j Types and Scales of Commercial Use I Business districts are made up of a variety of commercial u.ses, such as on East Fulton where one can find pet food, pascries, frames and furniture. · 4~3 ~ Plan Recommendations To provide the bas is for achieving these visions, plan reco mmendations focus on the type and scale of uses and the character of development appropriate in Grand Rapids' existing business districts and propose new ideas for mixed-use development. These mixed-use business district types include: • Downtown; • near-Downtown and riverfront mixed-use areas; • traditional business areas (TBAs); • neighborhood, village and sub-regional mixeduse centers. e Scale and transportation orientation are important factors in determining compatible commercial development in different types of bu.siness districts. Chapter 4 - VitaL Business Districts • Plan Grand Rapids • Page 50 • Business districts are made up of a variety of commercial uses, including retail, restaurant, entertainment, service and office. These uses can be developed at a variety of scales (or sizes) and can be designed to emphasize access by automobiles and/or by people on foot. These considerations - scale and transportation orientation - are important in determining which kinds of commercial development fit compatibly into different types of business districts. For example, a retail use can take the form of a small shop ofless than 1,000 square feet or a "big box" discount store of over 200,000 square feet. The larger the commercial use, the larger the amount of parking and land area required to support it. Using typical suburban parking standards (1 parking spaces for every 200 square feet of usable building space), a retail shop of 1,000 square feet would require 5 parking spaces. In comparison, a "big box" of 200,000 square feet would require 1,000 parking spaces; about 7.5 acres of parking would be needed if these spaces were provided in a surface lot. Clearly, the scale of a commercial use, and the amount of off-street parking required by the city's zoning ordinance, should be factors in making decisions about land use and development character in Grand Rapids' bus iness districts (see Chapter 6 - Balanced Transportation - Page 75). �4.3.1 . . Transportation Orientation • Downtown; • near-Downtown and riverfront mixed-use areas; The scale of a commercial use helps to determine • traditional business areas (TBAs); how easily it can be designed to "fit" into a pedestrian-oriented business district and/or a neighbor• neighborhood, village and sub-regional mixedhood setting. But the transportation orientation of use centers. a commercial u e is also an important determining As noted throughout the Master Plan, the goal of factor. Some commercial uses, by the very nature of mixed-use development is to help create a human the products and services they offer, attract more auscale, walkable and transit-supportive city. To be suctomobile traffic and are more dependent on auto cessful, mixed-use areas mu t be carefully planned access than others. These uses include, for example, and designed to provide incremental transitions in drive-through restaurants, gas stations, repair shops, ' use intensity and building scale, coherence in archicar washes and new and LIiied car sales. Careful site tectural design and a pedestrian-friendly public realm. planning and architectural design can make even Performance standards are also needed to control large scale commercial uses (with large amounts of impacts (for example, noise and truck traffic) that off-street parking) and auto-oriented commercial uses can reduce the quality of life. The recommended more pedestrian-friendly; but a concentration of autoDevelopment Objectives for All Mixed-Use Areas (Figure oriented uses - or a poorly designed one at a critical 3.gPage 3 7), descriptions of the Purpose, Recommended location - can undermine the walkability of a busiUses and Special Considerations for Mixed-Use Areas (Figness district. ure 3.h- Page 38) and sample development guidelines To ensure that all Grand Rapids' business districts in Chapter 10 - Development Character - Page 117 probecome more walkable, and that the scale of develvide the basis for undertaking more detailed areaopment is compatible with the district context and specific plans for each proposed mixed-use area. nearby single family neighborhoods, it will be necesThese area-specific plans can determine where existsary to make distinctions among commercial uses ing development should be protected and enhanced 1 on the basis of scale and auto-orientation. The plan and where future redevelopment should be encourrecommendations presented on the following pages aged. These more detailed planning efforts, underdemonstrate how the e distinctions can be recogtaken with the collaboration of the city, area land nized and applied in making decisions on future land owners, developers, residents and business owners, use and development character in the different types are essential in establishing a foundation for successof business districts shown on the Future Land Use ful mixed-use development (see Chapter 11 - Area-SpeMap (see Figure 2.a, Page 21). These include a comcific Plans - Page 151). mercial land use classification that accommodates more suburban auto-oriented development and several mixed-use districts: 1 I • TI1e incNp(1ra1ion olTraJiti1,nal Ru~incs., District (TBA) anJ Urhan Busino:-- Oistrin (UBO) ~h.,-.ifh.:atiom in Ura1lll Ripids' 1.'.Um.'nt zonini? orJi1unce n·pre-cnts an important lir:-t ~rcp in rccogni:in~ that some sc.ilc~ and forms of commercial list" ,m: lc.ss compatibk· than others in hu.-.incss llisrrkr., ori{!inally huilr as hum.in si:alc and pcdt.·,man orientt.'\.I n)mmt.·ru;\I areas. Au>:mt·ntingand rdi.nin,e 1his tirststl'p will bt· an 1tnp..)rtanrt.1,k in n.-visinj!' the zoningorllinano.· h.\ irnpk·mt·nt the MA~tcr Plan':. recommc11Jarions • Page51 • Renewed Interest in Urban Shopping Retail development is now taking place in a climate of renewed interest in urban shopping. Barron's reported in August 1999 that shoppers are beginnmg to tire of enclosed malls, leading developers to experiment with open-air town square, or main street, shopping and entertainment districts. Many of these projects are located in suburbs, but still feature stores built to the sidewalk, curbside parking, and greater attention paid to the quality of public space. For developers, this trend ma, provide some hope more retailers are getting used to operating in a pedestrian-oriented environment. Traditional mall tenants such as the Gap and Banana Republic are increasingly opening stores on city streets, lured by lower rents, the absence of fees for mall maintenance and security, and the growing number of affluent empty-nesters who are returning to urban areas. Federal Realty, a real estate investment trust (REIT) that has developed New Urbanist projects, is spearheading this trend, as reported in Urban Land magazine in July, 1999. Federal's strategy has been to purchase large, multi-block developments and redevelop them into full-scale, mixed-use retail and office districts. One example is Bethesda Row in downtown Bethesda, Maryland which will include 512,500 square feet of retail and offices at completion. The first phases of Bethe da Row have already brought new pedestrian life to dmvntown, and care has been taken to maintain a mix of local, regional and national retailers and to encourage diversity in storefront design. Ex, ·crpt twm: \,,l'U L 'bantsm ttrul Tmd1t111nt.1I 1\'c!lg/i/i.orhood [.kn-lopm.cnt, © 20(\). Urh.m :,.J1,.'\\·~. hhal,l, ~y Plan Grand Rapids • Vital Business Districts - Chapter 4 C\I. 4D �• Downtown must be economically strong. ll,OICE£ VI~QNS • Downtown must be user-friendly. • To achieve our envisioned Downtown Grand Rapids, we must: - design Downtown, don't just let it happen; - do things right; PLANNING FOR DOWNTOWN - work together. In addition, over 30 proposals are presented for making Downtown a place where people want to live, work and play. These proposals address, among other topics: • expansion and promotion of arts and entertainment activities; View of Downtown from Ah,Nab-Awen Park. • the need to "green" Downtown and make it pedestrian-friendly; 4.3.2 , Downtown • the importance of downtown housing; The 1993 Voices & Visions plan for Grand Rapids' Downtown includes a "constitution" that presents the following goals for the downtown area. • the public sector's role as a partner and facilitator; • the importance of transit. • Downtown is the physical and spiritual heart of the metropolitan area. In order of priority, Voices & Visions also recommends focusing on the retention and recruitment of the following land uses as critical components of a downtown mixe<l-use district. • Downtown Grand Rapids is for everyone. • Downtown of the future should include the best of our past. • Public uses • Downtown is a place for pedestrians. • Retail • Development in Downtown must protect and enhance the natural environment. • Housing • Downtown reflects and celebrates our community's diversity. • Downtown decision-making must remain open and inclusive. Cl Chapter 4 - Vital Business Districts • Plan Grand Rapids • Page 52 • • Office users TI1is Master Plan builds on these recommendations for what Downtown can and should be, but focuses attention on the balance of the Grand Rapids community to define land use strategies that support and capitalize on Downtown's role as a regional mixeduse center. �4.3.3 . . Near Downtown and Riverfront Mixed.-U se Areas The growing strength and appeal of Downtown, as demonstrated by the ongoing transformation of the North Monroe and Heartside areas as mixed-use districts, can be a powerful catalyst for reinvestment in nearby areas. In turn, this reinvestment can help to provide a transition between Downtown's high intensity concentration of institutions, offices and entertainment opportunities and surrounding lower density neighborhoods. To accomplish this, the Master Plan recommends that neighborhood edges be respected and that mixed-use development be encouraged in existing institutional, commercial and industrial areas within and adjacent to Downtown, along the riverfront and on the Near West Side (see Figure 2.a - Future Land Use Map - Page 21). All commercial uses (retail, restaurant, hotel, entertainment, service and office) can be compatible components of near Downtown and riverfront mixeduse areas. The Development Objectives for All Mixed-Use Areas (Figure 3.g - Page 37), descriptions of the Purpose, Recommended Uses and Special Considerations for Mixed.Use Areas (Figure 3.h - Page 38) should serve as a starting point for area-specific planning. (See Chapter 5 - A Strong Economy - Page 63 and Chapter 7 - A City that Enriches Our Lives - Page 89.) 4.3.4 .,. Traditional Business Areas (TBAs) Grand Rapids pre-World War II neighborhoods contain fifteen proposed traditional business areas (TBAs) as illustrated in Figure 2.a - Future Land Use Map - Page 21. Today, these older strip commercial areas vary in length, appearance, land use mix and economic vitality. The Master Plan recommends that these TBAs be restored and revitalized by encouraging the restructuring of land use patterns and the recreation of a pedestrian-friendly environment. This 111111111 restructuring should recognize that the city has a disproportionate amount of commercial zoning along its main thoroughfares as a result of changing development trends. Commercial activity should be concentrated at strategic locations to increase economic benefits to each business district. The Boardwalk, formerly the Berke:, and Gay furniture factory, is part of the ongoing transformation in the North Monroe area. The Model TBA - Typically located along street car routes, TBAs were developed before lifestyles became so dependent on the automobile. They included a mix of civic and retail uses at street level, with apartments and/ or offices on the upper floors of multistory buildings. These buildings were located on the front property line and shared sidewalls (or were built with minimal side yard setbacks) to frame the street with a continuous "street wall." Buildings were typically 2 -3 stories in height and set on relatively narrow lots. Off-street parking was limited and located to the rear of the building. As a result, TBAs created a human-scale and pedestrian-friendly environment where retail, jobs and services were available within easy walking distance from many homes. In some TBAs, the addition of auto-oriented uses (for example, drive-through restaurants) and other suburban-style re-development (where parking lots, rather than buildings, are located adjacent to the side- • Page 53 • Restaurants are a compatible use in designated mixed-use areas. Plan Grand Rapids • Vital Business Districts - Chapter 4 e �believe that ample free parking is the key to economic success) creates tension between business owners wanting more parking and the need to preserve the pede trian orientation of the shopping street, on the one hand, and residents' concerns about commercial encroachment into neighborhoods, on the other. Maintaining buildings and storefronts at the edge of sidewalks is critical to the walkability of the TBA. Several strategies can help to reduce the amount of off-street parking needed within a TBA, however. These include, for example: • increasing the population living within easy walking distance of the TBA' s retail core; • improving pedestrian and bicycle connections to nearby neighborhoods; • maximizing on-street parking on the TBAs main street; • providing shared off-street parking to more efficiently meet the needs of the district overall; Retail or other active ground floor uses with offioe,residential, or other uses aboVe ~ • capitalizing on transit service to TBA's. - A human-scale and pedestrian friendly environment is desirable in a traditional business area. walk) have eroded some of the original pedestrian orientation and traditional architecture that characterized these areas. These changes have made people in Grand Rapids increasingly interested in preserving and restoring the qualities that made TBAs attractive, people-oriented places and focal points of neighborhood activity. Parking Issues - There are several difficult issues to be addressed in re-establishing the development character and economic vitality of these older business areas. Parking is one of them. TBA businesses typically occupied relatively shallow lots and originally offered only limited off-street parking. Today's <lependence on the automobile (and the tendency to 8 Chapter 4 - Vital Business Districts • Plan Grand Rapids • Page 54 • Nevertheless, in many TBA's, businesses and residents will have to explore ways to expand off-street parking. This can be accomplished in a way that creates better transitions between residential and nonresidential uses and compensates for the loss of any existing homes. One such solution, based on the idea of creating shared district parking edged by mediumdensity town homes or apartments is illustrated on this page and described in greater detail in Section 10.4 - Traditional Business Area - Page 127. Collaborative planning will be essential in defining the best solution for each TBA and its surrounding neighborhoods (see Chapter 11 - Area-Specific Plam - Page 151). �Retail Market Demand -A second important issue in planning for the future of Grand Rapids' TBAs is the market demand for the types of retail commercial space they offer. Many people believe that Grand Rapids may have more land zoned for these kinds of commercial uses than the market can support. Persistent vacancies in some business districts (as well as in some more recently constructed strip centers) and the conversion of storefront space to non-retail use suggest that this may be true. It may not be possible to recruit desirable tenants for every existing commercial building in every TBA. As a result, plan strategies are needed that encourage the clustering of retail uses to create shopping destinations in some portions of a TBA and redevelopment for supportive, non-retail uses in other areas. The cores and connectors concept, that proposes the creation of more compact retail/mixed-use centers (cores) at certain locations, linked by higher density residential/mixed-use (connectors) is recommended to address this need (Figure 4.a - Cores and Connectors - Page 55). The recommended uses for TBA cores are described in Figure 3.h - Purpose, Recommended Uses and Special Considerations for MixedUse Areas - Page 38; recommended uses for TBA connectors are those described for Mixed-Use Area Type D in the same Figure. (See Figure 3.g- Development Objectives for All Mixed-Use Areas - Page 37.) Both market analyses of retail potential and more detailed area-specific planning will be needed to determine the location and extent of each TBA's cores and connectors. These area-specific planning efforts should be collaborative, involving the city, area property owners, residents and business people. The restructuring needed to promote the future economic success of Grand Rapids' TBAs will be predominantly driven by tl1e private sector; nevertheless, public sector participation to provide technical and financial assistance supportive of private sector efforts may be required. CORE CORE CORE L □□ DCJCJ□.I L □□ CJCJCJ □.I L r □ DCJD □ D , r □□ DCJ □ CJ , CONNECTOR CONNECTOR Retail Management - The restoration, revitalization and continuing success of Grand Rapids' TBAs will require coordinated action on future land use patterns and physical improvements (streetscapes, parking, building rehab, signs). Just as important, business retention/recruitment, retail management, maintenance and promotion must be addressed. Like a successfully managed shopping mall, TBAs made up of many small, independent retailers need a coordinated, comprehensive and pro-active plan and a fullor part-time manager dedicated to making that plan work. Some of the market analysis needed to support this planning could be undertaken on a citywide basis - for example, to better understand the overall market for smaller retailers today and over time, as other plan recommendations for making the city a more competitive residential choice are implemented. A periodically updated base of information is also needed on retail space availability, rental and purchase prices and sales per square foot to allow entrepreneurs to develop business plans and qualify for loans. In addition, any incentives for retail reinvestment that may be offered by the public sector (including for example, low interest loans, assistance with utility upgrades and connections and/or assistance in providing shared parking) need to be defined and translated into programs with funding support. Priorities for targeting the use of these incentives will also be needed. • Page 55 • r Figure 4.a .. Cores and Connectors Core: Retail shops and restaurants in the core create a vital destination. Connector: Higher density housing and residentially scaled office (with possible ground floor retail) increase the population density within walking distance of the core. Plan Grand Rapids • Vital Business Districts - Chapter 4 e �4.3.5 , Mixed,Use Neighborhood, Village and Sub,Regional Centers The Master Plan recommends encouraging the restructuring of many of the city's existing commercial concentrations - in both pre- and post-war neighborhoods - into compact, walkable, mixed-use centers, particularly those located on transit routes. Many proposed mixed-use centers are located in traditional business areas in pre-war neighborhoods (see Figure 2.a - Future Land Use Map - Page 21). Proposed mixeduse centers are located in areas zoned for commercial use that have been developed as more auto-oriented shopping centers, strip malls or collections of freestanding businesses in post-war neighborhoods. In contrast to traditional business areas, these commercial areas are typically located on larger, deeper parcels and have been designed for automobile, rather than pedestrian, access. In addition to Downtown, the regional mixed-use center, three additional types, or scales, of mixed-use centers are pro- l posed (see Figure 3.i - Neighborhood Characteristics and Preservation Tools/ Strategies - Page 40 and Figure 4.b Hierarchy of Mixed-Use Centers - Page 56). • Neighborhood centers that serve as the focus of a neighborhood, or several neighborhoods, and are located on a major transit route. • Village centers that serve several neighborhoods and are located on a proposed express and/or high frequency service transit route. • Sub-regional centers that serve several villages (and may also serve areas outside the city) and are located on a proposed express and/or high frequency service transit route. By incorporating housing, shopping, jobs and services, and providing attractive alternatives to travel by car, mixed-use centers will make it possible to reduce the amount of off-street parking (and land required to accommodate it) and support improved transit service (see also, Chapter 6 - Balanced Transportation - Page 75). Figure 4.b - Hierarchy of Mixed-Use Centers Neighborhood Mixed-Use Center Serves as the focus of a neighborhood or several neighborhoods; located on a major transit route. Core Retail Uses Other Core Uses Convenience shopping: Non-retail uses within the core might include: Approximate Retail Gross Square Feet 7,500 - 10,000 Approximate Trade Area ¾ - 1 mile ¼mi primary area Neighborhood Center @ Chapter 4 - Vital Business Districts • Pl.an Grand Rapids • • • • • • • • • Small food market Deli Bakery Local restaurant Florist Video store Beauty/barber Dry cleaning Other local small business • • • • • • • Small upper-story offices Day care School Police or fire substation Multifamily housing Live/work housing Branch library • Page 56 • Population to Support Minimum 6,000 - 10,000 �Figure 4.b .. Hierarchy of Mixed.-Use Centers Village Mixed-Use Center Serves several neighborhoods; located on a high frequency service transit route. Core Uses Convenience shopping with at least one anchor, • Supermarket Drugstore • Hardware Other retail: • Entertainment • Specialty shops • Gifts • Clothing • Bank • Etc. Inner Ring Uses • Higher density housing • Larger freestanding offices • Other job generators with high employee to floor area ratio • Cinema • Branch Post Office • Church • Community recreation center Approximate Retail Gross Square Feet 30,000 150,000 GSF Approximate Trade Area 1 - 3 miles; Population to Support Minimum 20,000 - 35,000 1/2 mile primary area See also Neighborhood Mixed-Use Center Core Uses. Sub-Regional Mixed-Use Center Serves a specific area of the city (several villages) and may also serve areas outside the city; located on a high frequency service transit route. Core Uses General merchandise and convenience shopping with two anchors: • • • • • Supermarket Drugstore Home improvement Department store Specialty/discount apparel • Chain restaurant • Other retail plus nonretail core uses Inner Ring Uses See Village Inner Ring Uses, plus: • College/technical school • Larger scale health care Approximate Retail Gross Square Feet 150,000 275,000 GSF Approximate Trade Area 3 - 5 miles; Population to Support Minimum 55 ,000 - J15,000 1 mile primary area Sub, Regional Center See also Neighborhood and Village Mixed-Use CenteT Core Uses. • Page 57 • Plan Grand Rapids • VitaL Business Districts - Chapter 4 6) �a range of housing types for people of all incomes and ages; and Parking Retail Mixed Use • an "edge" zone that creates a transition in residential densities and building scale adjacent to existing single family neighborhoods. Retail Mixed Use Retail Mixed Use Parking ITRW~ TIJn:ijITJD %11 I 1111 I ta 0 R8 0 a a t11111r1 (n I I 111111 Figure 4.c .. Illustration of Neighborhood Mixed-Use Center I A plan illustration of how these common characteristics might be organized in a neighborhood mixeduse center is presented in Figure 4.c - Illustration of Neighborhood Mixed-Use Center - Page 58. Like the TBAs, the cores of all mixed-use centers should include street level retail and services, with upper story residential and office use. Parking should be provided both on-street and in off-street lots (or decks) that are located on the interior of blocks, with buildings located along the block's edges to screen parking and ensure that streets have a human scale. Building entries and storefronts should be oriented to these streets to provide a pedestrian orientation and an active edge. When located on a regional or major city street, traffic through the core (and/or mixed-use center) may require calming. lt11111t.ri Variable Characteristics Common Characteristics The three categories of mixed-use centers will vary significantly in size and in the type and amount of business and residential development they include; yet all will share certain characteristics: • a mixed-use retail "core" that includes shops, services, offices, restaurants, entertainment, civic and residential uses in buildings that are oriented to the street; • a transit stop; • public spaces for shared activities; • a connected street system that defines small blocks, is designed for walkability and links the mixeduse center to surrounding neighborhoods; G Chapter 4 - Vital Business Districts • PLan Grand Rapids • Page 58 • Core Uses - Although all mixed-use centers should include a retail mixed-use core, the scale of the retail uses, and the total retail square footage, will vary. Preliminary ideas about the types of uses that might be located in the core area of each type of mixed-use center are presented in Figure 4.b - Hierarchy of MixedUse Centers - Page 56. Inner Ring- Proposed village and sub-regional mixeduse centers are large enough to include an inner ring in addition to core and edge zones. Uses in this intermediate zone can include medium and high-density residential development, larger footprint retail uses (for example, a grocery store), larger freestanding office buildings, other work places with a high employee-to-floor ratio (including technology and �certain light industrial uses), medical clinics, schools • use of the shallow, less commercially viable, corridor • frontage. A boulevard treatment or other re-design and churches. Each mixed-u:se center must be deof the 28th Street roadway would improve its marsigned to fit its specific context; nevertheless, the ketability as a residential location. greater the residential and employee population within a 1/<1-mile walking distance of the retail core, Auto-Oriented Commercial Development Guidethe greater the market support for the retail compolines .. Today, commercial development along 28th nent will be. Travel origins and destinations will also Street and in other suburban-style shopping centers be better concentrated to support improved transit. in Grand Rapids gives little recognition to the needs Other Commercial Areas/ 28th Street .. 28th Street of pedestrians, cyclists and transit users. Large parking lots located between commercial buildings and is Grand Rapids' largest commercial corridor. It is the street discourage walking (even from a transit home to a broad range of commercial development stop to a building entrance); signs scaled to catch types from small, freestanding businesses to small motorists' attention create visual confusion and strip centers, auto-oriented uses (gas stations, car multiple driveway curb cuts create safety conflicts. sales), national chain and big box retailers, hotels and planned shopping centers. Along 28th Street, While the Master Plan acknowledges the need to maintain auto-oriented development patterns in Grand Rapids has an appropriate location for large footprint and auto-oriented commercial uses that do some portions of the city, visual quality and non-motorized access can also be improved. The recomnot fit comfortably into traditional busine s areas, neighborhood mixed-use centers or village and submended guidelines for auto-oriented commercial development presented in Chapter 10 - Development regional mixed-use center cores. Character - Page 117 provide a starting point for preMany people anticipate that the South Beltline will paring improved standards for parking lot screening inspire business relocations from 28th Street, in particular, major retailers and car dealers. This would and landscaping, signs, etc. At,to present unique opportunities to restructure development along some portions of the 28th Street corridor by redeveloping larger commercial sites as new, walkable mixed-use village centers as described above. Even if large commercial sites are not available, these village centers can be created incrementally over time. (See the illustrative plans presented in Supplement B for an example of how such a transformation could occur at 28th and Division.) The Master Plan also recommends encouraging a transition in land use to medium-density residential on shallow commercial parcels that are difficult to market because of their limited depth. A change to residential use on the e segments of 28th Street would greatly reduce (or eliminate) the conflicts that exist today between the low-density residential neighborhoods adjacent to the corridor and the current l 1 • Page 59 • Oriented Commercial - Project Concept Plan Grand Rapids • Vital Business Districts - Chapter 4 �Objective VBD I Continue to reinforce Downtown's role as the multipurpose urban center for the metropolitan region. a. As the regional center for West Michigan, encourage the location of government, large scale office and arts and entertainment uses in Downtown. P/wto courtesy of ArtWorks Expanded Visions 2001 youth apprenticeship program. 4~4 , Objectives b. Promote the expansion of the resident population i.n and adjacent to Downtown by encouraging the conversion of near-Downtown and riverfront industrial and commercial areas to mixed-use (see Figure 2.a - Future Land Use Map - Page 21, Figure 3.g- Development Objectives for All Mixed-Use Areas - Page 37 and Figure 3.h- Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas - Page 38). c. See also Voices & Visions: Community Planning for Downtown. and Policies The following objectives and policies summarize what needs to be done to achieve the vision and plan recommendations presented on the preceding pages so that Grand Rapids can become a city of vital business districts. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. Objective VBD 2 Encourage reinvestment in traditional business area corridors to create compact retail mixed~use centers (cores) linked by residential mixed~use development (connectors). a. Assist traditional business area (TBA) organizations in assessing the market support for retail business, office and higher density residential, and the appropriateness of their building inventory, in planning for reinvestment. G Chapter 4 - Vital Business Districts • Plan Grand Rapids • Page 60 • b. A'iSist TBA organizations in developing business retention and recruitment strategies and managing the retail mix to create a marketable district identity and planning promotional activities. c. Foster property/business owner and resident cooperation in determining the appropriate mix of business uses. d. Provide technical assistance to encourage local business start-ups and expand local ownership. e. Target public investments in improving roadways, transit stops, streetscapes and parking to business districts with comprehensive, coordinated plans for retail recruitment and management, physical improvements, maintenance and district promotion. f. Encourage rehabilitation and infill development that enhances each TBA's traditional architecture and pedestrian orientation. g. Carefully control auto-oriented uses (3.g - Development Objectives for All Mixed-Use Areas - Page 37). h. Accommodate larger scale commercial uses where existing parcel configurations and shared district parking can support them. i. Employ on-street parking, shared parking lots and parking decks; locate and design off-street parking to minimize its impact on the pedestrian character of the district and adjacent neighborhoods. �080080: Objective VBD 3 Objective VBD 4 Encourage the development of compact, walkable commercial centers that provide a mix of uses (retail, other commercial and higher density residential) located on transit routes. Encourage the restructuring of commercial development on 28 th Street. a. Encourage the development of neighborhood and village mixed-use centers within traditional business areas, and restructure more suburban commercial areas, as shown on the Future Land Use Map (2.a - Future Land Use Map - Page 21, 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas - Page 3 8 and 4.b - Hierarchy of Mixed-Use Centers - Page 56). b. Encourage the development at East Beltline/ Knapp and East Beltline/28 th to take the form of sub-regional mixed-use centers. c. Educate property owners, developers and lenders to the advantages of mixed-use development. d. Work with existing property and business owners to develop area-specific plans that can serve as catalysts and guides to mixed-use redevelopment of existing commercial areas. e. Prepare mixed-use development standards and guidelines using the Master Plan's recommendations as a starting point (Figure 3.g - Development Objectives for All Mixec&Use Areas Page 37 and Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas Page 38). f. Develop incentives to encourage mixed-use development (for example, density bonuses, public street extensions, off-street parking reductions, streamlined development approvals). d. Provide zoning standards and design guidelines as needed to improve site planning and design (landscaping, architecture, signs, buffers, etc.) and to improve pedestrian and bicycle access in auto-oriented commercial districts. e. Ensure that streets are clean and well lit and that traffic speeds are safe. a. Concentrate retail development in proposed village and sub-regional mixed-use centers and in planned shopping centers. b. Encourage the conversion of shallow (hard to market) commercial parcels to medium and/or high-density residential mixed-use (Mixed-Use Type Din Figure Figure 3.h- Purpose, Recommended f. Enhance pedestrian connections from commercial districts to nearby neighborhoods. Uses and Special Considerations for Mixed-Use Areas - Page 38). c. Collaborate with neighboring communities to improve the design and appearance of 28 th Street, including the possibility of a boulevard cross section. Objective VBD 5 Improve the visual appeal and walkability of all business districts. a. Assist in providing streetscape improvements to enhance the pedestrian environment and the visual appearance of the city's commercial areas. b. Coordinate with the Interurban Transit Partnership to provide appropriate transit facilities (bus lay-bys, benches, shelters). c. Upgrade district appearance by encouraging compatible fac;:ade, storefront and sign improvements to enhance curb appeal and visual interest. •Page61 • Plan Grand Rapids • Vital Business Districts - Chapter 4 CD �5~0 ~ A Strong Economy 5~ 1 ~ Introduction City government must help to foster a strong economy so that Grand Rapids' residents prosper, and that revenues needed to provide important urban services and amenities are available. The citizens of Grand Rapids recognize the importance of continuing business and institutional investment, but seek to balance economic growth with priorities for neighborhoods, the environment and the quality of development. • Page 63 • Plan Grand Rapids • A Strong Economy - Chapter 5 (:) �- -- - - • ·1 Why are Major Employers Important? The citizens of Grand Rapids expressed the following beliefs in what creates a strong economy and the importance of major employers. • A healthy business area is one in which new businesses replace outgoing businesses. • Business areas can pro,·ide jobs for local residents; local residents are good labor pools for businesses. • Locally owned businesses bring money into neighborhoods. Strong businesses help build the city's tax base. • Incentives are needed to attract new companies. T he significance of the need to insure strong industries within the city cannot be understated; nor can emerging trends be ignored, wch as a life sciences corridor, mixed-use, and the rising number of workers and corporations who are attracted to areas that can provide a high quality of life. These trends can lead to a strong, successful future with community support. A number of issues exist, however, that may impede or prove to serve to limit the degree of success. These issues include: • empty or under-used buildings and/or land; • industrial uses in older commercial areas; • expansion of businesses into adjacent neighborhoods; • locating redevelopment opportunities; • lack of an educated workforce; • hours or operation or the lack of public transit to bring people to and from their jobs; • limited handicap access in many older buildings (building code issues); • environmental contamination. --- ------ CF) Chapter 5 - A Strong Economy • Plan Grand Rapids A citywide community fornm was held at each of the public high schools. 5~2 ~ Visions One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. • Page 64 • 5.2.1 , Business Climate We will work proactively to continuously improve the city's business environment to encourage investment, diversify our economic base and expand employment opportunities. We will make the best po sible use of existing resources to produce sites for business development within the city's boundaries through brownfield clean-up, the reuse of older buildings and the assembly of larger parcels for redevelopment. Grand Rapids will offer creative zoning, flexible financing tools, a streamlined approval proce s and the transportation, utility and technology infrastructure that business needs to succeed. Businesses will have access to capital and good information about available real estate and how to work with local job placement and training programs. As the western anchor of Michigan's Life Sciences Corridor, we wilt become a center for innovation in biotechnology and health services. (\]) . ~l.)~\l)Q.,(,!,j:S~<::l~~;}j~ ffl Topic: ~ lssue:'tl\....t...-'+-'J'l,u•c..J~~~, lou1., i/SitlJ Wt, Tilt ~oPlt, rUATt A :sr,mv/.ATINC. ceo>JoMy 'io aim,,/Aff U,f/il# iuss,i./t½ ~,I!) /Wf~T'( /PNl\11fS TI/R~. ~~ EbllC~t>~ l,J(,RI{ '"I) mms ~ ,tws or ,lu~~/>JoR.MOO~ ~,I!) ~Sis 1,fl~IU.!) ro,,..( lutll P~y11Jr, :J'o~,' ~fif/SIT'f '" 11/t r~rn1nu,J17t r'Nft-tr 11"1> UNOU. - P~P1.A.T1~<, . Vision Statement ;..P.;..ic_t_u_re_/_S_y_m_b_o_l_____ -T,1mTMm �~ Topic: ~ Issue: 5., ,in,$s /-S. b Of'P"".....,;~s Root'\ Ilb io o.f.f.,.. more. ~dveco➔~ ... \. °"~ ;ob -1-<co,n•"' opp•..-4....,;+i«S1 in 'Sp•n,J/4_-.( order ~ prd11to+~ f.;,.. (t-{'(&..-.e.-ii"c>-i,ol'\ o k 1-l,s f•"iC WoMt'\ °"J. ~V\. -Ir> h•"c. be...,_,- Svp{'Orttc:l ~ \ - ~ , ii\ o,.J. su,c:.rss ""-l ~o-.i: l ,'es 5.2.3 .,. Building on Our Assets We will succeed in making our most important natural feature - the Grand River - increasingly visible and usable by converting riverfront industrial sites to parks and new development that welcomes people to the river's edge. - Vision Statement Picture/Symbol ;;..;.;~.;.._....._....;.....;;.;.._ _ _ _ _ W~•™m~am 5.2.2.,. Job Diversity and a Productive Workforce Educational partnerships between the business community, the public schools and our institutions of higher learning will offer all of our residents unparalleled opportunities to succeed in the workplace and contribute to the vibrancy of our economy. Our commitment to excellence in education and job training, and the availability of high quality public transit and child care, will be instrumental in moving people into work, out of poverty and up the job ladder. The skills and productivity of the people who make up our workforce will be recognized as significant economic assets. In tum, Grand Rapids' businesses many of which are locally owned - will provide well paying jobs that support families. 1~~fa) Picture/Symbol r • Cities Bounce Back For most metropolitan cities, the 1970's were a disaster. St. Louis, for example, lost a little more than a quarter of its population. A fifth of the people in Detroit and Buffalo fled to the suburbs or left for opportunities in the Sun Belt. The 2000 census reveals that many cities gained population in the last decade and some enjoyed their best decade since the 1950's. Grand Rapids mirrored this trend. After losing eight percent of its population in the 1970' s, the city gained 16,000 new residents in the next two decade , and now has its largest number of residents ever. An upward trend in population is only one indication of a city's health. But there may be a correlation between population growth and a vibrant urban environment. Five of the cities that had their best decade in the 1990's - Boston, Denver, Minneapolis, New York, and San Francisco - are among the top "24-hour cities" picked by the 2000 Emerging Trends in Real Estate report as the best bets for investment and development. City of Grand Rapids Census Year Population .Change 1960 ••••••••"••••••• 177,313 1970 ················· 197,649 ··············· 11.5% 1980 ················· 181,843 ················ -8.0% 1990 ················· 189,126 ················· 4.0% 2000 ················· 197,800 ················ 4.6% AJaprl"l.i from: \A:'1N1:- Rc-por~ an,..1 "Citil &)unc~ Ba1.'k," Neu, Urban i\'eu-s, Vol. 6, No. 4. June 1001. Posters are from the first Master Plan Commttn icy Forum held at Central High School in March 2001. • Page 65 • Plan Grand Rapids • A Strong Economy - Chapter 5 0 �5.3.1 .,. Sustainability and Diversity The adaptive reuse of older industrial buildings is an important issue for a sustainable economy. 5~3 -- Plan Recommendations To provide a basis for achieving these visions, characteristics of a diverse, sustainable economy are presented and referenced to recommendations in Chapters 3 - 9. In addition, plan recommendations focus on: • existing industrial districts in which a change in land use should be encouraged, and those in which industrial use should be retained; • the role of light industry as a component of mixed-used use development; • the benefits of mixed-use as a context for institutional expansion in the center city; • the importance of coordinating the location of job centers with decisions on transit. 0 Chapter 5 - A Strong Economy • Plan Grand Rapids • Page 66 • Grand Rapids can have a sustainable economy by adapting to changing conditions and re-using existing resources in new ways. Sustainable economic growth promotes adaptive reuse, brownfield cleanup and reinvestment in already developed areas as an alternative to the "take-make-waste" pattern of sprawl. Revitalization of Downtown, the adaptive reuse of older industrial and commercial buildings in the North Monroe and Heartside areas and plan recommendations for reinvestment in the city's older neighborhoods and traditional business districts (see Chapter 3 - Great Neighborhoods- Page 27 and Chapter 4 - Vital Business Districts - Page 47) provide examples of this kind of sustainability. A sustainable economy also emphasizes quality of life as a key factor in attracting and retaining a balance of household types and incomes, as well as employers and a skilled workforce. Recommendations on important factors that influence the city's quality of life - including the range of housing choices Grand Rapids offers, its schools, the quality of its built environment, its recreational and open space opportunities and its environmental quality - are addressed in visions and policy recommendations throughout the Master Plan. (See Chapter 3 - Great Neighborhoods - Page 27, Chapter 7 - A City that Enriches Our Lives - Page 89, Chapter 8 -A City in Balance with Nature - Page 103 and Chapter 10 - Development Character - Page 117.) Plan recommendations also touch on the question of fiscal sustainability (the need to balance municipal revenues and expenditures) by recommending that public investments be targeted (and leveraged), that incentives for desired private investment be established and that public/private partnerships be created. While the public sector can help to encourage and guide development, it is the private sector �that actually makes the majority of the investment needed to accomplish plan recommendations. As a result, limited public resources must be invested strategically to maximize returns in achieving desired outcomes. Grand Rapids can have a diverse economy by creating an environment that supports overall business success, rather than focusing on a single sector. As recommended in Chapter 4 - Vital Business Districts Page 47, Grand Rapids can also enhance the diversity of its economy by placing as much emphasis on nurturing the success oflocal entrepreneurs as it does on attracting major new employers. A diverse economy includes a variety of large and small jobgenerating uses including retail and services, arts and entertainment, government and professional offices, educational and health care institutions, technology and industry. Plan recommendations in this chapter focus on industry, mixed-use employment centers and institutions located on Downtown's edges. Master Plan recommendations for offices, retail and services uses are addressed in the preceding chapter (Chapter 4 - Vital Business Districts - Page 47). 5.3.2 , . Industry Compared to national trends, Grand Rapids has done well in retaining manufacturing jobs over the past 15 years. Continuing efforts to diversify the city's industrial base have contributed to this success; while jobs have been Lost in some industries (for example, furniture and fixtures), increases have been experienced in others (for example, printing and publishing). In manufacturing, as in other business sectors, many firms are locally owned. In addition, the majority of manufacturing firms located within the city a.re small, employing 20 or fewer people. Although Grand Rapids has many assets that make it an attractive business location, the city also faces certain disadvantages in comparison to undeveloped "greenfield" areas in the larger metropolitan region. Space for new industry and for the expansion of existing industry is limited. Available sites are relatively small and often need environmental remediation. Available buildings can also present environmental problems and be expensive to bring up to modern code requirements. While the city can help to overcome these disadvantages, it is important to have a clear understanding of where time and resources should be targeted. The following recommendations for future patterns of industrial land use can help to achieve this. Rail and Highway Corridors - As primary travel modes have changed over time - from water to rail to streets and highways - the patterns of industrial development in Grand Rapids (and the region) have also changed. In Grand Rapids, both the river and rail corridors became the "spines" of industrial development. Today, Grand Rapids industries do not depend on water for power or transportation. Many industries rely more heavily on truck access and proximity to highways (and airports) than on rail. The cost and convenience of competing transportation modes may continue to change in the future, however. As a result, industries that have ready access to both rail and highway corridors will retain flexibility as a competitive advantage. While some light industrial uses can fit compatibly in a mixed-use development context, other industrial uses, because of their scale and/ or external impacts, function best in single purpose industrial districts that are buffered from neighborhoods and shopping areas. Examples of these uses might include: truck terminals and distribution centers, contractors' yards, industrial laundries, and uses that manufacture or treat goods from raw materials. As shown on the Future Land Use Map (Figure 2.a - Page 21), the Master Plan recommends the retention of industrial districts that are located on rail lines and can provide easy access to highways without routing • Page 67 • The majority of manufacturing firms within the city are small, employing 20 or fewer people. Attractively Landscaped front yards in industrial areas improve compatibility with neighborhoods. Plan Grand Rapids • A Strong Economy - Chapter 5 0 �• provide attractively landscaped front yards; • step down building heights toward the street; • articulate front fac;ades to create a sense of scale; • provide doors and windows overlooking the street; • use higher quality materials on front fac;ades; • avoid excessive fencing and make fencing attractive (no barbed wire); • screen outdoor storage yards. 1886 Bird's Eye View Map of Grand Rapids. 0 Chapter 5 - A Strong Economy • Plan Grand, Rapids trucks through residential areas. The design of streets serving these industrial districts must balance needs for truck access with other priorities, for example, establishing attractive gateways to the city. In some instances, parcels on the edges of these districts may be consolidated to create improved buffers and transitions to adjacent neighborhoods and business districts. While design and development standards in these industrial districts will not be as stringent as those for light industrial development in mixed-use areas, some standards that address buffers and transitions may still be appropriate. For example, industrial uses fronting on major entrance corridors to the city should be encouraged to: • Page 68 • In some recommended industrial districts, for example the Godfrey corridor, multi-story 19 th century industrial buildings coexist with more contemporary industrial uses. fu in the North Monroe area, the adaptive reuse of these buildings for a mix of uses should be encouraged . This mix might include loft housing, artist/artisan studios, offices and retail. Over time, some existing industries may relocate outside of the city. If this happens, it will be appropriate to re-evaluate the affected area's land use designation. For example, if the existing industrial users in the area bounded by 28 th Street, Madison and the Norfolk Southern rail line were to relocate, this area could become a logical extension of the proposed village mixed-use center at 28 th Street and Division Avenue. Such a change in land use (from industrial to mixed-use) would be especially appropriate if the existing rail line were abandoned in the future. (See Supplement B for an illustration of one possible scenario for future development at 28 th and Division.) Riverfront - Since the city's founding, the Grand River has been a focus of job creation. Although the nature of those jobs continues to change, the city's relationship to the river remains critical to its economic development future . People in Grand Rapids would like to improve the visibility of, and access to, the river as an asset for both economic development and quality of life. The riverfront can offer special �opportunities for economic diversification, job creation and expanding higher density housing choices; while at the same time increasing recreational use and improving environmental stewardship. As a result, the Master Plan (see Figure 2.a - Future Land Use Map - Page 21) recommends that a change in land use be encouraged along the riverfront north of Wealthy Street1 from industry to open space and mixed-use. In the area north of 1-196, east of US-131 (on the west side) and west of Monroe Avenue (on the east side), this mix of uses should give priority to: • the addition of open space; • continuous public access along the river edge; • medium- and high-density residential development on the riverfront. New job-generating uses along the riverfront could include offices, educational or cultural uses and hotels. Retail, restaurant and/or entertainment can also be encouraged as accessory uses located in the same building as a primary residential, office or hotel use. A mix of uses within a single building or development parcel should be encouraged. Development densities that capitalize on the value of a riverfront location, and the control of surface parking, are recommended. Resource Extraction Areas - A significant land area in the southwest portion of Grand Rapids - including the former Butterworth Landfill and the area immediately to the west of 1-96 - were historically used as resource (gypsum, gravel) extraction sites. While these mining operations have been phased out, more than 200 acres of disturbed land remain that are currently zoned for single family residential use (R-1) 2• The Master Plan recommends that this 1 0 n the wt.>st bank of the Grand River -.outh of Wealrhy Strect, pla nn ing i:-. underway for the development of a park on the Ruckrwonh L1r\l.lflll. TI1is new riverfront pa rk will li nk m Kent Coun t,y's planned M,lli.'n nium Park loc,, tcd dirccd\· w the south on rhc Ur.ind R iver nnJ Kent Tra ils. On the case bank of the Grand Ri\.'er, the Ma:.tcr Plan propose.:. chat tht.> riwr cdcc (wcsl o f Market Street) heco rn c pan o f rhe con rinu ou.-; rive rfront ope n :.p:tct-/trail :,;}~rem. 'TI,c Buuerwonh LanJfill is owncJ hy thl! city and is pb.n ncd ro bcc~)me a park. low-density residential land use designation be maintained until more information is available on existing conditions and the constraints they pose for future development. As a result, any proposal for nonresidential development will require rezoning, including the notification of adjacent property owners and a public hearing. When a geotechnical analysis for this area is undertaken, it may be determined that residential development is not financially feasible in the majority of the area. If so, alternative uses will have to be considered. In the interim, it may be appropriate to al low limited use for outdoor storage (with a special approval) in areas that are immediately accessible from existing streets and are well buffered from existing residential development. 5.3.3 - Industry as a Component of Mixed-Use Development should capitalize on the value of the riverfront. With well defined design guidelines and performance standards, many light industrial uses can coexist compatibly with a mix of office, retail and housing - not only on the riverfront, but also in portions of Downtown and in the proposed mixed-use areas to the north and south of Downtown and on the Near West Side (Figure 2.a - Future Land Use Map - Page 21). Examples of these light industrial uses might include: laboratories, designer's or builders shops, photo labs, artist's studios and artisan's workshops, small scale manufacturers of food products or small assembled products from prepared materials. In riverfront, Downtown and near Downtown areas, light industrial uses that are relatively small in scale, provide a high ratio of employees to floor area and do n ot generate high volumes of truck traffic are particularly appropriate as part of the use mix. Encouraging a broader mix of uses in existing industrial areas on the riverfront and near Downtown is an important strategy in creating a human scale, walkable and transit-supportive city. To be success- Many Light industrial uses are appropriate in mixed-use areas. • Page 69 • Plan Grand Rapids • A Strong Economy - Chapter 5 0 �The former Butterworth Landfill Site has been remediated and planning is underway for the de~·elopment of a park. ful, these mixed-use areas must be carefully planned and designed to provide incremental transitions in use intensity and building scale, coherence in architectural design and a pedestrian-friendly public realm. As noted above, performance standards are also needed to control impacts (for example, noise and truck traffic) that can reduce quality of life. Recommended Development Objectives for All MixedUse Areas are presented in Figure 3.g - Page 37. Descriptions of the Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas are presented in Figure 3.h (see Mixed-Use Area Types A and B) - Page 38. In addition, the development guidelines in Chapter 10 Development Character - Page 117 provide one example of industrial mixed-use; examples of how plan recommendations and guidelines might be applied (Near West Side and in the vicinity of Plainfield/ Leonard) are in Supplement B. These Master Plan materials provide a starting point for undertaking more detailed area-specific plans for each proposed mixed-use area. These areaspecific plans should determine where existing development should be protected and enhanced and where future redevelopment should be encouraged. These more detailed planning efforts, undertaken with the collaboration of the city, area land owners, developers, residents and business owners, are essential in establishing a foundation for successful mixeduse development. eluding those associated with health care) are the fastest growing sector of the Grand Rapids employment market; most of these service jobs are located in the Downtown area. As a result, Grand Rapids needs land use patterns for the future that can allow and encourage these institutions to grow within the city - but to do so according to rules that recognize important priorities for preserving neighborhoods, creating walkable streets and managing traffic and parking demand. The existing pattern of land use in Grand Rapids outside of the Downtown area also includes many institutional uses - from elementary schools to college campuses - that are already integrated into the development fabric. In some instances, it would be very difficult to expand the physical boundaries of these institutional sites in any significant way. (Metropolitan Hospital is an example.) ln other instances (for example, Cornerstone College) such expansion may be possible. Because each situation is unique, the Master Plan recommends that institutions, neighborhood and business organizations work in collaboration with the city to explore alternatives and find appropriate solutions to expansion needs. 3 Mixed-Use - The Master Plan recommends that the major educational and health care institutions located in and on the edges of Downtown be encouraged to remain and expand within a mixed-use development context that: 5.3.4 , . Institutions Health care and research institutions are important economic anchors and incubators. 0 Chapter 5 - A Strong Economy • Plan Grand Rapids In a global economy, businesses' most important raw material is skilled and dedicated workers. As a result, colleges, universities and technical schools are critical economic resources, as well as important job generators in and of themselves. Similarly, health care institutions - especially those engaged in biotechnology research and development - are important economic anchors and incubators. Consistent with national trends, service jobs (in- • Page 70 • • encourages ground level retail and services along major streets; • emphasizes the quality of the pedestrian environment; • reduces traffic and parking demand by encouraging the use of transit, carpooling, cycling and walking; 1 TI1c JX"IS::iiblc nct..J to nmsider n.:usc oprions for puhlic ~,hoob that ma) Ix- closi..'1.I in tht.• hmm.: prCM!ntb a doi;e parnllt:I to rhc i.~f.UC of tn,..tuurionill expansi\lll. ln<lt:c<l, in11tirutinnal U!-o(':-. arc on1:()f sl'\'cral likely optiom for thl' rt:use of che:;c huilJin~-.. GuiJelmcs for one example of sd10t,l i-ite rn,sc (th:ir ;1:..,11m!.!:',. rh11t the t!Xh;tin,:: building i:. retained) 1s providt..-J 1n C/w/>lt'T JO Pas,:e I15. �• controls the amount, location and design of surface parking; • incorporates higher density housing to provide compatible transitions to existing single-family neighborhoods. This mixed-use approach to planning for institutional expansion will not only protect the livability of center city neighborhoods; it will also present a positive image of the city to visitors from the metropolitan region and beyond. The general purpose and recommended uses for institutional mixed-use areas on the edge of Downtown are described in Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas Page 38 as Type C. In addition, it should be noted that public and private institutions (including, for example, educational and cultural uses) can also be components of Type A and B proposed mixed-use areas. The recommended uses for neighborhood, village and sub-regional mixed-use centers proposed throughout the city (see Figure 2.a - Future Land Use Map - Page 21 and Figure 4.b - Hierarchy of Mixed-Use Centers - Page 56) also include institutional uses (for example, schools, churches, branch libraries, post offices, recreation centers and social service agencies). A limited number of smaller scale institutional uses (elementary school, branch library, agency outreach office) are most appropriate in or adjacent to the core of neighborhood centers, the smallest in the suggested hierarchy of mixed-use centers. Because of their larger size, village and sub-regional mixed-use centers can accommodate a broader range of larger institutional uses (recreation center, technical school, church) both in their core or inner ring areas. Overall Development Objectives for AlL Mixed-Use Areas are presented in Figure 3.g- Page 37. Guidelines for one example of institutional mixed-use are also provided in Chapter 10 - Development Character - Page 117. 5.3"5 , Job Centers and Transportation The Master Plan recommends that major job centers be located on transit lines so that employees have the option of getting to work without their cars 4• In addition, the expanded use of transportation demand management programs is recommended to encourage transit use, car- or van-pooling and walking or cycling to work. This, in turn, will reduce peak traffic volumes and the amount of on-site parking needed. In mixed-use areas, parking should be treated as a resource shared by uses that experience peak parking demands at different time of the day. Streets that carry major volumes of traffic should also be designed to ensure that they create an appropriate environment for pedestrians and cyclists, as well as cars and trucks. • promote the development of additional Renaissance Zones; • promote the development of an industrial park (in collaboration with the City of Walker) that supports sustainable business practices; • build partnerships on urban redevelopment with communities that border Grand Rapids. These goals should be pursued in a manner consistent with the Master Plan's recommendations, objectives and policies. 5.3.6 , Urban Redevelopment Council Established in 1995, the Urban Redevelopment Council serves in an advisory capacity to the City of Grand Rapids and the Right Place Program5 to bring the "voice of the business community" to the city's urban redevelopment work. The Council's mission is to promote business retention, expansion and attraction activities in the city through the productive reuse of land and buildings, while strengthening collaboration between the city and other units of government within the region. The council's 2002 Strategic Plan presents the following goals: • develop an aggressive land assembly strategy for the city; -t Jr is also imp<.)rtant to not!.! that rhe Interurban Tr.i.n:.it Partnership (ITP), the regiona l transit ::q::ency, is focusing Sp<'l:ial attention on improving tran:.txmation st!rvice:,; to link low income populario ns co cmploymcm (nnJ daycare) lo,..:arions by expand in$? existing van se rvice. ~The Right Place Program, ,1 regional t.'Conomic dcvek1pml'nt ag1.>ncy, works under contract with the Cit} of Grand Rapid!i- to as:;ist with lanJ and hu ildin~ ,me prcp..1ration, h~inc..~ assistance, market ing an d promotion of development opportun it ies anJ pa rmcr::,hips wi th prin re, ~-ovcmmenr and commu nif)' s.,TtOups involved in economic development. • Page 71 • Major job centers should be located on transit lines. PLan Grand Rapids • A Strong Economy - Chapter 5 0 �oeeeeos ·oeeos Photo courtesy ofArtWorks Expanded Visions 2001 youth apprenticeship program. Objective SE 1 Objective SE 2 Capitalize on the Grand River as an asset for economic development and quality of life by encouraging a change in land use along the riverfront from industry to open space and mixed,use. Capture the benefits of improved riverfront visibility and access by encouraging mixed,use development in near,Downtown industrial areas east of US,131 and west of Monroe Avenue. a. North of Wealthy Street, encourage mixed-use development that adds open space, provides public access and gives priority to medium- and high-density residential development along the river's edge. Encourage development that takes advantage of valuable riverfront land by discouraging one-story buildings and controlling surface parking (see Figure 3.g - Development Objectives for All Mixed-Use Areas - Page 37 and Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas: Type B - Page 38). 5.4 .- Objectives and Policies b. South of Wealthy Street, pursue plans for park development at the Butterworth Landfill and the extension of the riverwalk (see Figure 7.c Open Space Framework Plan Map - Page 95). The following objectives and policies summarize what needs to be done to achieve the vision and plan recommendations presented on the preceding pages so that Grand Rapids will have the land use and transportation patterns that support a positive business climate, a diverse job base and a productive work force. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. c. Develop standards for accommodating light industry as a part of the riverfront use mix (for example, small scale, low impact, high employment). 0 Chapter 5 - A Strong Economy • Plan Grand Rapids d. Undertake area-specific planning as a catalyst and guide to reinvestment (based on mixed-use recommendations in Figure 3.g - Development Objectives for All Mixed-Use Areas - Page 37, Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas - Page 38 and Figure 4.b - Hierarchy of Mixed-Use Centers - Page 56). • Page 72 • (Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas: Type A - Page 38.) a. Improve connections from all neighborhoods to the riverfront (in particular, by reducing the barrier created by the US-131 embankment). b. See also SE l .d. oeee Objective SE 3 Retain industrial districts located on rail lines that can provide easy access to highways without routing trucks through residential areas. a. Consolidate parcels for industrial use on the edges of these districts. b. Develop standards that improve buffers and transitions to adjacent neighborhoods, business districts and major entrance corridors to the city. c. Encourage the adaptive reuse of pre-World War II industrial buildings wherever possible. �080080: Objective SE 4 Objective SE 6 Encourage major institutions to remain and grow in a mixed,use context in Downtown and on its edges. Improve public transit access to work places by coordinating the location of major job centers with existing and proposed transit lines. (Figure 3.h • Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas: Type C • Page 38.) a. Protect neighborhood edges by creating incremental transitions in use intensity and building scale. b. Adopt transportation demand management strategies to reduce traffic increases and on-site parking requirements; carefully control the amount, location and treatment of surface parking. c. Provide a pedestrian-friendly street network with ground floor retail and service uses on major streets. d. See also SE l.d. 0800 Objective SE 5 Accommodate appropriately scaled institutional uses as components of proposed mixed,use neighborhood, village and sub,regional centers. (Figure 2.a • Future Land Use Map• Page 21 and Figure 3.g - Development Objectives for All Mixed-Use Areas · Page 37.) 080080: g. Provide flexible financing tools, a streamlined development approvals process and connections to appropriate employee placement and training programs. h. Make development approvals predictable, fair and efficient. i. Help to coordinate economic development initiatives within the metropolitan region. Objective SE 7 Encourage business investment while balancing economic growth with priorities for neighborhoods, the natural environment and the quality of the built environment. a. Provide investors and developers easy access to economic, market, workforce and real estate information. b. Give greater emphasis to technical assistance for small businesses to foster entrepreneurship, business start-ups and local ownership. Objective SE 8 Encourage business development and continued economic diversification to deepen and broaden the range of jobs and pay scales available within the city. a. Give particular emphasis to attracting and retaining businesses that provide jobs that pay a living wage and can support families. b. Promote the availability of good transit service and quality, affordable day care for the children of working families. c. Nurture existing business to promote sustainable growth. d. Provide the transportation, utility and technology infrastructure needed to support commerce. e. Use public investments strategically to leverage desired economic development in appropriate locations. Objective SE 9 Encourage educational partnerships that promote youth development and improve the job skills of citizens of all incomes. f. Assist in the production and marketing of attractive business development sites, offering a range of site sizes, land use types and locations. • Page 73 • Plan Grand Rapids • A Strong Economy • Chapter 5 0 �6.0 ~ Balanced Transportation 6~ 1 ~ Introduction Primary travel modes change over time. They shape, and are shaped by, land use patterns. Grand Rapids' citizens support the coordination of transportation and land use decisions to reduce dependence on the automobile, provide choice in travel modes and to balance needs for automobile and truck access with the long term objectives of improving transit, making streets more walkable and creating a system of bike routes. • Page 75 • Plan Grand Rapids • Balanced Transportation - Chapter 6 (:) �6.2. 1 , Automobile Alternatives Why Do We Need a Balanced Transportation System? The citizens of Grand Rapids expressed the following beliefs about the importance of a balanced transportation system that not only serves the automobile but pedestrians, cyclists, and transit riders as well. • Good public transportation contributes to a healthy region, city and neighborhoods. • We musr pursue alternate means of transportation so that we don't just rely on the car. • Our streets should be made comfortable for pedestrians, the handicapped and others (bikes, strollers, delivery carts, etc.). • Good pedestrian environments in bus111ess areas compliment good automobile access. • A good network of streets promotes easy access and often attracts businesses to an area. • Our streets should he well paved and well marked. • Multiple bus routes make neighborhoods more desirable. • Making and maintaining streets as comfortable places for pedestrians is important. • High volumes of low speed traffic are good for business areas. • The city should be built for people, not cars. • Bikes are an important consideration in the design of our streets and should he safe!} accommodated. T I he city's interconnected network of streets, alleys and sidewalks allows people to move from one place to another efficiently. The need for a balanced rransportation system that offers alternatives to the automobile was strongly expressed by the public throughout the planning process. These alternatives can reduce automobile dependency and associated parking needs, as well as rncrease the accessibility of jobs to the Grand Rapids workforce. --- [ e Participants were actively inwli<ed in the decision-making process for the plan. 6 . 2 .- Visions One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choo e. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. Chapter 6 - Balanced Transportation • Plan Grand Rapids • Page 76 • We will plan land use and transportation in our city and the region to make transit convenient and affordable. All residents will be able to get to work, school, recreation opportunities or shopping without relying on a car. Because our state-of-the-art transit system will be such a success, parking demand will be significantly reduced and we will be able to devote less land to storing parked cars. In most neighborhoods, residents will have access to daily, convenient shopping and services within walking distance of home. Our streets will create a connected network and will be designed to encourage walking and cycling; information on walk/bike routes will be easily available. We will emphasize the importance of treelined, people-friendly streets in our neighborhoods. Traffic calming will contribute to safer streets for drivers and more livable neighborhoods for all residents - especially our children. Most important, our overall transportation system will offer a balance between cars, transit, cyclists and pedestrians. Vision Statement ,~(in R I) Picture/Symbol _ _ _........ _ _ _ _ _ _ _ _ _ W~Ti1m THm �The 1923 Master Plan Recommended Streetcar Improvements to Relieve Traffic Congestion. 1 CITY or ~J~PIDS f PRORJSED ENLARGED TRANSIT sYSTEM '. CITY PLANNINGDCPARTM(NT Ef1!Trru":T-- ;._~~,.;;;..&..~~----Picture/Symbol I I ~ ,I J Wact.TrfmT•am 6.2.2 - Well Designed Street Network Despite carrying greater traffic volumes at major streets will be designed to be people-friendly. We will make sure that street paving is in good condition by investing in improved longer-life materials and carefully managing truck load limits. AB a result, vehicle damage will be significantly reduced and traffic safety will be improved. Attractively landscaped, safe, clean, well maintained streets will be an important part of our city's positive image and quality of life. Posters are from the first Master Plan Community Fomm held ar Central High Schoo! in March 2001. • Page 77 • Pl.an Grand Rapids • Bal.anced Transportation - Chapter 6 C:) �• design streets to enhance safety, improve walkability and create image corridors; • reduce the extent to which highways create barriers to movement; • manage parking supply and demand and improve parking lot location and design; • provide bike routes. Planning Background The 1996 Long-Range Public Transportation Plan for the Grand Valley Region recommends the development Balancing the use of street rights-of-<.vay to accomodate auto, transit, pedestrian and bicycle lanes is important. Figure 6.a, GVMC Long,Range Public Transportation Plan URBAN AREA FlX.EO ROUTE SERVICE - FEEDER SERYfCE TO CLOSEST HUS = RURAL SERVICE SURFACE TRANSPORTATION CENTER TRANSIT CENTERS • • - COMMUNITY HUBS AFTEEN MINUTE SERVICE -THIRTY MtMJTE SERVlCE PEAK HOUR EXPRESS 6~3 ~ Plan Recommendations The 1994 Grand Valley Metro Council (GVMC) Blueprint Report and the 1996 Long-Range Public Transportation Plan for the Grand Valley Region (Metro Mobile 2020 Task Force, Grand Rapids Area Transit and GVMC) provide a conceptual foundation for coordinating transportation and land use decisions to reduce dependence on the automobile and provide choice in travel modes. The Master Plan builds on this foundation to promote coordinated land use and transportation decisions that: • support transit use through coordinated land use, site planning and street design decisions; • balance the use of street rights-of-way to accommodate pedestrian and bicycle needs, as well as moving vehicles; e Chapter 6 - Balanced Transportation • Plan Grand Rapids • Page 78 • of a transit system linking outlying community hubs in Kent and Ottawa Counties to and through the City of Grand Rapids via express and high frequency service bus routes. Because the locations of these routes are important factors in land use decision-making, an effort has been made to interpret the regional concept and to identify potential alignments within the city (Figure 6.a - GVMC Long-Range Public Transportation Plan - Page 78). High frequency ridership bus routes have also been mapped to assist in future land use plan~ ning. Finally, the regional transit organization (the Interurban Transit Partnership, or ITP) is undertaking an evaluation of alternative fixed guideway routes and transit modes as part of the regional system. Although early thinking about these alternative routes has also been used in developing the Future Land Use Map, the conclusions of this evaluation could modify land use planning (and development density decisions) within the city. Future Land Use Land use decisions must be coordinated with efforts to improve and expand transit service, and to create a balanced transportation system that reduces dependence on the automobile. More compact devel- �opment patterns and higher development densities in some areas of the city will concentrate travel origins and destinations to support more efficient transit operation. Several land use recommendations that reinforce efforts to make transit a viable transportation choice have been described in preceding chapters, including: Figure 6.b - Transportation Framework: Transit / I' ! -··· i i\7' •-7 • directing higher housing densities to locations on, or within walking distance, of major transit routes (see Chapter 3 - Great Neighborhoods - Page 27); • encouraging the creation of compact, walkable mixed-use centers located on existing high ridership bus routes and proposed high frequency service, express and fixed guideway routes (see Chapter 4 - Vital Business Districts Page 47; • encouraging the location of major job centers on transit routes and the provision of incentives for employees to choose the bus over commuting by car (see Chapter 5 - A Strong Economy - Page 63). As noted above, the fixed guideway location(s) to be recommended by lTP will have an impact on the location of several proposed village mixed-use centers. These alternative village center locations include South Division Avenue at Cottage Grove and 28'h Street west of Breton, as illustrated on the Future Land Use Map (Figure 2.a - Page 21) and the Transportation Framework: Transit Map (Figure 6.b - Page 79). Site Planning and Street Design The way that buildings and parking are arranged on a site has a significant impact on the ease with which transit users can move between transit stops and the front doors of buildings. Large parking lots located adjacent to the street establish a barrier to pedestrian movement between bus stops and buildings. Existing development can be retrofitted in a variety r---' ,~!~ _j __ LEONARD O'BRIEN EXISTING BUS ROUTE (Width indicates amount of use) ,I- PROPOSED EXPRESS ROUTES d'/"_ •••••• @ - POTENTIALFIXEDGUIDEWAYSYSTEM PROPOSED TRANSIT CENTER TRADITIONAL BUSINESS AREAS • • - POTENTIAL CENTER NEIGHBORHOOD CENTER VILLAGE CENTER SUB · REGIONAL CENTER ---l • Page 79 • Pl.an Grand Rapids • Balanced Transportation - Chapter 6 C:) �Figure 6.c .. Transportation Framework: Streets of ways to reduce the extent to which parking lots discourage pedestrian connections. (See Section 10.8 - Auto-Oriented Commercial in a Post-World War II Context - Page 135 for one example.) A more efficient pattern for bus operation and transit riders, however, is to locate buildings on or near the front property line, with parking located to rear. This is especially important at major job centers and in neighborhood, village and sub-regional mixed-use centers. Similarly, the planning and design of street improvements should take transit vehicles and riders into consideration, for example by providing bus shelters, benches and bays that allow buses to pull out of roadway travel lanes. At major transit connection points, a configuration that accommodates more than one bus at a time, and that is located off the major through-traffic street, may also be appropriate. (See Supplement B, for examples of how a major transit connection might be accommodated in the village mixed-use centers proposed at Plainfield/Leonard and 28"'/ 4MILE i =.-... , ! ,..J ! ! w ~ ~ 0 §"' z ! I.,_, MICHi ~· .., J r f 0 ~ - ,AN ; t,J 6TH l § i IS "'j ::, u. Division.) FFW<KUN 6.3~2 . . Streets ~ e ,,, HALL \ BURTOi - - CITY COLLECTOR 1- •. - - w.JORCITYSTREET • • • • • w.JOR CITY STREET- PROPOSED - AEGIONALSTREET .,, _ ,, _ .,, z ••; - - - t - -- f-2aALbSlG§!_-\,Ell . 28TH \ i '-- ,...,-~ • • • • • ENHANCED SfREETSCAPE 32ND I I STREET CONSERVATION AREA 36TH i i.._.. f'"- •"_ ... i l Streets must be designed to allow cars, trucks, transit and emergency vehicles access throughout the city. People in Grand Rapids also want streets that are attractive and safe. Along with parks, squares and plazas, the city's streets are major determinants of the quality of the public realm. When they are improved to create a positive image, and provide a pleasant environment for people on foot and on bicycles, they can serve as a powerful economic development tool. To achieve this, decisions on street design, traffic management, parking, land use and development character must be coordinated. Street Design ;-~ 44TH e Chapter 6 - Balanced Transportation • Plan Grand Rapids • Page 80 • The city has already established guidelines to better balance the use of space within public rights-of-way in the 1996 Street Classification Policy. Street functional �classifications (regional, major, city collector as shown in Figure 6.c - Transportation Framework: Streets Map - Page 80) are coordinated with development categories and design guidelines. These guidelines balance the need to move vehicles with the creation of a street environment that accommodates on-street parking, trans it stops, pedestrians and cyclists. A Street Conservation Area is also defined, encompassing the majority of the city's older neighborhoods where streets are narrower than modern standards. Within this area, street reconstruction and widening projects require Planning Commission approval to ensure that streetscape and pedestrian amenities are not sacrificed. The Master Plan reaffirms these policies and guidelines and recommends that they be augmented in preparing future neighborhood and area-specific plans that interpret the Master Plan's recommendations in greater detail. These area-specific plans should designate pedestrian priority streets and coordinate land use decisions and development guidelines with those designations. Safe Streets - Recent research suggests that slower travel speeds mean safer streets with fewer accidents and injuries. Like many cities, Grand Rapids is now undertaking traffic calming projects that slow traffic by effectively narrowing the perceived street width, using curb bump-outs and sma ll diameter roundabouts located at intersections. The Master Plan recommends a continued coordinated approach and financial support for these initiatives (on both residential and shopping streets) to ensure that faster moving traffic is not simply displaced from one street to another. In addition, for new development projects, standards that allow narrower street widths should be considered. Walkable Streets - Even streets that carry high volumes of traffic can act as seams, rather than barriers between neighborhoods if they are designed to: • provide streetscapes that create a comfortable, human scale environment; • include on-street parking and planting zones to protect pedestrians from travel lanes; 5,dewalk Parkway • use traffic calming techniques to slow vehicles; and THIS • provide well defined crossing points. The location and treatment of off-street parking, and the number and design of driveways (especially those serving non-residential uses) also influence walkability. Parking lots located adjacent to the sidewalk, especially if they occupy significant street frontage and/ or are not softened and screened by landscaping, create an environment that is not hospitable to people on foot. In contrast, buildings located close to the sidewalk, with entries, windows and/or storefronts oriented to the street, create a sense of human scale and add activity and visual interest. This model can be applied to residential, commercial, institutional or industrial development, but it is essential in the core of the city's traditional business areas and neighborhood, village and sub-regional mixed-use centers. (See 10.4 - Traditional Business Area - Page 127 for one example.) In addition to the design of the street environment, the design of the larger street network has an impact on walkability. Streets that create connections within and between neighborhoods, and to shopping, jobs, parks and schools, are needed. Small blocks and variations on a grid of streets multiply connections; large blocks and cul-de-sacs limit connections (see Section 10.9 - Higher Quality Medium and High-Density Residential Design - Page 137). Finally, the distribution of land uses influences walkability. As a result, the Master Plan recommends encouraging mixed-use development that locates homes, shopping, jobs, and schools within easy walking distance of one another. • Page81 • ,,,..- Ro21dw21y !:>idewalk Ro,,dway NOT THIS --------........__ / / ' I I pede~tnaizone I out omob,le z.one "' \ I I I \ \ \ \ ' ' ll!ustrar:ions from the Screet Classification Polit-y that show how to create a pedestrian friendly streetscape. Plan Grand Rapids • Balanced Transportation - Chapter 6 e �Street Redesign Studies - Several additional street redesign studies were suggested by community participants during the preparation of the Master Plan. These include: • East Leonard Street, from Plainfield to East Beltline, where the varying number of lanes and lane configurations create bottlenecks and safety concerns; • Seward Avenue, where extensions north to Ann Street and south to Wealthy Street would provide a continuous north-south surface street connection on the Near West Side. 6.3.3 , . Highways Division Avenue is an important image street (rendering from the Heartside Mainstreet Charette). e Image Streets - Certain high traffic volume streets that serve as gateways to Grand Rapids, especially those on which the addition of higher density residential development will be encouraged, deserve special treatment to create a positive image for the city overall and to enhance their appeal as reinvestment locations. Boulevard treatments or other similar enhancements - for example, street tree plantings, improved sidewalk paving, street signs and street lights - on these streets would dramatically improve their appearance. The Master Plan identifies 28 th Street, Division Avenue and Michigan Street west of Fuller as important image streets (Figure 6.c- Transportation Framework: Streets Map - Page 80). Other gateway streets that should be considered as image streets include North Monroe, Fulton, Leonard, Plainfield, Lake Michigan Drive, Market and Grandville. The engineering and cost feasibility of creating enhanced streetscape on these streets should be given special consideration. Chapter 6 - Bal.a.need Transportation • Pl.an Grand Rapids • Page 82 • Limited access highways within a city often create significant barriers by limiting or eliminating street connections and/ or ignoring pedestrian and bicycle needs in the design of underpasses and bridges. In Grand Rapids, the design of US-131 - especially on the we t bank of the Grand River to the north of Downtown - is an extreme example of this phenomenon. The Master Plan recommends that strategies for eliminating or minimizing this barrier be explored to reconnect Near West Side neighborhoods to the river. (See Chapter 7 - A Community that Enriches Our Lives - Page 89.) In the longer term, when major reconstruction of this segment of US-131 is being planned, the Master Plan recommends that the possibility of eliminating the US-131 embankment be explored to create an at-grade urban boulevard (with appropriate surface street travel speeds) between Ann Street and 1-196. In conjunction with this redesign, east-west streets should be extended to the riverfront. Although it may take decades for this recommendation to be implemented, interim steps can be taken to reduce the barrier that the US-131 embankment creates. These include improving the existing pedestrian tunnel at 10th Street and creating new street �extensions and underpasses at 7,h and/ or 8 th Street where there is adequate vertical clearance. As other highway improvements are planned, designed and implemented on both US-131 and 1-196, the Master Plan recommends that opportunities for improving street connectivity and enhancing pedestrian and bicycle access (by widening sidewalks and adding bike lanes) be given serious consideration. This will require coordination among city departments and neighborhood and business organizations, as well as the Michigan Department of Transportation. 6.3.4, Parking Parking is a complex and controversial planning issue. Nevertheless, a balanced transportation system must include a balanced approach to parking management. Critical parking management variables include: • the amount of off-street parking required for different land uses and types of development; • the way in which off-street parking is located and designed; • the availability of on-street parking; and • how the costs for both on- and off-street parking are assigned and who bears those costs. Decisions on how parking is managed can have a tremendous influence on neighborhood livability, business district vitality, the cost and financial feasibility of new development and the price of housing and other real estate for sale or rent. Parking management can also affect the following: • individual decisions on whether to take the bus, cycle or walk - rather than finding, and possibly paying for, a place to park a private automobile; • the amount of traffic on city streets (and the air quality impacts of tail pipe emissions); • the amount of impermeable, paved land area and the volume (and pollutant loading) of surface runoff; and • the extent to which compact, walkable development patterns can be achieved. Supply Like many other cities, Grand Rapids specifies a minimum number of off-street parking spaces that must be provided for different types of land uses in its current zoning code. These minimum parking requirements appear to be based on national standards geared to suburban, rather than urban, development patterns. With the exception of the Downtown area, the same standards apply no matter where in the city a particular use is located. This approach fails to reflect differences in actual parking demand patterns or to take advantage of the potential to use variations in parking requirements as an incentive in implementing both transportation and development objectives. The Master Plan recommends that alternative approaches to parking management be explored. For example, the city could adopt lower parking requirements - or replace parking minimums with parking maximums - in those portions of the city that are located within easy walking distance of transit routes (including job centers) or are designed to incorporate a mix of housing, jobs, retail and services. This would provide a potentially significant financial incentive to encourage mixed-use development, the restructuring of traditional business areas and the creation of neighborhood, village and sub-regional centers. Similarly, available on-street parking could be counted in meeting total parking requirements to reduce the area that must be devoted to surface parking lots. In many instances, shared parking lots (and decks) that serve the needs of a district are a more land • Page 83 • Improving access under US 131 w connect West Side neighborhoods to the Grand River should be given serious consideration. Plan Grand Rapids • Balanced Transportation - Chapter 6 C:) �Parking areas should be designed for minimal impact on the visual quality and pedestrian orientation on the street. efficient and cost effective parking strategy than requiring each property owner to provide his/her own off-street parking. This shared parking approach is especially helpful in maintaining a more compact development pattern and a continuous block face. The Master Plan recommends that shared parking also be encouraged to ensure that uses which experience differing peak parking demands do not provide redundant parking. In areas where incentives for reinvestment are needed, the city may play a more active role in planning and developing shared district parking lots or ramps. Initiatives for managing the supply of parking, especially in the older parts of the city, require coordinated efforts to avoid the potential negative effects of parking spillover onto neighborhood streets. Many communities use resident permit parking programs to control these impacts. Demand New approaches for managing the supply of parking must be coordinated with strategies for managing parking demand. One of the most effective strategies for managing demand is to ask drivers to pay for the parking they use. This would make some of the true costs of parking more visible and distribute them more equitably. Another, less politically challenging, approach is the use of transportation demand management (TDM) programs. These programs require large employers to provide incentives for employees to use transit, car- or van-pools, or walk or cycle to work. Major employers can also be encouraged to develop financial incentive programs that allow and encourage employees to purchase homes within walking distance of work, These employer-assisted housing programs can take many forms, but often include low-interest loans and/or assistance with closing costs. (:) Chapter 6 - Balanced Transportation • Plan Grand Rapids • Page 84 • Design The guidelines for mixed-use recommend that parking be located and designed to minimize its impact on the visual quality and pedestrian orientation of the street environment (Chapter 10 - Development Character - Page 117). 1n addition, all development - even on auto-oriented strip commercial corridors - should be required to provide landscape screening on parking lot edges adjacent to the street, as well as those adjacent to residential uses. Landscaping should be required within parking lots to provide visual relief, shade and a more human sense of scale. Wherever possible, these landscaped zones should also serve as runoff infiltration areas. 6.3.5 , Bike Routes The bicycle element of the Long Range Transportation Plan for the Grand Valley Region (1996) proposes that 3% of all regional travel trips be made by bicycle in the short term and that 10% of all trips be converted to bicycle trips in the longer term. To accomplish these goals, energy and resources must be focused on providing more and better on-street bicycle facilities and bike paths that accommodate both recreational trips and trips to work, shopping and school. In the following chapter, the creation of a primary open space framework is recommended, composed of greenways and on-street bicycle/pedestrian corridors that link all areas of the city to major parks, the river and the developing county and regional trail network. The configuration of this primary open space framework, in combination with the bike routes proposed in the 1996 Long Range Transportation Plan (Figure 6.a - GVMC Long-Range Public Transportation Plan - Page 78 and Figure 6.d - Transportation Framework: Non-Motorized - Page 85), should serve as a starting point in establishing priorities for future bike route planning and development. �• KNAPP/ --~ Reducing Car Dependence ---'-Lj.JUIJ!.l:,J. ~r'-'+--"-"'.,.C.....L..-❖--.!:!:~ E ' ~ Reducing dependence on the automobile and providing choice in travel modes yields many benefits. I I \ \ • Increased mobility for the elderly, too young, or with means too limited to be able to drive a car. / ~/ I I I • Reduced congestion and time spent in commuting . ........... 1 1/ I / ------ , _____ J I I I \ • Increased convenience in reaching necessary travel destinations. I PROPOSED BICYCLE LANE f,3VMG8icydeAallePlai1900j EXISTING TRAIL • Reduced need for land devoted to parking at multiple destinations. PROPOSED TRAIL PARKS, OPEN SPACES & CEMETERIES __ _ I I I I I ,_ -- __ , 'I I ~ . .... I I ,__ "~ I l I I I __ _._II 1 I I I I I I ____ . I I • Tax revenues that can be re-allocated from roadways to other important purposes. 1 _, I ,____ ~. I r---- I I ilrH -, ' I I ' I I ----h-1 I I I I -- I I I I I I I I I I I • Reduced consumption of nonrenewable resources and improved air quality. ~~ t---'-t-~-4--2~~~---u...+----!- - - I i \ I I I • Page 85 • Plan Grand Rapids • Balanced Transportation · Chapter 6 e �oeoeeo: Objective BT 1 Improve and expand transit service. a. Support implementation of the 1996 Long-Range Public Transportation Plan. b. Assist in assessing the feasibility of fixed guideway routes and alternative transit modes within the city and the region (Figure 6.b - Transportation Framework: Transit Map - Page 79). c. Coordinate land use and transportation planning to make transit convenient, efficient and affordable. d. Locate higher density housing on or within walking distance of transit routes. Photo courtesy of ArtWorks &;panded Visions 2001 youth apprenticeship program. 6~4 ~ Objectives and Policies The following objectives and policies summarize what needs to be done to achieve the vision and plan recommendations presented on the preceding pages so that Grand Rapids can effectively balance transportation modes. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. e. Encourage transit-supportive development densities in proposed neighborhood, village and sub-regional mixed-use centers. f. Ensure that major employment and activity centers are well served by transit. g. Encourage building placement and parking design that facilitate access to transit stops. h. Include transiHelated improvements in the planning and design of street improvement projects. i. Ensure that transit is accessible to persons with disabilities. b. Balance through-traffic and commuter needs with the need for pedestrian quality in neighborhoods, neighborhood business districts and Downtown. c. Encourage the development of a connected street network that disperses traffic. d. Target roadway and streetscape improvements to assist in the revitalization of neighborhoods and business districts and encourage mixed-use development. e. Undertake a street redesign study on East Leonard Street from Plainfield to East Beltline. f. Extend Seward Avenue north to Ann Street and South to Wealthy Street. oeoeeo: Objective BT 3 Design all streets to be safe and walkable and to present a pleasing image of the city. a. Incorporate the recommendations and standards included in the city's Street Classification Policy (and updates) as part of the Master Plan (Figure 6.c - Transportation Framework: Streets Map - Page 80). b. Ensure that city streets are well paved and that streets and alleys are well lit, well landscaped and well maintained. Objective BT 2 Coordinate land use and transportation planning to provide safe and appropriate vehicular access to all areas of the city. C:) Chapter 6 - Balanced Transportation • Plan Grand Rapids a. Locate industrial and commercial land uses, and manage truck traffic, to avoid the use of residential streets. • Page 86 • c. Continue the coordinated use of traffic calming strategies to slow travel speeds and improve safety. �d. Encourage the development of more walkable streets by: • cooperating in planting and maintaining street trees; • requiring safe and attractive sidewalk paving; • creating well defined cross walks; • promoting the placement of buildings close to the sidewalk with entries, windows and storefronts oriented to the street. e. Design residential streets for the minimum right-of-way and pavement width necessary for aesthetically pleasing walks and parkways, travel lanes, on-street parking and emergency vehicle access. f. Identify important city gateway corridors (e.g. 28 th Street, South Division Avenue and Michigan Street west of Fuller); provide streetscape improvements (including possible boulevard treatments) to create a positive image for the city and attract reinvestment. g. Recognize the importance of alleys in traditional and urban neighborhoods and promote alley improvement projects. oeoeo: Objective BT 4 Reduce the extent to which highways create barriers to movement between neighborhoods, business areas and the Grand River. a. Encourage the Michigan Department of Transportation (MDOT) to evaluate the feasibility of redesigning US-131 (from 1-196 to Ann Street) as an at-grade urban parkway when major reconstruction is planned. f. Establish regulations and incentives to locate b. Take immediate steps to reduce the barrier created by the US-131 embankment by improving the existing pedestrian tunnel and creating underpasses to extend 7th and/ or 8 th Street to the river's edge. and screen parking to minimize its impact on the view from the street. g. Develop policies to discourage demolition of buildings exclusively for surface parking use. c. Seek opportunities for improving street connectivity and pedestrian/ bicycle access as highway improvements are planned, for example on l-196. Objective BT 5 Encourage the more efficient provision of parking and reduce its impact on the city's appearance and walkability. h. Consider the feasibility of providing structured parking in densely developed business districts where extensive surface parking would negatively impact pedestrian character. i. To reinforce the role and importance of alleys in providing services to compact residential and commercial areas (e.g. garbage collection, utilities and parking) promote alley improvement projects. a. Coordinate transit and parking strategies. b. Allow reductions in required off-street parking (or the replacement of required minimum amounts with maximum amounts) in areas that are within easy walking distance (1/4 mile) of transit routes and/or planned to incorporate a mix of housing, jobs, retail and services. c. Encourage shared parking; manage parking in neighborhood business areas on a shared, district-wide basis. d. Encourage the development of transportation demand management programs by major employers and at major employment and activity centers to reduce peak hour congestion and on-site parking needs. Objective BT 6 Improve bicycle access. a. Prepare plans to guide the development of efficient and pleasant citywide bike routes that connect neighborhoods and link them to the Grand River, parks, schools, and business districts. b. Design bike routes to meet national standards. c. Encourage bike/ transit linkages (e.g., bus bike racks; bike storage lockers at major transit stops). e. Adopt policies to avoid potential spillover parking on neighborhood streets (for example, resident parking permit programs). • Page 87 • Plan Grand Rapids • Balanced Transportation - Chapter 6 e �7~O ~ A City that Enriches Our Lives 7~ 1 -- Introduction The quality of life in Grand Rapids plays an important role 1n determining whether people will choose to live, shop, work and spend leisure time in the city. Many factors influence quality of life including schools, environmental quality, open space and recreation and the attractiveness of the built environment. The Master Plan focuses on the Grand River, open space, the city's heritage and urban design as important quality of life considerations. • Page 89 • Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 e �-------- --- 7.2.1 , . Building On Our Assets Grand Rapids will be a city where green spaces are valued, protected and preserved to enhance neighborhoods, provide community gathering places and sustain the invaluable treasure of wildlife and nature. We will succeed in making our most important natural feature - the Grand River - increasingly visible and usable by converting older riverfront industrial sites to parks and new development that welcomes people to the river's edge. We will recreate the rapids in the river as a reminder of our heritage. What Makes a Healthy City? itJ Topic: G,..+ of.I., N~,,~1,.,1, ..ls The citizens of Grand Rapids expressed the following beliefs concerning what makes a quality li\'ing environment. • Neighborhood parks and open space contribute to healthy neighborhoods. More than 2,500 people participated in the Master Plan process. • We should preserve, enhance and add to green space in the city. 7 ~2 ~ Visions • Neighborhoods need community/recreation centers for classes, meetings and other activities. One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. • Trails and bikeways should interconnect with our city parks. • Tree lined streets contribute to healthy neighborhoods. • Green spaces along our rivers and streams should be expanded to help protect and enhance water quality. • Public places should become neighborhood landmarks. • Community gardens should be devdoped. T he ability to attract and retain residents and a skilled workforce is increasingly tied to a community's quality of life - including its recreational and open space opportunities, its environmental quality, its schools and the quality of its built environment. TI1e Mastt:r Plan recognizes the importance of these quality of life characteristics and gives special attention to creating an open space and trail network tied to expanded open space and mixed-use opportunities along the Grand River. G) Chapter 7 -A City that Enriches our Lives • Pl.an Grand Rapids • Page 90 • f~ Issue: CbML- i- ~Aa'fllfTJ/ p_ [D IIJ 1 -----SR-Qi;·~~} Picture/Symbo ■ _ Posters are from the first Master Plan Community Forum held at Central High School in March 2001. �The 1923 Master Plan Recognized the Importance of Parks and Open Space. \JJ, k41 l'I • tP1. ,__ , ~411.. e,.., •~ - l ,-•~ ,.,._r~•• ,..(\ f..,f "t .._,.."- Jt,J;:,,. ,._ "'-U•.... JI.,-.. fL.1--c.... ..,t~ .. •"""'- ..A""-;..J.~1,.,..,t.J.., ( • .4"~,. • '"""""'Wit. ..,...-r ,..cL.-, 1.,;,,l,, ,..-s~ ... ,-1. fUTUl\E A PLAN fOlt G&OWLH Of iHE Parks and Pleasure A System of Large . Drives to Encircle the City Vision Statement for more and • gro,vs the nectSStty As TH t ory ·es oUl-side w i\l become 1 Picture/Symbol l,l<g<:< bre.l<hmg •Po" . .-11 . dd more , J.n..-nt, and (t.-w thmgs "\\ t a more lpp. . . be cnioymetu of to ,he dotrabihty of J oty e P"'ks , t easy • . le rh,10 a v;\flety O g It> peop . broad and s,glnly ple\SU<c lo:,: ,fo,tancc re.Kht..-d by _ ests such .i The nup on clw, page sugg <lr1ve-. rks oocsid~ the Ot)' S)'Stt1"0 1nvohms J <lozell pa . ( connecung drives. This pb.n and :1 scud o su cSfive ,m<l othet att'J.!. is, of cour.;e. mc:rdy gp. emsetvcs .,s JUOCl: .11\y pccscnl th m,ly c..'\·~tu e o{ d,ese parks the cicy ha!t .,ppropnatc. ~ ,le. Hodenpyl park .uow,J already ocqwrc Yg hough JJd,cion<1\ Rcc...--ds LUi.e for inst3.ncc,_ t territory J.<lJoi1ung tt ,s dcs1rabh:.. Pl a st e r Cree\.. Park , creage along o,,,ned by tbt: Ot)' and its narural "-.. _ _ _ _......;.;..;;..a_a.,__ _ _ _ _ W.S.TrimTaat sources will be dc· vclopeu. The parks should offer varying at uaaion:>. One. for i1\sr.mce might be :i woodland m irs 7.2.2 .. Parks and Recreation natural stl.t e.. J. place where ch e lovet of bords sod Grand Rapids will have safe parks and community centers with lots of supervised activities for children of all ages - from sports to the arts. Our success in engaging youth and families in our diverse recreational programs will strengthen our community and provide opportunities for young people to chart a constructive life course. We will also make great progress in developing a system of greenway corridors that link neighborhoods to parks, to one another and to regional and state trail systems. ftowt:rs could c.-njoy them. AnO{hc:r • anirna\ park to which should b \; moved the J o h " Ball 1.00. A tlmd a Roral oc t,or,n ical pack, ;i founh a ,v-a{er pa.rk of sueams a.od fountains and water {a\\s. \Vich no two alike the,' would hold unending m- .u\ cercst CO al\· [271 • Page91 • Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 e �7 .3.1 , The Grand River VIEW As Grand Rapids' most significant natural asset, the Grand River can and should play an increasingly important role in enhancing the city's quality oflife. This can be achieved by continuing to expand the visibility of the river and improving access to and along its edges. Today, industrial development and highways limit the extent to which people can see, access and enjoy the riverfront. A new land use pattern that encourages open space and mixed-use development is needed to create a variety of people-oriented destinations. Existing riverwalk segments should also be extended along the entire length of the Grand River with connectors to neighborhoods across the city. These ideas are not new; they build on the city's 1923 Master Plan, Grand River Edges Plan and Central Area River Land Policy recommendations formulated in the 1980's. The Master Plan expands on these ideas to reflect a broader vi ion for making the Grand River the focus of a larger open space system. OP FUTURE GRAND RAPIDS SHOWING EFFECT OF IMPROVEMENTS PROPOSED JN CITY PUN CITY PLANNING DEPARTMENT - Drawing from City of Grand Rapids Master Plan, 1923. ,;,c ,, 7~3 ~ Plan Recommendations To provide a basis for achieving these visions, plan recommendations focus on: • capitalizing on the Grand River as one of the city's greatest assets; • expanding green space and recreational opportunities; and • quality urban design. 1 On the west hank of the GranJ River M>Uth ofW!!alchy 'trc(t, planning i..'I underway for the of Marker Sircet) become part of the cnntinuom, riverfront open space/trail ~yMem. Chapter 7 -A City that Enriches our Lives • Plan Grand Rapids Page 21), the Master Plan recommends that a change in land use be encouraged along the riverfront north of Wealthy Street 1 from industry to open space and mixed-use. In the area north of I-196, east of US-131 (on the west side) and west of Monroe Avenue (on the east side), this mix of uses should give priority to: • the addition of open space available to area residents, patrons, employees and the public; • continuous public access along the river edge; • medium- and high-density residential development on the riverfront. tk-velopme.nr of a park on the Butterworth L1nJfill. TI,is new riverfmnt park will link to Kenr County's planned Millennium Park lor.ued directly to the south on 1he GranJ River :i.nd Kent Trails. On tht' ea.,r hllnk of the Grand River, the Ma:;f(,;'f Plan propose:; that the river cd~e (w1..-st e Mixed-Use As shown in the Future Land Use Map (Figure 2.a - • Page 92 • New job-generating uses along the riverfront could include offices, educational or cultural uses and hotels. Retail, restaurant and/or entertainment can also �be encouraged as accessory uses located in the same building as a primary residential, office or hotel use. A mix of uses within a single building or development parcel should be encouraged. Development densities that capitalize on the value of a riverfront location, and careful control of surface parking, are recommended. Light industrial uses may also be appropriate in certain locations and under certain conditions. On the east side of the river, existing light industrial uses may remain and/or existing light industrial buildings may be reused for non-polluting, job-generating activities, including office use. Because of the narrow dimensions of this riverfront zone, the expansion of existing industrial uses should require special approval and new industrial development should be discouraged. However, new and expanded light industrial use can be an appropriate component of the mixed-use area located to the east of Monroe Avenue. On the west bank of the river, more complete redevelopment is anticipated in the riverfront zone to the east of US-131. The expanded mix of uses here could include new light industry. Nevertheless, this light industrial development should require special approval and, as noted above, medium- and highdensity housing and open space should be given priority on the river edge. Encouraging a new mix of uses in industrial areas on the riverfront (and near Downtown) is an important strategy in creating a human-scale, walkable and transit-supportive city. To be successful, these mixeduse areas must be carefully planned and designed to provide incremental transitions in use intensity and building scale, coherence in architectural design and a pedestrian-friendly public realm. Performance standards are also needed to control impacts (for example, noise and truck traffic) that can reduce the quality of life. In this riverfront zone, additional standards that protect the river's water quality, habitat value and flood control functions are also appropriate. Figure 7 .a .. Examples of Riverfront Mixed--Use and Greenspace Design Linkages to adjacent community Mixed use development clustered between street ends and open space pen space at d street ends open space G A A N D A V E A Linkages to adjacent community Mixed use development Urban boulevard 5# -- riverfront open space G A A N • Page 93 • D A V E A Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 G) �Figure 7 .b -Greenway Connections The spine of the open space system is the Grand River and all of its tributaries. Connecting people to these tributaries and the River are considered primary objectives of open space planning. A continuous open space loop should connect each of the sub areas. Recommended Development Objectives for All MixedUse Areas are presented in Figure 3.g - Page 37. Descriptions of the Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas are presented in Figure 3.h - Page 38 (see Mixed-Use Area Type B). In addition, two examples of how plan recommendations and guidelines might be applied on the riverfront (on the Near West Side and in the vicinity of Plainfield and Leonard) are provided in Figure 7.a Examples of Riverfront Mixed-Use and Greenspace Design - Page 93 and Supplement B. These Master Plan materials provide a starting point for undertaking more detailed area-specific plans for each proposed mixed-use area. These area-specific plans should determine where existing development should be protected and enhanced and where future redevelopment should be encouraged. These more detailed planning efforts, undertaken with the collaboration of the city, area land owners, developers, residents and business owners, are essential in establishing a foundation for successful mixed-use development (see Chapter 11 -Area-Specific Plans - Page 151). River Connections • L. I Within each sub area, more detailed community-based planning should define appropriate linkages and park initiatives. e Chapter 7 - A City that Enriches our Lives • Plan Grand Rapids • Page 94 • The Master Plan endorses the recommendation originally proposed in the Grand River Edges plan that a continuous riverfront walkway be created on both sides of the Grand River to connect the proposed Millennium Park (on the south) to Riverside Park (on the north). In addition, the Master Plan recommends that connections between inland neighborhoods and the riverfront be improved. As described in the preceding chapter (Balanced Transportation), West Side neighborhoods could be reconnected to the river by altering the profile of US-131, improving existing pedestrian tunnels, and/or creating new underpasses to allow streets to be extended to the riverfront. Less dramatic but equally important changes are recommended on other portions of the river to improve its accessibility from inland neighborhoods. �Figure 7 .c .. Open Space Framework These include the creation of additional public open spaces at the riverfront termini of selected east-west streets and at bridge crossings, as well as improved sidewalks, street tree plantings and bike lanes on selected streets leading to the river. As noted above, Supplement B presents two examples that illustrate how decisions on land use, development character and streetscape investments can help to enhance connections to the river from inland neighborhoods. w z 4MLE ~ w ID ! 3Ml.E ~ Primary Open Space Framework To increase the value of the Grand River to all city neighborhoods, the Master Plan recommends establishing a primary open space framework that links the river to a network of greenways (off street) and an on-street system of designated pedestrian and bicycle connections (Figure 7.b - Greenway Connections Map - Page 94 and Figure 7.c - Open Space Framework Plan Map - Page 95). TI1e framework's greenway components follow (and in some instances, suggest day lighting) the river's tributary creeks to provide expanded recreational opportunities and improved walk/bike links. Just as importantly, the greenways can provide opportunities for creating habitat corridors and detaining and/or filtering stormwater runoff to improve water quality and reduce flood risk. The riverwalk and greenway components of the primary open space framework are complemented by on-street pedestrian and bicycle connections that link major destinations within the city and provide connections to existing and proposed regional trails at the city's edges. In addition, a Legacy Trail is proposed along Fulton Street, Lake Drive and Wealthy Street to connect John Ball Park to Reeds Lake/ John Collins Park in East Grand Rapids. This Legacy Trail, which follows a former streetcar line, could be developed in a variety of ways (for example, streetscape improvements, historic interpretive displays, public art, antique trolley) to highlight the city's history. O'BRIEN • ,_,, •__,, l - +-- -1 i i L i . ·-7" !i OPEN SPACE & NATURAL FEATURES NETWORK (On SlmeQ OPEN SPACE & NATUflAL FEATUFlES NETWOflK (OIi SlmeQ I LEGACY TRAIL i PARKS CE'-ETERIES OPEN SPACES & GOLF COURSES POTENTIAL CENTER NEIGHBORHOOD CENTER VILLAGE CENTER SUB - REGIONAL CENTER • Page 95 • Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 e �7.3.2, Parks and Open Space People in Grand Rapids want to capitalize on the potential of parks and open spaces to improve neighborhood quality of life, bring residents together and build organizational capacity and pride. The recommended primary open space framework establishes a starting point for more detailed planning of open space and pedestrian and bike connections within three sub-areas of the city (Figure 7.b Greenway Connections Map - Page 94). The definition of this secondary open space framework should be undertaken in collaboration with neighborhood and business organizations and the Planning Department, as the Park and Recreation Department periodically updates its plans. In addition, the preparation of neighborhood and mixed-use areaspecific plans, that build on the Master Plan's broader recommendations, is also anticipated. These areaspecific plans will provide additional opportunities to coordinate more detailed planning for parks, open space and pedestrian and bicycle linkages with decisions on land use and development character. People in Grand Rapids want to capitalize on the potential of parks and open spaces to improve neighborhood quality of life, bring residents together and build organizational capacity and pride. The reuse of vacant lots as community gardens, play areas or beautifully landscaped and maintained focal points provides an opportunity for residents to cooperate in creating a tangible improvement in the quality of life on their street or in their neighborhood. New and improved park spaces that create an attractive residential environment (for example, on the riverfront) or that are designed and programmed to draw people and activity (for example, in a mixeduse center core) can also enhance an area's appeal to private investors. In addition, parks and open spaces can enhance urban residents' understanding of, and appreciation for, natural systems and environmental stewardship. G) Chapter 7 -A City that Enriches our Lives • Plan Grand RapicLs • Page 96 • Park and Recreation Master Plan The city's Park and Recreation Master Plan, which is updated every five years, was updated in coordination with the preparation of this Master Plan. As a result, the goals and guidelines that constitute the action plan of the Parks and Recreation Master Plan are closely aligned with the visions, plan recommendations, objectives and policies presented here. In addition, the Parks and Recreation Master Plan evaluated the amount and distribution of park acreage throughout the city based on national standards. The findings of this analysis, presented in Figure 7.d- Parks Deficits Map - Page 97, provide a quick and general visual summary of park and open space deficiencies that need to be addressed. Open Space Issues During the preparation of the Master Plan, citizen input emphasized the need to provide additional green space, particularly within the densely developed central city. Three park and open space issues of particular importance were identified: • the potential for road rights-of-way to serve as "green" corridors; • the opportunity to coordinate open space and stormwater management planning; and • the need to explore collaborative strategies for funding the development and maintenance of green spaces throughout the city. Green Streets - The visual quality and walkability of the city's streets have a significant influence on Grand Rapids' image and quality of life. Street trees, located in a planting zone between the sidewalk and the curb, create a comfortable environment for people on foot by providing shade in warm weather and a buffer to moving vehicles. Street trees also create a sense of scale, soften the urban setting and establish a unified foreground. Boulevarded streets �(with a landscaped median) can have an even more dramatic effect in greening the urban environment. More substantial streetscape investments are likely to be appropriate on high image streets that serve as gateway corridors to the city (see Chapter 6 - Balanced Transportation - Page 75) and on streets that are components of the primary open space framework. Nevertheless, the planting and maintenance of street trees should be a priority on all city streets. Stormwater Management - Natural infiltration (or percolation into the soil) is a more environmentally sustainable approach to managing the quantity and quality of stormwater runoff from impervious surfaces than directing it to catch basins and pipes that carry it to streams and rivers. But natural infiltration requires land - for landscaped swales that slow and filter runoff and for wetlands, ponds or detention basins - that can store runoff for later, controlled release. The Master Plan recommends that opportunities for retrofitting existing parks to help provide for stormwater management and natural infiltration be explored and that the acquisition and design of new parks consider potential stormwater management functions. In addition, as illustrated in Figure 7.c - Open Space Framework Map - Page 95, the Master Plan recommends creating a system of greenways along tributary streams to the Grand River. These greenways should include naturalized open channels that slow the velocity of the runoff they carry and bring that flow into contact with soil, vegetation, air and sunlight to allow the natural ecosystem to treat and infiltrate stormwater. Finally existing, publicly owned stormwater detention basins in the city should be redesigned to provide infiltration areas and/or created wetlands that enhance their stormwater management capability. These detention areas should also be landscaped to make them visual assets year around; informal recreation could also be allowed on some portions of these sites during the periods when they ____ r Figure 7.d . . Parks Deficits 4MLE I I / / w z /"'- :::, ~ w 4MLE f· ., j ....,,,...i / ~ i .,- / I 'KNAPP ; _r ~ .. . :"'1 / I......_.._N,.i@· ,..,_,, ® LAKE MCl11GAN DA · -, ~I i l..._ ® BRIDGE a: ·-··...l~ - 7J ® ,. •• ® ® WEALTliY ® FflANKUN I i. f' r· Downtown ,r I . ,-···-···-.! , ••- - - -• .~ i ® Ji' I l Pu;:;;:;::,ks 28TH 1 Al.I 1 ~ · -· . . 't..., ALGER Park Schools L -- 1 ! ~__//]- +-, -7 ~-·- -•-•-•·-· Recreation Planning Areas Westside Northend ~i ,.._,...l ro81NSON,' ClilCAGO DA County Recreation Facilities i . l· ~,.,.- --------·-··-t...1 • . L.-···- 1 Fl.It.TON ® ® i j J,.:,-·•-" i ~ ir ® 1-··-··-..·-·· -··7 ® O'BRIEN '--·r LEONARD ® @ M :-· - ..., .., ~ '1 Southeast Southwest South @:I Neighborhood Park Deficiency Mini-Park Deficiency .. ~~----.-......~~ ...,,.J~-.Ptl'"--1,1,j " ~ -1""-~.=,;9~=-=-===;::..::::_..,1 • Page 97 • --r----- 447~11--,-__ ~-, - - - ~'i,...,,_ :44°'T.u11_-t-- - - - - - - - _ \ Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 c;) �• Provide park and recreation facilities and programs that are accessible to people of all ages, incomes and abilities. • Provide parks, recreation and special event facilities that meet the community's recreational needs, conserve natural resources and/or enhance access to the Grand River. • Increase internal and external awareness and support for the department. • Employ an informed and trained staff to carry out the mission, goals and objectives of the department and provide an environment fostering personal and professional growth. Figure 7.e, 2003,2007 Parks and Recreation Master Plan Goals • Increase walkability within the community to assist the city's goal to provide balanced transportation opportunities. • De\'elop a connected greenway system that protects natural features; provides habitat corridors; connects neighborhoods, parks and open space and links to regional and state trail systems. Grand River System • Recognize and understand the significant role that open space and recreation play in the stabilization and revitalization of neighborhoods. • Work with appropriate government agencies to provide a continuous trail system along the Grand River. Selected Guidelines • The Grand River corridor shou Id serve a:, the backbone and framework for the further development of a citywide non-motorized system. Provision of Additional Green Space • Improve and sustain quality of life by providing and coordinating servic<:s in neighborhoods. • Provide the resources for the maintenance, renovation and development of a high quality park and recreation system that meets the needs of the Grand Rapids community. • Strive to develop public green space within the city that is safe and attractive and serves as gathering places and destination venues. • Continue to involve the community, neighborhoods and residents in the development of policies, design improvements, acquisition and implementation of parks and open space. • Recognize the quality of life issues that will benefit from developing an open space system that relies on the ability to move around the city by foot, bike, etc. Chapter 7 - A City that Enriches Connectivity Community Enrichment Goals e • Work closely with the various neighborhood and business associations in the provision, improvement and maintenance of public spaces. OUT • Provide historical, cultural and environmental interpretation whenever possible to further enhance the recreation system and the community's exposure and understanding of these elements. • Devdop policy and protocol with the assistance of the Planning Department and other applicable city staff in regard to vacant lots within residential neighborhoods. • Evaluate underutilized green spaces such as existing stormwater retention facilities to provide useable open space that is aesthetically pleasing and multifunct10nal. Diversity Facility Development • Intensify the promotion of and participation in ethnic festivals. • Ensure inclusiveness in all departmental programs, services, activities and facilities by continuing efforts to make all park· and programs accessible ro people of all abilities. Collaboration • Continue to work closely with the public school district in the provision of recrearion opporwnities and understanding the effects and ramifications of recent and planned school closings. Lives • Plan Grand Rapids • Page 98 • • Conduct a feasibility study for the provision of recreation centers within the city. • Complete a conceptual master plan for the Butterworth Landfill. Funding • Aggressively pursue alternative funding sources for the provision of recreation facilities, programs and opportunities. �are not flooded (See Chapter 8 - A City in Balance with Nature - Page 103). Resources for Acquisition, Development and Maintenance - City resources that can be devoted to the acquisition, development and maintenance of parks, greenways, trails and streetscapes are limited. A,:, a result, creative strategies for providing the land and resources needed to achieve the Master Plan's recommendations must be explored. These might include: • opportunities to partner with civic, neighborhood or special interest organizations to provide open space improvements, maintenance and programming (for example, adopt-a-park or -street programs; community gardens; playground development); • soliciting the donation of land and/or easements; • partnering with the school district and other organizations to assist in the provision of land and facilities, particularly indoor recreation opportunities. 7.3.3 - Urban Design In Grand Rapids, people are concerned about the loss of architecturally and historically significant buildings and the quality and character of new development. To help address these concerns, sample development guidelines have been prepared as part of the Master Plan to illustrate how the community can be more proactive in describing the urban design objectives it wants to achieve and the factors that will be considered in reviewing and approving projects. These guidelines are presented in Chapter 10 - Development Character - Page 117 and address the topics below. additional guidelines to ensure that valued characteristics of the each neighborhood's existing development context are preserved as new development, infill and rehabilitation are undertaken. Mixed-Use - how to maximize the compatibility between different uses, densities and building types. Four situations are addressed in the context of the city's older neighborhoods: • infill development and parking in a traditional business district; • institutional mixed-use; • industrial mixed-use; and Opportunities may also exist for rethinking development regulations to shift some of the respon ibility for providing, developing and maintaining open space improvements to the private sector. Examples might include: • including requirements for usable, accessible public spaces in zoning regulations and allowing payments in lieu of providing those open spaces; • tree preservation, replacement and or planting requirements for new development (and payments in lieu); • requiring minimum landscape setbacks from rivers and streams; and • encouraging the u e of native plants/ landscaping. • reuse of a school site. In addition, guidelines are recommended for improving the visual quality and walkability of auto-oriented strip commercial development. Higher Quality, Higher Density Residential Development - how to encourage medium- and high-density residential development that is located and designed to complement existing patterns. Green Space in the Central City - how to provide more green space in densely developed areas. Chapter 10 - Development Character - Page 117 also presents a preliminary evaluation of the characteristics that distinguish five different types of neighborhoods in Grand Rapids as the starting point for developing • Page 99 • /11 Grand Rapids, people are concerned about the Loss of architecturally and historica!!y significant buildings and the quality and character of new de\!elopment. Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 e �Objective EOL I Objective EOL 2 Make the Grand River a recreational, aesthetic, economic and historic focus of the city. Promote the development of a system of greenways along tributary streams to the Grand River, as well as on,street pedestrian and bicycle corridors, to link all city neighborhoods to the river, major destinations and regional trail systems. a. Encourage a change in land use north of Wealthy Street from industry to open space and mixed-use (see Figure 2.a - Future Land Use Map Page 21, Figure 3.g - Development Objectives for All Mixed-Use Areas - Page 37 and Figure 3.h- Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas: Type B - Page 38). Photo courtesy of ArcWorks Expanded Visions 2001 youth apprenticeship program. b. Pursue the planning and development of a city park on the former Butterworth Landfill; link this new park to the county's proposed Millennium Park. c. Extend the riverwalk system from Riverside Park to the proposed Millennium Park; include a riverwalk connection on the east bank of the Grand River located west of Market Street in the area sou th of Downtown (see Figure 7.c - Open Space Framework Plan Map - Page 95). 7.4 ~ Objectives and Policies The following objectives and policies summarize what needs to be done to achieve the vision and plan recommendations presented on the preceding pages so th.at Grand Rapids can protect and capitalize on its natural and built assets. Above each objective is a line of theme icons. Highlighted icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. d. Evaluate the feasibility of returning the rapids to the Grand River. e. Improve connections between Near West Side neighborhoods and the river by evaluating the long-term feasibility of eliminating the US-131 embankment; make interim improvements to enhance pedestrian, bike and vehicular access under the embankment. f. Provide open spaces at the riverfront termini of selected east-west streets and at bridge crossings; provide coordinated pedestrian and bike improvements on these streets. e Chapter 7 - A City that Enriches OUT Lives • Plan Grand Rapids • Page 100 • (Figure 7.c - Open Space Framework Plan Map - Page 95.) a. Design greenways to protect natural features, provide habitat corridors and improve stom1water management, as wetl as providing bicycle and pedestrian connections. b. Provide streetscape, pedestrian and bicycle improvements on the on-street elements of the proposed primary open space system. c. Explore the potential for creating a Legacy Trail on Fulton Street/Lake Drive/Wealthy Street, connecting John Ball Park to John Collins Park. d. Continue to cooperate in the planning and development of a regional park system. oeoeeo: Objective EOL 3 Expand open space and recreational opportunities. a. Build on the proposed primary open space framework to undertake the more detailed planning of open spaces, parks and pedestrian/ bicycle links in cotlaboration with neighborhood and business organizations. �b. Support the acquisition and development of new parks and open space, giving special consideration to areas of the city with acreage and distribution deficits. c. Maintain existing parks and open spaces in a safe, clean and attractive condition. d. Continue to cooperate with the pubUc schools to provide joint park-school facilities. Update the park-school agreement to address school closure issues and maintain public access. Objective EOL 4 Objective EOL 6 Identify additional/alternative strategies for funding the acquisition, development and maintenance of parks and open spaces throughout the city. Emphasize urban design quality and place~making. a. Investigate the potential for partnerships with civic, neighborhood and special interest organizations. e. Maintain public land that is vacant in a parklike condition or make these sites available as community gardens. b. Revise development regulations to provide requirements and/ or incentives for private sector provision of useable, public open spaces. f. Design parks to optimize usability in response to community/ neighborhood needs and preferences. c. Continue to aggressively pursue state and federal funding. g. Include natural areas, wildlife habitat, native landscapes, stormwater management and environmental education in park planning and programming. h. Support expanded recreational programming for residents of all ages. i. Encourage multiple use of public buildings for community activities. j. Develop and operate recreation centers in different areas of the city. k. Capitalize on the potential of city streets to serve as green corridors. a. Document and establish consensus on valued visual and spatial characteristics within the community; develop strategies and tools, including urban design guidelines, for protecting those characteristics and encouraging compatibility in new development and rehabilitation projects. b. Protect and capitalize on important scenic views, landmarks and entrances to the city. c. Encourage the creation of spaces for informal social interaction in the design of private development and the public realm. Objective EOL 5 Build on our past. a. Make city history and historic preservation important values in land use and development decisions. Objective EOL 7 Recognize the arts as an essential resource to be nurtured and supported. b. Provide technical and support staff to identify districts with historic and architectural value and work with area property owners to assist in their designation to capture the benefit of historic tax credits. c. Encourage the preservation and adaptive reuse of historic and architecturally valuable structures. • Page 101 • Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 Q �B~O ~ A City in Balance with Nature 8~ 1 , Introduction People in the City of Grand Rapids support planning approaches that protect natural resources, capitalize on existing infrastructure and honor the principles of Smart Growth. This chapter highlights Plan recommendations that provide an alternative to sprawl, promote balanced transportation, protect valued natural resources and better manage stormwater runoff. • Page 103 • Plan Grand Rapids • A City in Balance with Nature - Chapter 8 0 �• -How Should the City 8.2.1 , City As Center --- Grand Rapids and the metropolitan region will be national leaders in controlling urban sprawl. As a result, we will succeed in revitalizing the city's central core, strengthening long-established neighborhoods and protecting treasured green spaces. The quality of our neighborhood-based businesses, workplaces and schools will play an important role in maintaining our city's appeal to families, employers and investors. Promote Sustainability? The citizens of Grand Rapids expressed the following beliefs concerning how the city should consider the interests of narure and rhe environment. • It is important to support the advancement of green technology in the city. • We believe that everything is interconnected. • Preservation should be balanced with reuse. • We should follow guiding principles that are based on sustainable development and Smart Growth. • The Grand River and its watershed must be enhanced and protected. • Green spaces should he interconnected to accommodate wildlife. • 1l1e production of biosolids and other forms of waste should be minimized. • The quality of our air can be improved by placing a greater emphasis on mass transit. • Balance is essential in mass transit, auto and truck use. • Grand Rapids should be the "shining star"; an international leader in environmental problem solving. S ustainable development is an emerging trend that will affect land use patterns, construction techniques and development in the future. Green buildings, roof-top gardens, rain gardens and new technologies will influence the management of stormwater and strive to resolve many manmade problems. Some of these changes will be mandated by law, (for example the separation of combined sewers; stormwater and sanitary) and increasing pressures to improve water and regional air quality may result in more transit-supportive initiatives, regional watershed protection and waste reducrion initiatives. In recognition of the challenges ahead, the Master Plan Committee adopted the Hannover Principles as aspirational goals in formulating their guiding principles for this Master Plan (see Page 103). --- 0 -ti ~ At the fourth Community Forum more titan 150 people came together to discuss the future of Grand Rapids. Topic: - uda f<>b{Q a:m Issue: 1 f'nv,roTusjl lch,,r. -Spro..., J1 . 8.2 ~ Visions One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The fol.lowing visions emerged. Chapter 8 - A City in Balance with Nature • Plan Grand Rapids • Page 104 • Picture/Symbol - - - - - - - - - - - - - Wade-TrfmTeam Posters are from the first Master Plan Community Forum held at Central High School in March 2001. �• tr,,cn-~ -pA ~ Topic: ';u.'::rA1~ASl£ ~,.,,\ll~k . LlE- ~/IJ ~ Issue: [i§e.r..~ use 'f. wl\sr, 111,M,.,,21in,,-:i &..~ 0l( R, C, T( Master Plan for Grand Rapids, the committee endorses the concepts embodied by the Hannover Principles: l. Insist on rights of humanity and nature to co-exist in a healthy, supporti\'e, diverse and sustainable condition. w ILL 1fu1.ucf No 2. Recognize interdependence. The elements of human design interact with and depend upon the natural world, with broad and diverse implicatiom at every scale. Expand design considerations to recognizing even distant effects. /JJASrf Vision Statement The Hannover Principles "-P..;.ic.;.t.;.u;.;.r'-'e;.;./.;;.S...y_m .......b..;.o_l______ w....Trim Tum 8.2.2 , Sustainability We will be a sustainable city because of our balanced approach to transportation, our support for waste reduction, our reinvestment in developed areas and the diversity of our economy. Our transportation policies will pay dividends in improving air quality and our state-of-the-art stormwater management practices will reduce run-off volumes and improve water quality. We will also foster a culture that educates the community to the benefits of waste reduction and recycling and support the programs needed to move towards the goal of producing no waste. Grand Rapids will be nationally known as an environmental leader. We will be proud of our progress in promoting harmony between humanity and the built and natural environments. After being selected to host the 2000 World's Fair on the theme of "Humanity, Nature, and Technology," the City of Hannover, Germany commissioned William McDonough to develop a set of guiding design principles for the event. McDonough sought to inform the international design community of the issues inherent to sustainable design. Officially announced by Mr. McDonough at the 1992 Earth Summit in Rio de Janeiro, the Hannover Principles offered one of the first comprehensi\'e statements on sustainability and the built en\'ironment. Today they remain a fundamental primer in the philosophy and practice of sustainable design. Widely recognized as a seminal expression on environmentally intelligent design, the Principles have inspired and influenced a wide array of other works and documents. Like the Master Plan, that serves as a general guide for future development of the city, the Hannover Principles address broad issues relative to sustainable design rather than a detailed checklist for green construction practices. The Hannover Principles should be seen as a li\ing document committed to the transformation and growth in the understanding of our interdependence with nature, so that they may adapt as our knowledge of the world evolves. The Master Plan Committee reviewed the Hannover Principles as a part of their background research on preparing a master plan. While not adopted as a part of the • Page 105 • 3. Respect relationships between spirit and matter. Consider all aspects of human settlement including community, dwelling, industry and trade in terms of existing and ernlving connections between spiritual and material consciousness. 4. Accept responsibility for the consequences of design decisions upon human well-being, the \'iability of natural systems and their right to co-exist. 5. Create safe objects of long-term. value. Do not burden future generations with requirements for maintenance or vigilant administration l,f potential danger due to the careless creation of products, processes or standards. 6. Eliminate the concept of waste. Evaluate and optimize the full life-cycle of products and processes, to approach the state of natural systems. in which there is no waste. 7. Rely on natural energy flows. Human designs should, like the living world, derive their creative force from perpetual solar income. Incorporate this energy efficiently and safely for responsible use. 8. Understand the limitations of design, No human creation lasts forever and design does nor soh:e all problems. Those who create and plan should practice humility in the face of nan1re. Treat nature as a model and mentor, not as an inconvenience to be e\'aded or controlled. 9. Seek constant improvement by the sharing of knowledge. Encourage direct and open communication between colleagues, patrons, manufacturers and users to link long term sustainable considerations with ethical respons1biliry, and re-establish the integral relationship between natural processes and human activity. Plan Grand Rapids • A City in Balance with Nature - Chapter 8 0 �■ 8~3 ~ Plan Recommendations Figure 8.a .. Environmentally Sensitive Lands To provide a basis for achieving these visions, plan recommendations focus on sustainable development patterns and stormwater management use. 3MILE 8.3.1 . . An Alternative to Sprawl LEONARD " "' .:-,. ~Le.,1,,,,~ '~,!l'~ __ ,.."1 \.c ft06~ O'BRIEN ~ i REED'S LAKE ~~ - ~··, HALL ,- Li,,:n '1',,-;'j f"' ' ,.i (. ; ¼\J. - -1 f- I ·"""-·" 28TH 1 _....., -:!,:'f 141:. i... ;-· ! ) -¥ <1:'....;e..,.-· ' j If ,.l '"""•-N ! ! 36TH I . • ' i <l ' 1 L...._... ~ _j Providing transportation choices to reduce auto dependence and encourage transit use, walking and cycling will also contribute directly to sustainable development and help to improve environmental quality in a number of ways (see Chapter 6 - Balanced Transportation - Page 75). For example, a shift from z a: ~t- 1:J.l Chapter 8 • A City in Balance with Nature • Plan Grand Rapids . 8.3.2 . . Automobile Alternatives !"""•· 44TH ,t, . . ~-..,·. _Fi. ENVIRONMENTALLY SENSITIVE LAND (Master Pl.., Amendments tom 1977, 84 & 98) -0 * .' ......., CONTOUR ELEVATION (20 toot intervals) ,.--. The preceding chapters have presented visions, plan recommendations, objectives and policies that can make Grand Rapids a more competitive alternative to greenfield development for many households and businesses in the metropolitan region (See Chapter 3 • Great Neighborhoods• Page 27, Chapter 4 • Vital Business Districts· Page 47 and Chapter 5 - A Strong Economy • Page 63). By encouraging reinvestment in already developed areas within the city's boundaries and by retaining and attracting more residents, businesses and jobs, Grand Rapids can lead the way to a more sustainable regional growth pattern. Nevertheless, significant cooperation among all of the units of government within the region, and the private sector, will be required to reduce development pressures on farmland, critical natural areas and open space. Grand Valley Metropolitan Council's 1994 Blueprint Report provides an initial agenda for modifying current (business as usual) development patterns to manage growth in a more sustainable way. This Master Plan supports and implements that agenda. • Page 106 • �single-occupancy vehicle commuting to other modes of transportation will reduce the consumption of nonrenewable resources and improve air quality by reducing tail pipe emissions. In addition, reduced auto dependence will reduce the need for parking at multiple destinations; less paved area for parking can reduce the quantity, and improve the quality, of stormwater runoff. 8.3.3 .,. Natural Resource Areas Today, Grand Rapids has no comprehensive inventory of natural resource areas (for example, wetlands, wooded areas, steep slopes, valuable habitat) that should be protected. Such an inventory is needed to help guide decisions on open space acquisition and to promote site planning that protects sensitive natural features (for example, through clustered development). The Master Plan recommends that a citywide inventory of natural resource areas be developed and maintained. TI1e Northeast Master Plan Amendment provides an example of the value of developing an inventory of sensitive lands in making future land use and development decisions (Figure 8.a - Environmentally Sensitive Lands Map - Page 106). In addition, the primary open space framework (see Chapter 7 -A City that Enriches Our Lives - Page 89) recommends that the environmental and recreational value of the Grand River and its tributaries be protected and celebrated by making them the focus of a greenway system. This proposed system of connected riparian corridors can enhance the ft.mction ing of the river ecosystem, as well as the community's understanding of it. 8.3.4, Storm.water Management Stormwater management, and its impact on water quality and flood risk, has been a significant issue in Grand Rapids. Substantial investments have been made (and more are anticipated) in separating combined sewers, providing stormwater storage capacity and developing standards for minimizing and managing stormwater on individual development sites. Some of the challenges for the future will be to explore the topics listed below. • Opportunities for undertaking collaborative stormwater management initiatives on a watershed (and sub-watershed) basis, involving all governmental units within the region. • Implementing natural infiltration alternatives to putting stormwater runoff in a pipe including, for example, "rain gardens," permeable paving and other runoff infiltration approaches. • Joint planning of stormwater detention areas and parks to capitalize on the potential to create facilities that meet recreational, stormwater management and environmental goals. To meet these challenges, it will be necessary for governments within the region - and city departments to work together. It is recommended that a "toolbox" of stormwater management alternatives be developed as a follow up to the revised Stormwater Ordinance. Taking advantage of natural processes to store and treat stormwater, and reducing stormwater flows into sewers can save public infrastructure dollars, while at the same time providing environmental and quality oflife benefits. Using natural infiltration recharges ground water to moderate stream flows, support vegetation and provide habitat. Decreasing paved surfaces and increasing tree plantings help to moderate urban temperatures. Revegetation also helps to beautify neighborhoods. A variety of techniques for restoring watershed functions in urban neighborhoods are presented in the adjoining sidebar. Techniques for Restoring Watershed Functions in Urban Neighborhoods Reuse of Rainwater - Capturing roof runoff in tanks and cisterns allows it to be used for lawn and garden irrigation; reduces peak flows during storms and provides for infiltration into the soil in dry weather. Green Roofs - A modem variant on sod roofa, green roofs capture a portion of rainwater and replace some of the functions of vegetation displaced by buildings. Disconnection of Roof Drains - Disconnecting down spouts from sewers and discharging into rain gardens, dry wells or vegetated swales reconnects rainwater with native soil (for infiltration) and vegetation (for absorption). Disconnection of Permanent Drainage - Pitching the drainage of driveways, sidewalks and parking lots onto adjacent vegetated soil (and not onto other pavement or storm sewers) also increases infiltration and absorption. Infiltration Basins - Carefully engineered depressions in the landscape (for example, rain gardens, dry wells and subsurface recharge beds) collect runoff from roofs and pavement and allow it to percolate into the soil. Tree Plantings - Tree branches and foliage intercept a portion of rain water. Reduction of Impervious Surfaces - Reconfiguring driveways, parking lots and streets to reduce unnecessary pavement allows more vegetated soil and more infiltration. Porous Pavement - Special varieties of asphalt, concrete, masonry and other materials have open pores that detain runoff. filter pollutants and allow water to infiltrate the underlying soil. Vegetated Swales • Landscaped drainage channels (as an alternative to pipes) slow runoff, remove pollutants and infiltrate water. Daylighting - Restoring or replacing historic streams by creating naturalized open channels that slow runoff and bring it into contact with soil, vegetation and air to allow the natural ecosystem to treat and infiltrate stormwater. Adapted from Swrmwater, July/August 2001. • Page 107 • Plan Grand Rapids • A City in Balance with Nature - Chapter 8 0 �l a. Work continuously to maintain the city's appeal as an investment location for households, business, industry and institutions. b. Identify the proportion of metropolitan population growth the city desires to capnire and work to absorb that population in developed areas. c. Work in partnership with non-profit organizations to educate the public about sustainable development and management practices. oeeo: Objective N 2 Phew courtesy of ArtWorks Expanded Visions 2001 youth appremiceship program. 8~4 Objectives Encourage infill development and brownfield clean up and reuse. a. Direct development and investment toward infill and reuse of previously developed sites. b. Clean up contan1inated sites. and Policies The following objectives and policies summarize what needs to be done to achieve the visions and plan recommendations on the preceding pages so that Grand Rapids can be a city in balance with nature. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. oeeoeo: Objective N 1 Ensure that Grand Rapids remains the focal point of West Michigan in order to reduce urban sprawl. 0 Objective N 3 Identify and preserve (and restore, where appropriate) sensitive environmental resources and valued natural areas. a. Prepare a citywide inventory of environmentally sensitive lands including, for example, wooded areas, wetlands, steep slopes, wildlife habitat and riparian corridors. b. Encourage more compact and clustered development patterns to conserve open space and natural features, promote watershed protection and reduce development costs. Chapter 8 - A City in Balance with Nature • Plan Grand Rapids • Page 108 • I c. Adopt development standards that encourage I the protection of natural features. d. Within the region, work towards the preservation of large patches of high quality natural areas and wildlife habitat within interconnecting wildlife corridors. oeoeo: Objective N 4 Reduce stormwater runoff and improve water quality by increasing natural infiltration. a. Use the proposed greenway system as part of a comprehensive strategy for protecting the quality of stream and river corridors; maintain open space buffers to reduce the water quality impacts of stormwater runoff and provide opportunities for visual and recreational public access. b. Promote the use of best management practices to promote natural infiltration in public and private development. c. Consider new paving technologies to reduce imperviousness and runoff volumes. d. Wherever possible, provide stormwater retention and treatment for parking area runoff integrated with required landscaping. Objective N 5 Reduce waste. a. Expand efforts to educate the community to the benefits of waste reduction and recycling; recognize ahd reward waste reduction achievements. �9~0 -- Partnerships j 9.1 .. Introduction The planning policies that guide development in the metropolitan region will significantly influence Grand Rapids' success in achieving important planning objectives . In addition, collaboration among city departments, residents, property owners, businesses and institutions will be essential in bringing the Master Plan's recommendations to fruition. Both regional and community partnerships are needed. • Page 109 • Plan Grand Rapids • Partnerships - Chapter 9 : �9 .2.1 .. Working Together During the first two decades of the 21 st century, Grand Rapids will build on its strengths to become one of the Midwest's great cities. Our success will be founded on a shared vision for the future and strong partnerships. These partnerships will foster the inclusion of all citizens and collaboration among informed residents, forward-looking business people, dedicated non-profit organizations and educational institutions and a community-oriented government. Expanded regional cooperation will also be important in maintaining our city's economic vitality and making us a national model in controlling sprawl, balancing transportation choices and serving as responsible stewards of the natural environment. Why is It Important to Have Partners? The citizens of Grand Rapids expressed the following beliefs about public, private, local and regional partnersl,ips. • Grand Rapids should establish partnerships and work with its neighboring communities. • A public transportation system that links the region and positively affects growth patterns should be developed. • All people, regardless of their income levels and/ or the stages of their liYes should have a choice in housing. • The needs of all transportation modes should be addressed and balanced. • Political power has to be shared in order to have a healthy foundation for the community. • Growth should be planned ·o that natural features, farmland and open spaces are protected. L ocal and regional cooperation and public and private partnerships are essential for a successful future for everyone. Efforts to reduce sprawl, minimize farmland conversion, protect air and water quality, and maintain a high quality of life are goals that can only be accomplished by working together. Informed citizens and decision-makers must learn to balance the interests of their backyards with the overall good of the city and the region. The vitality of Grand Rapids can significantly impact the long-term health and growth of the region, just as the health of a neighborhood's housing stock can affect the vitality of an adjoining business district. It is thL~ interrelatedness that requires us to work together towards common solutions; such as improved mass transit options, srormwater managment, and infrastructure planning. ~ Chapter 9 - Partnerships • Plan Grand Rapids Small working groups we-re frequently used in meetings. ~.~, iftJ. Topic: ~~: ~ One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first Community Forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. • Page 110 • OIUCS ~ l\llrl>l(i,.•..I• lssue: &,Krw11 :fi.¼, w,r of.clot- t 6w~ ft,s-re/1~J f>al'"-t/Je,shi,tJS frl, A. sd~ /2ttd/1fy -+fi f' ·vlflJ 1 ~"cl /Jet'j/2 IJDr hoo d.s . Vision Statement ~ rt ~tAJG'RSH-1p ,;..:.;;.;;;;~~..;.;.;;=.:.....----Picture/Symbol Wade-Trtm Team Posters are from the first Master Plan Community Fornm held at Central High Schoo! in Mmch 2001. �Neighborhood Associations Figure 9.a - Neighborhood Association Map z 4MLE ~ ~ "' Alger Heights Neighborhood Association Auburn Hills Neighborhood Association Baxter Neighborhood Association 3 MILE Black Hills Citizens for a Better Community Creston Neighborhood Association East Hills Council of Neighbors KNAPP Eastgate Neighborhood Association Eastown Community Association w.■ oe0c:nneaiail Fulton Heights Neighborhood Association LEONARD Garfield Park Neighborhood Association Heartside Neighborhood Association Heritage Hill Association Highland Park Association John Ball Park Community Association Ken-O-Sha Neighborhood Association I Madison Area Neighborhood Association r.,. . . _. Michigan Oaks Neighborhood Association Midtown Neighborhood Association Millbrook Neighborhood Association f ! G~O ' Neighbors of Belknap Lookout North East Citizens Action Association North End Neighborhood Association - Ottawa Hills Neighbors Association TRADITIONAL BUSINESS AREAS Roosevelt Park Neighborhood Association Shawmut Hills/ Covell R-1 Preservation Association South East Community Association • - ~ ', POTENTIAL CENTER • NEIGHBORHOOD CENTER VILLAGE CENTER SUB · REGIONAL CENTER South East End Neighborhood Association 36TH Southwest Area Neighbors West Grand Neighborhood Organization West Side Connection 44TH 1:or 1.:urrem phonl· numlwr~, ,,lca:-t' i.:ontacr ( .ommunity Pc\'d11pnll'nt at 456--)677. • Page 111 • Plan Grand Rapids • Partnerships - Chapter 9 ~ �z Figure 9.b .. Business Association Map Business Associations ::J ~ w 4MLE Ill ! Alger Heighrs Business Association Boston Square Business Association Burton Heights Business Association 3MLE Cherry/Lake/Diamond Business Association Cheshire Village Business Association KNAPP Creston Business A~sociation Division South Business Association East Fulton Business Association LEONARD Eastown Business Association Grandville Avenue Busine s Association Franklin/Eastern Business Association Heanside Business Association Madison Square Business Association Michigan Street Area Business Association O'BRIEN Monroe North Business Association Seymour Square Business Association Stockbridge Business Association Wealthy Street Business Alliance West Fulton Business Association West Leonard Business Association Please call the NeisthhorhooJ Busine:,;s Specialistzt Prog:rnm nt 771-0114 - TRADITIONAL BUSINESS AREAS ', ', POTENTIAL CENTER • NEIGHBORHOOD CENTER • - VILLAGE CENTER SUB · REGIONAL CENTER 36TH #TH ~ Chapter 9 - Partnerships • Plan Grand Rapids • Page 112 • (or C()Otact infonnation. �9~3 -- Plan Recommendations Plan recommendations focus on regional and community partnerships. 9 .3 .1 .. Regional Partnerships There are many topics addressed in the preceding chapters that require coordination and cooperation with immediately adjacent jurisdictions, as well as all units of government and agencies within the region. These include, for example, transportation and transit planning, policies for population growth and job location, affordable housing, the planning and development of an open space and trail network, watershed planning for stormwater management and, of course, land use patterns. The City of Grand Rapids is already involved in collaborative planning with regional agencies and neighboring jurisdictions. These initiatives include: The Master Plan recommends that these efforts be continued and expanded. To this end, the city conducted a series of meetings with immediately adjacent jurisdictions (East Grand Rapids, Grand Rapids Township, Kentwood, Plainfield Township, Walker and Wyoming) in the summer of 2002. The purpose of these meetings was threefold: • to share information on Grand Rapids' Master Plan; • to gain insight into planning issues at community boundaries; and • to identify possible joint planning initiatives. Future development sites, and possible development proposals, were discussed, as well planned park acquisitions and programs and future trail and sidewalk connections. The follmving joint projects were suggested: • land use and transportation on 28th Street (Kentwood, Wyoming); • planning for future development along the northern portion of the East Beltline (with Grand Rapids Charter Township and Plainfield Charter Township); • coordination of commercial land use planning on Plainfield Avenue (Grand Rapids and Plainfield Townships); • working with the Interurban Transit Partnership (ITP) on bus service and the evaluation of potential fixed guideway route alternatives; • the Grand-Walk industrial are (Walker); and • 32nd Street reconstruction (Wyoming); • a shared public works site (Walker). • participation in the Grand Valley Metropolitan Council's (GVMC) Urban Metro Committee to discuss the future of major street corridors and other shared issues; • collaboration with the City of Walker in exploring a joint initiative for creating a "sustainable business industrial park" . Neighborhood associations like East Hills Council of Neighbors play an integral role in the city's neighborhoods. • Page 113 • Plan Grand Rapids • Partnerships - Chapter 9 ~ �Figure 9.c .. Future Regional Land Use i 9.3.2 . . Community UJ z :::J '::; ., Partnerships UJ i LE KNAPP The process of developing the Master Plan has set a new standard for collaboration among city departments, residents, property owners, business people and institutions in shaping land use and development directions. Continued collaboration will be essential in translating these directions into actual development decisions that build on the Master Plan's recommendations. In particular, priority should be given to collaborative area-specific planning for revitalizing neighborhoods and proposed mixed-use areas (see Chapter 11 - Area-Specific Plans - Page 151). I O'BRIEN LEGEND ULTRA LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL MEDIUM LOWDENSITYRESIDENTIAL -- - ~) -+-- - S Chapter 9 - Partnerships • Plan Grand Rapids • Page 114 • MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL COMMERCIAL DOWNTOWN OfFICE MIXED USE INDUSTRIAL INSTITUTIONAL PAAKS,OPEN SPACE AGRICULTURAL TRADITIONAL BUSINESS AREAS POTENTIAL CENTER EXISTING RAJL • NEIGHBORHOOO CENTER - VILLAGE CENTER SUB - REGIONAL CENTER �oeooeo: oeooeo: Objective P 1 Objective P 2 Serve as a strong partner in the provision of regional infrastructure and services. Work as part of the larger metropolitan community to develop plans and strategies for regional growth and development. a. Collaborate in the development of regional transportation plans and priorities (for air, rail, street, highway, transit and bicycles) and the design of transportation projects. b. Update the Water and Sewer Master Plan consistent with the policy framework established by this Master Plan. c. Pursue cooperation and cost sharing between benefiting jurisdictions in providing public facilities and services. Plww courtesy of ArtWorks Expanded Visions 2001 youth apprenticeship program. 9.4 - Objectives and Policies The following objectives and policies summarize what needs to be done to achieve the vision and plan recommendations presented on the preceding pages so that Grand Rapids continues to collaborate with partners in the community and the region. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. d. Encourage the coordination of local capital improvement programming within the metropolitan region. e. Cooperate in the development of a significant regional park and greenway system. f. Encourage intergovernmental and public/ private cooperation in decisions concerning the location of developments of greater than local impact (e.g., major new shopping centers, employment centers, cultural facilities). g. Encourage the establishment of standards that require adequate public facilities and services to be in place concurrent with new development. a. Strengthen existing communities and direct development toward these activity centers. b. Promote sustainable development patterns and practices. c. Support the provision of affordable housing for low- and moderate-income households throughout the metropolitan area. d. Promote the balanced, efficient, economical and environmentally sensitive use of land in a manner that minimizes land use conflicts across municipal borders and preserves the unique character of each community. Objective P 3 Promote coordination with state agencies and among city departments in implementing the recommendations of the Master Plan. a. Continue to coordinate and target infrastructure investments with other public and private improvement initiatives. b. Promote information sharing among universities, foundations, regional agencies, the public schools, the city and the public in helping to guide well informed investment decisions. • Page 115 • Plan Grand Rapids • Partnerships - Chapter 9 S �Objective P 4 Objective P 5 Collaborate with neighborhood and business organizations in planning and development decisions. Strengthen educational partnerships. a. Develop, implement and continuously refine a land use decision-making process that is community based and partnership driven. b. Encourage and support the establishment of active neighborhood and business organizations and collaborate with them in planning and development decisions. c. Encourage consensus-based decision-making and assist in conflict resolution. d. Provide information and technical assistance to neighborhood and busines organizations on planning and development issues. e. Develop and support programs that continue to build citizen capacity to make informed planning and development decisions. : Chapter 9 - Partnerships • Plan Grand Rapids • Page 116 • a. Continue to cooperate with the public schools to provide joint park-school facilities. b. Encourage partnerships between residents, neighborhood organizations, area businesses, faith-based organizations and institutions of higher learning to enhance the achievement levels of students. c. Recognize the importance of neighborhood schools in building and strengthening community. oeeeeo: Objective P 6 Ensure that respect for diversity in all areas is a strength of our city. a. Celebrate the benefits of diversity within the community and recognize the efforts of those who promote enhanced understanding and tolerance among people of diverse backgrounds. �1O~O ~ Development Character 10~1 111111111111111 ~ Introduction In Grand Rapids, people are as concerned about the quality and character of development as they are about what kinds of uses and densities are permitted and where they may be located. The sample development guidelines presented in this chapter illustrate how the quality of urban design can be given greater emphasis in making decisions about future development (and renovation of existing buildings) in the city. • Page 117 • Plan Grand Rapids • Development Character - Chapter 10 �10.1.2 - Organization The introduction to this chapter provides a perspective on two key issues as a philosophical foundation for guide1ines development: • walkability and auto access; • context and compatibility. A basic urban design vocabulary is also provided. Then several guidelines examples are presented, addressing three topics: Mixed-Use - how to maximize the compatibility between different uses, densities and building types. Four situations are addressed in a pre-World War 11 neighborhood context: • infill and parking in a traditional business district; • institutional mixed-use; The Cicy of Grand Rapids Development Center coordinates the review and approval of development projects. Chapter 10 - Development Character • Plan Grand Rapids 10.1.1 - Purpose • industrial mixed-use; and Guidelines are a means of communicating in advance to property owners, developers and investors the kind of development the community wants to encourage and the factors that will be considered in reviewing and approving proposed projects. By clearly articulating these urban design objectives, much of the guesswork can be removed from the development approvals process. This can save time and money for those who are proposing a project, as well as promoting better urban design results. Because the community's Master Plan establishes the foundation that must support more detailed development regulations, it is essential that the Plan emphasize the importance of site planning and architectural design quality as factors in reviewing development proposals. As a result, it will be possible to include principles and standards related to design quality in zoning regulations, site plan review and other tools and processes for implementation. • reuse of a school site. • Page 118 • In addition, guidelines are proposed for improving the visual quality and walkability of auto-oriented strip commercial development in a post-World War 11 setting. Higher Quality, Higher Density Residential Development - how to encourage medium- and high-dens ity residential development that is located and designed to complement existing patterns. Green Space in the Central City - how to provide more green space in already developed areas. These topics were selected from a much longer list of candidate guidelines suggested by community input over the course of the master planning process. In part, the guidelines examples were chosen to help clarify key master plan concepts (mixed-use, transit- �oriented centers; alternative models for new housing development and infill) and to augment others (open space network, walkable streets, stormwater management). The examples presented here serve as a template for developing guidelines on additional topics in the future. 10. 1. 3 . . Perspective Two critical issues serve as the philosophical foundation for the sample guidelines and others to be developed in the future: • the appropriate balance between walkability and automobile access; • the importance of compatibility with the built context. Walkability and Auto Access Finding the right balance between walkability and automobile access is one of the most fundamental issues in making decisions about Grand Rapids' future and framing appropriate development guidelines. Since the 1950's (after World War II), planning and development regulations have tended to separate uses and require substantial setbacks in an effort to minimize conflicts. At the same time, priority has been given to maximizing through traffic movement and requiring ample off-street parking. The resulting development pattern - low-density subdivisions that prohibit through traffic and surround each home with a substantial yard; shopping malls, schools and parks surrounded by huge parking lots - has reduced walkability and made multiple car ownership a necessity. Grand Rapids has areas like these, and many residents prefer the lifestyle choice they provide. But Grand Rapids also offers an alternative development pattern and lifestyle choice - the Downtown, older neighborhoods and traditional business areas of the center city. These pre-World War II areas are more walkable because a denser mix of residential, civic, workplace and retail uses are provided in compact areas on an interconnected grid of streets that form small blocks lined by sidewalks. In these areas, today's dependence on the car can create parking shortages that are often met by removing structures to provide parking lots. The introduction of suburban development patterns in these older areas creates gaps that interrupt the continuity of buildings and activity along the street and compromise walkability. Nevertheless, center city businesses, institutions and residents need places to park cars as one component of a balanced transportation program. How can we protect and capitalize on the walkability of older parts of the city while accommodating new investment and meeting needs for access and parking? How can we improve walkability and enhance the sense of community in more recently developed parts of the city? These are two of the questions that the sample guidelines begins to address. Context and Compatibility Finding the right balance between walkability and automobile access i.s one of the most fundamental issues in making decisions about Grand Rapids' future and framing appropriate development guidelines. To protect and build on Grand Rapids' assets, new developments, as well as renovation of existing buildings, must be designed with reference to the surrounding built context. Achieving compatibility with the existing context requires an understanding of the positive design elements that give each part of the city its special character. These include broader district patterns (i.e., the network of streets and blocks); patterns that are repeated from one development site to another (i.e., building scale, placement and orientation) and the repeated use of similar design details (i.e., choice and use of materials, patterns of windows and doors). Promoting urban design compatibility improves the fit between new investments and what already exists to enhance the image and identity of each part of the city. The protection of historically and architecturally significant buildings ts also an important part of maintaining • Page 119 • Plan Grand Rapids • Deq1elopment Character - Chapter 10 �Figure 10.a., Neighborhood Character Types visual character and a sense of continuity with the city's heritage. As an initial step in promoting compatibility in urban design, the Master Plan has identified five major neighborhood character types along with descriptions and examples of each type's defining visual characteristics. These character types - or context categories - have also been mapped to provide a starting point for a more refined definition of areas of differing characters, including: • the turn-of-the century neighborhood; • the street car suburb; -·i • the garden city suburb; I • the post-World War II neighborhood; j • the late 20th Century neighborhood. L The map of Neighborhood Character Types is presented in Figure 10.a - Page 120; illustrations and descriptions of each type are presented in Figure 10.b - Neighborhood Character Types - Page 121. It is important to note that the mapping of neighborhood types is preliminary. Several areas remain unclassified and refinements in the boundaries of some "classified" areas could undoubtedly be made. Many parts of the city also include a mix of more than one neighborhood type. Most often, these mixed areas represent a change in age or architectural style, rather than a change in fundamental land use patterns, development densities and circulation patterns. Nevertheless, the map provides a general overview of neighborhood visual character. The sample guidelines presented in this chapter illustrate how renovation and new construction projects in a particular context (neighborhood character type) can be designed to respect and enhance its identifying urban design characteristics. 19th Century Neighborhood Early 2oth Century Neighborhood - Garden City Suburb Post World War II Neighborhood - Late 20th Century Neighborhood - Selected Open Spece• Industrial Unclassified Chapter 10 - Development Character • Plan Grand Rapids • Page 120 • �Figure 10.b - Neighborhood Character Types Tum of the Century Neighborhood Built after the Civil War in and around the central city. Straight streets, smaller blocks, dense development, small lots (often with alleys). Housing, commercial, factories more integrated (e.g., apartments above corner stores; factories close to homes). Little green space (or concentrated in parks and squares). Churches and schools integrated into neighborhoods. Sidewalks predominant. Examples: Early neighborhoods that rim Downtown: Heritage Hill, Near West Side, Belknap Park, Roosevelt Park, Cherry Hill. Streetcar Suburbs Approximately 1900-1930. Developed around streetcar lines, adjacent to (and frequently mixed with) "mrn-of-the cenmry" neighborhoods and also farther from the central city. Straight treets, small blocks and lots; dense development. Small parks. Small commercial districts along streetcar routes. Examples: John Ball Park, Eastown, Fairmount Square, Creston, Southeast, Grandville. Garden City Suburb Approximately 1900 co 1930's. First 'suburb' model. Streets more curvilinear; homes set back from street. More street trees, parks, open space. Generally lower density (less intensity in residential areas) than "turnof-the-century" neighborhoods. "Streetcar" suburb neighborhood commercial still lines major streets with possible residential above. Architecture more romantic (cottage, Cape Cod, Arts and Crafts, etc.) Beginning separation of land uses (separation of residential from factories). Examples: Ottawa Hills. Ill II I • Page 121 • Plan Grand Rapids • Development Character - Chapter 10 �Figure 10.b, Neighborhood Character Types ----- Post War Neighborhood Built after WWII, approximately 1950's to 1970's. Larger residential lots and generally lower single-family housing densities. Larger blocks and streets with cul-de-sacs and/ or curvilinear streets. New ranch type single-family housing; often mixed with other "streetcar" suburb architectural styles. Apartments more 'modern' in architectural style. More segregation of commercial and industrial uses. Beginning of 'superblock' concept, with streets de-mapped and large parcels assembled. Commercial now one-story without mixed-use. Larger modern footprints for commercial and industrial. More parks and open space. School footprints becoming larger. Examples: Boston Square, Creston, Riverside, Alger Heights, 28th--44th area, Eastgate, Leonard Street area. Late 20th Century Neighborhood Approximately 1980's to 1990's. Freeway-based development. Automobile-dominant, sprawling uses. Much larger footprints, larger parcels assemb led for all uses with greater segregation of use. Commercial and industrial with ever larger parking lots. Typically wide streets; a hierarchy of arterials and cul-de-sacs. Housing design often nostalgic/traditional (pitched roofs, detailing). Larger two- and three-car attached garages. Parks larger. Schools developed on larger tracts as campuses. All uses set back from roads creating more open space and lower density. Examples: Leonard/Fuller commercial, 28th-44th area, Dean Lake Road area, East Beltline (west side beyond top of bluffs), Knapp area, scattered infill. Chapter 10 - Development Character • Plan Grand Rapids • Page 122 • �10~2 ~ Urban Design Vocabulary While guideline can communicate expectations for urban design quality, outline principles and illustrate how those expectations might be met, there is rarely only one right urban design solution. Moreover, no one solution can fit all types of projects in all development contexts. Arriving at the best solution requires an understanding of the specifics of each project and each situation. Understanding urban design vocabulary and the elements of design can have a large influence on development quality, character and fit. Basic urban design vocabulary is defined and illustrated below and applied in the guideline examples presented in the balance of the chapter. The vocabulary is organized under three headings that move from a broader scale (the District/Neighborhood) that focuses on context, to the Project Concept (or site) scale that focuses on compatibility, to Project Details that focus on quality. · 10.2.1 - Vocabulary: District/Neighborhood Connectivity Connectivity refers to the way in which individual developments and uses are physically linked together within the larger fabric of the city. Most often, it refers to the network of streets and blocks and the way in which they encourage or discourage walkability and concentrate or distribute traffic. Other elements of the transportation network also influence connectivity - for example, the availability and location of transit routes and stops, bike routes and on- and off-street walkways. Natural features - for example, rivers, creeks and open space corridors - can also be part of the connecting fabric of a neighborhood, district or community. Stormwater/Daylighting . / . Street Network The Helen DeVos Women and Children's Center and the Musculoskeletal Center use pitched rooflines to create a softer transitwn to the nearby residential neighborhood. Transitions and Edges The way different kinds of uses and development densities relate to one another has a major impact on visual and functional fit. In general, gradual transitions in intensity and scale are more compatible than abrupt changes. Incremental changes in building den ity and scale (height and mass) can soften changes in land use and create a more harmonious blend. In some instances, open space and landscaping can establish acceptable buffers between developments that are dissimilar in intensity and function. • Page 123 • Plan Grand Rapids • Development Character - Chapter 10 �Parking Natural Systems Shared off-street parking at the district or neighborhood level can serve multiple users - especially those whose peak parking needs do not overlap. This can reduce the amount of land (and financial resources) needed to provide an adequate amount of convenient storage for cars. Establishing maximum (rather than minimum) parking standards, and requiring transportation demand management (TDM) to reduce traffic and parking demands, are also important in promoting more walkable, livable communities. Since off-street parking represents a significant development cost, reduced parking requirements and public assistance in providing district parking can be important development incentives. Land forms (hilltops, slopes, valleys); rivers, creeks, wetlands and natural vegetation are examples of natural systems that can be incorporated in - rather than erased by - development to preserve what is unique about an area and to maintain a visible connection to the natural environment. Walking Distance Wooded Area Parking Public Space Organization The pattern and landscape treatment of streets, parks, squares and plazas that make up the public realm establish the basic structure around which private development is organized. The design treatment of public spaces encourages pedestrian use, private investment and a visible civic life. · 10.2.2 .- Vocabulary: Project Concept Uses and Densities Some uses - for example, drive-throughs, car washes and service stations - are auto-dependent and difficult to incorporate in older parts of the city without seriously compromising walkability. (Uses that generate high volumes of truck traffic can also be a significant problem when trucks travel on pedestrian-oriented neighborhood or shopping streets.) Large-scale uses - "big boxes" or major industrial facilities - can also impact walkability by taking up a lot of ground area for building footprints and parking. In contrast, a finer grain mix of uses located within walking distance of one another (approximately 2,000 feet) makes choosing an alternative to the car easy. In addition, gradual transitions in density help to promote compatibility. Institutional M ixecluse • Project Concept Chapter 10 - Development Character • Plan Grand Rapids • Page 124 • �Scale Orientation Landscape Building proportions (length to width to height) should be compatible with surrounding buildings. When new buildings are significantly larger (or smaller) than surrounding development, the character of the block front or neighborhood can be overwhelmed (or inappropriately diminished). Building height should also relate to adjacent structures, especially on the street frontage and at neighborhood edges. Building heights can increase as the setback from these important edges increases. The overall form of a building - often defined by the shape of the roof - is also important in evaluating the compatibility of new structures. The orientation of a building's front fac;:ade and entrance also has an impact on the walk.ability, sense of scale and level of perceived security on adjacent streets. When front fa<;:ades and entrances are oriented toward the side or rear of a site and face parking areas, the walkability, visual interest and potential for an active street life are diminished. Landscaping can be used to provide canopy elements that unify and provide a sense of human scale in the streetscape environment. It softens and screens the visual impact of utilitarian elements such as parking lots or service areas. Placement Consistent setback dimensions from the property line to the face of the building play an important role in maintaining the visual character of an area. In business districts developed before World War II, buildings are typically located on the front property line. Maintaining this setback to maintain a consistent "street wall" is important in preserving the integrity, pedestrian appeal and walkability of these districts. Parking The amount, location and treatment of off-street parking can have significant impacts on development character and compatibility. Parking lots that are located between buildings and the street give priority to the car, rather than to people. Parking lots located between neighborhoods and non-residential uses can create an unattractive "no-man's land." Landscapingwithin and on the edges of parking lots is needed to reduce their negative visual impact. Care is also needed in locating access drives to parking lots, and in locating and screening service areas (truck unloading; dumpsters), to minimize impacts on adjacent residential uses. Site Details Site details such as lighting, signs, fencing, screen walls and special paving or awnings can help to create a clear identity, visual interest and a sense of human scale. To be effective in promoting compatibility, the choice of site details, and the way in which they are used, should be coordinated within an area or district. Materials Compatibility with the character of surrounding development is important in selecting an appropriate palette of materials (for walls, windows, doors, etc.) for renovation or new construction. In a residential neighborhood characterized by sloped shingle roofs, wooden clapboard siding, windows and doors, a building with a flat roof and unfinished concrete block or metal siding would be inappropriate. 10.2.3 .. Vocabulary: Project Detail Articulation Traditional Business Area • Project Concept The articulation of wall surfaces should also be compatible with the character and rhythm of adjacent development. The size and proportion of window openings, the design treatment of entries, the clear definition of a building base and upper stories and the articulation of vertical bays that echo the dimensions of other buildings on the block face will help to determine how well a new or renovated fac;:ade fits in with its neighbors. • Page 125 • Traditional Business Area - Pmject Detail Plan Grand Rapids • Development Character - Chapter IO �• • industrial n1ixed--use in a pre--World War II business area and neighborhood context; • school reuse in a pre-World War II neighborhood context; • auto-oriented commercial development in a post-World War II neighborhood context. The Future Land Use Map illustrates many opportunities for mixing uses to promote the development of a human-scale, walkable, safe, transit-supportive city. In addition to Downtown and more traditional center city neighborhoods, these mixed-use areas include: • areas adjacent to Downtown (to the north and south, and to the west of the Grand River); • linear riverfront mixed-use areas; • institutional mixed-use areas on Downtown's edges; • traditional business areas; The Boardwalk, formerly the Berkey and Gay furniture factory, is part of the ongoing transformation in the North Monroe area. 10~3 ~ Mixed~Use Overview This section presents sample development guidelines that illustrate how careful attention to urban design can promote compatibility when different types of uses and densities of development abut one another or are mixed together. Examples are provided for the following situations: • infill and parking in a traditional business area located in a pre-World War Il neighborhood context; • institutional mixed-use in a pre-World War II business area and neighborhood context; Chapter 10 - Development Character • Plan Grand Rapids • Page 126 • • mixed-use centers at neighborhood, village and sub-regional scales. While not all areas of the city will be - or need to be - mixed-use in character, almost all areas will need tO deal more effectively with the interface between residential and non-residential uses. Design that is sensitive to its surrounding context is critical in achieving this compatibility. The neighborhood character types suggested on Pages 120-122 provide an overview of the range of physical form and architectural character in the city. This general guide provides a starting point for understanding how the elements of urban design can be used and interpreted to create a better fit between different types and densities of development. �10~4 ~ Traditional Business Area in a Pre~World War II Neighborhood Context 10~4~1-District/Neighborhood j Transitions and Edges Connectivity 0 Provide transit, pedestrian and bicycle access to reduce dependence on cars and minimize traffic volumes and parking demands. • Provide transit stops located out of the flow of traffic. • Use traffic calming measures to create a safe and attractive pedestrian environment. • Maintain the existing grid of small blocks and connected streets to provide sidewalk connections to adjacent neighborhoods. • Connect to city bikeway systems and provide convenient bicycle storage. 0 Encourage a mix of uses within a compact business area to create a focus of community activity and promote walking to and between destinations. O Incorporate smaller scale structures and less intensive uses as a transition between primary business frontage and adjacent single-family neighborhoods. • Encourage residential as part of mixed-use development within the business district. • Encourage the development of mediumdensity housing (e.g., town homes or small apartment buildings) along secondary streets linking the business district to single-family neighborhoods. • Encourage the development of mediumdensity housing along primary streets linking compact clusters of businesses. Cherry/ Diamond Business Area contains a mix of uses within a compact district. Public Space Organization 0 Maintain (and, where necessary, reestablish) a pattern of small blocks and relatively narrow, connected streets to enhance walkability. 0 Provide on-street parking as a convenience to patrons, to buffer the sidewalk from moving vehicles and to aid in calming traffic. 0 Encourage improvements to paving quality, street lighting, landscaping and cleanliness along primary and secondary business area streets to provide a comfortable, human-scale pedestrian environment. 0 Encourage the development of shared civic spaces as area focal points. • Page 127 • Plan Grand Rapids • Development Character - Chapter 10 �.. Parking · 10.4.2 , Project Concept 0 Encourage the development of shared district parking in strategic locations, rather than attempting to provide needed parking on each site or block. 0 Reduce off-street parking requirements (establishing maximum, rather than minimum standards) in areas that are served by transit and bike routes and have strong pedestrian links to nearby neighborhoods. 0 Count on-street parking capacity (that is not required to meet the needs of existing homes) in meeting parking requirements. 0 Encourage development patterns that use buildings to screen off-street parking areas from primary and secondary streets and provide a compatible transition to existing residential areas. Uses and Densities 0 Encourage a mix of retail, service, entertainment, civic, office and residential uses to enhance the vitality of traditional business areas. • Encourage the concentration of retail uses in compact core areas. Require active ground level shopping, service and entertainment uses on business district frontages in core areas to create an appealing pedestrian environment. • Prohibit (or permit only under stringent urban design standards) auto-oriented uses (e.g., drive-through, car wash, service station) that detract from the walkability of a traditional business area. • Encourage the development of mediumdensity housing and residentially scaled office uses along primary streets linking compact clusters of businesses. 0 Promote the development of medium-density housing as a transition between the primary business frontage and adjacent single-family housing (along secondary street frontages, screening district parking). Project Concept: Traditional Business Area Scale 0 New construction on primary and secondary business area street frontages should be compatible in scale with existing structures on the block and neighboring blocks. • Maintain predominant existing building heights on business area street frontages. Chapter 10 - Development Character • Plan Grand Rapids • Page 128 • • Building heights may increase on the primary business area street frontage as they step back from the street. 0 New construction on secondary street frontages should provide a transition in height and scale from the business area to adjacent single-family development. 0 The massing of all new structures should be articulated to echo the proportions of nearby structures as viewed from the street. Placement 0 Locate new buildings on the primary business area street at the front property line to maintain the integrity of the streetwall and screen parking. • Provide active ground floor uses, display windows and entries facing the sidewalk. • Permit openings in the streetwall that provide through-block pedestrian connections and/or create public plazas/squares. 0 Locate buildings at the intersections of primary and secondary streets to give architectural definition to the corners. • Public plazas/squares at the corner are appropriate if they are spatially enclosed by buildings. 0 Set back medium-density residential structures on secondary streets to provide small front yards that create a transition to the depth of lawns fronting adjacent single-family residences. �Orientation Articulation Landscape 0 Provide ground level storefronts and building entries facing all streets, plazas/squares and through-block walkways. 0 The articulation of new building fac;:ades should be compatible in proportions and rhythm with surrounding structures. 0 Provide and maintain high quality plantings and paving to add shade, color, texture and human scale. 0 Locate parking to the rear of the buildings. • Divide long fac;:ades into smaller increments (bays) to echo the proportions of existing structures on the street. • Design parking areas to include islands landscaped with shade trees to reduce their apparent scale and negative visual impact. 0 Locate vehicular access to parking and service areas on secondary streets, immediately to the rear of the buildings facing the primary business area street. • Use a solid to void (solid wall to window/ door opening) ratio and window and door opening dimensions similar to those of other buildings on the block.front. • Landscaping should be provided in the front yards of medium-density housing. Parking • Discourage curb cuts for driveways on the primary street frontage to avoid gaps in the streetwall and conflicts with pedestrians. • Design entries (and porches on residential structures) to echo the design elements/ treatments used on surrounding structures. Site Details 0 Use site details (street lights, signs, awnings) in a coordinated manner to add visual interest. 10.4.3 - Project Detail Materials 0 The architectural character, materials and finishes on new buildings should be compatible with surrounding structures and the larger neighborhood. • The same materials used on the primary fac;:ade should be used on all fac;:ades visible from the street. • The materials used on fac;:ades facing parking areas may be lower in cost, but should be coordinated with the character of primary fac;:ade materials. l Retell or other active ground floor uses with offioe,msldential, or other uses above Project Detail: Traditional Business Area /l1Y° • Page 129 • Plan Grand Rapids • Development Character - Chapter 10 �r 10~5 ~ Institutional Mixed~Use in a Pre~World War II Neighborhood Context 10.5.1 .,. District/Neighborhood Transitions and Edges Connectivity 0 Locate smaller scale structures and lower density uses on neighborhood and business district edges. 0 Encourage the use of alternate modes of transportation to reduce traffic and on-site parking demands. • Encourage transit use by employees and visitors. Provide excellent transit service to major employment destinations. Provide attractive transit stops and well-lit pedestrian connections. With parking located behind the building, the Peter M. Wege Center relates welt to Lafayette Avenue and the nearby residential neighborhood. Provide incentives for transit use (e.g., paid employee transit pas es). • Connect to the citywide pedestrian and bikeway systems. • Encourage the development of employerassisted housing programs to encourage employees to live within walking/biking distance. • Encourage/require the formulation and implementation of transportation demand management programs (e.g., assistance in car pooling; priority parking for car pool vehicles). 0 Encourage the development of complementary office uses, medium-density housing and retail and support services as part of the institutional mixed-use district to reduce dependence on cars. Chapter 10 - Development Character • Plan Grand Rapids • Page 130 • • Encourage medium-density residential and/ or office uses on neighborhood edges. • Encourage office and/or residential uses with ground floor retail and service uses on primary streets in and adjacent to business areas. Public Space Organization 0 Orient major institution entries to primary streets. 0 Incorporate public/civic spaces, especially where they can benefit both the institution and the surrounding community. Parking 0 Encourage shared district parking that is located to meet the needs of both the institutional mixed-use development and the adjacent business area. 0 Consider reducing off-street parking requirements (establishing maximum, rather than minimum standards) in districts that are served by transit and bike routes and have strong pedestrian links to nearby neighborhoods. �0 Encourage the development of structured parking to reduce the amount of land required to meet parking needs. • Where parking ramps face a primary business area street, encourage the incorporation of ground floor commercial space. 0 Articulate the massing of the lower scale perimeter structures on neighborhood edges (in and out from the street) to echo the rhythm of adjacent single-family residences. Orientation 0 Locate ground level storefronts and building entries on the primary business area street to provide pedestrian scale and interest. Uses and Densities 0 At a minimum, include windows overlooking secondary (neighborhood edge) streets to provide "eyes" on the street. Building entries on these streets are also appropriate for office uses and are essential for residential uses. 0 Encourage a mix of institutional, office, retail, service and residential uses. Parking 10.5.2 .. Project Concept • Locate lower density uses on neighborhood and business area edges. • Encourage medium-density residential and/ or office uses on neighborhood edges. Pwject Concept - Scale: Institutional Mixed-Use, Existing Conditions • Encourage office and/ or residential uses with ground floor retail and services on primary streets in and adjacent to business areas. • Encourage the development of structured parking and parking that is shared with the adjacent business area. • Encourage the development of "liner" buildings between parking decks and adjacent blocks/development edges. Scale 0 Step down the scale of new buildings from larger and taller institutional structures in the interior of the block to allied office and/ or residential structures along business area and neighborhood edges. • Choose building heights that create a transition to adjacent residential and business area structures (2 to 3 stories). • Allow building heights on the primary business area frontage to increase as they step back from the street. 0 Locate the parking required to serve the institutional mixed-use development within the interior of the block/development. Surface parking lots should not be located on the perimeter of the institutional mixed-use block. Pmject Concept - Scale: Institutional Mixed-Use, Recommended Placement 0 Place buildings on the primary business area street to maintain the streetwall established on adjacent blocks. 0 Provide primary vehicular access to the institutional mixed-use development, and its parking and service areas, from the primary street, or access from secondary (neighborhood) streets immediately behind new mixed-use structures facing the primary street, to minimize traffic impacts on the neighborhood. 0 Provide a deeper, landscaped setback on block fronts facing the neighborhood to buffer the increased density of development. • Page 131 • Plan Grand. Rapids • Development Character - Chapter 10 �10~6 .- Industrial Mixed--Use in a Pre.-World War II Neighborhood Context 10.6.1, District/Neighborhood Transitions and Edges Connectivity 0 Locate smaller scale structures (and/or buildings that step down in height) on neighborhood and business area edges of the block/district. 0 Encourage the use of alternate modes of transportation to reduce traffic and on-site parking demands. • Encourage transit use by employees. Provide excellent transit service to major employment destinations. Provide attractive transit stops and well-lit pedestrian connections. The former American Seating Company factory is being renovated as a mixed-use facility. - Provide incentives for transit use (e.g., paid employee transit passes). • Connect to the citywide pedestrian and bikeway systems. • Encourage the development of employerassisted housing programs to encourage employees to live within walking/biking distance. t • Encourage/require the formulation and implementation of transportation demand management programs (e.g., assistance in car pooling; priority parking for car pool vehicles). r 0 Encourage the development of complementary office uses, medium-density housing and retail and support services as part of the industrial mixed-use district to reduce dependence on cars. Chapter 10 - Development Character • Plan Grand Rapids • Page 132 • 0 Encourage office and/or residential uses with ground floor retail and services on primary streets in and adjacent to business areas. Public Space Organization 0 Maintain the pattern of small blocks and relatively narrow, connected streets to enhance walkability. Parking 0 Encourage shared district parking serving both the industrial mixed-use development and the adjacent business area. 10.6.2 - Project Concept Uses and Densities 0 Encourage the development of complementary retail and support services, office uses and medium-density housing (on upper stories) on the primary street frontage in and adjacent to business areas. �Scale Site Details 0 Step down the height and scale of buildings from larger industrial structures in the interior of the block to lower, less massive structures on the neighborhood and business area edges. 0 Prohibit the use of chain link fencing on neighborhood (secondary street) and business district (primary street) edges. Use ornamental fencing and/or landscape screening. • Choose building heights that create a transition to adjacent residential structures (2-3 stories). • Allow greater building heights on the primary business area street frontage, with increased heights allowed as the building steps back from the street. 0 Articulate the massing of new perimeter structures on both neighborhood and business area edges to echo the rhythm and proportions of existing buildings. Placement 0 Place new buildings on the primary business area street to maintain the streetwall created by building setbacks on adjacent blocks. 0 Place new buildings on residential (secondary) streets to provide landscaped setbacks at least as deep as the yards on adjacent residential structures. ~-~ ,,,...___ Project Concept - Placement: lndu.strial Mixed-Use, Recommended Orientation 0 Locate ground level storefronts and building entries on the primary business area street to provide pedestrian scale and interest. 0 Provide window openings on fa~ades of new structures overlooking (secondary) neighborhood streets to provide a sense of "eyes" on the street. Parking 0 Provide parking on the interior of the industrial mixed-use block so that it is screened from the adjacent neighborhood and business area by new buildings. • Encourage the shared use of parking with the adjacent business area. 0 Provide vehicular access immediately behind new mixed-use structures on the primary street to minimize traffic impacts on residential streets and avoid creating a driveway gap in the primary street business frontage. Project Concept -Placement: lndu.strial Mixed-Use, Existing Conditions • Page 133 • Plan Grand Rapids • Development Character - Chapter 10 �· 10. 7 , School Reuse in a Pre,World War II Neighborhood Context 10. 7.1 , Project Concept Uses and Densities 0 Give preference to office (including service agencies), educational and residential reuse of former school buildings. 0 Discourage major expansion of the existing building footprint to maintain existing open spaces/ parks. Parking 0 Locate parking to serve the new use behind the existing building and maintain sufficient open space and landscaping to soften its impact on the neighborhood. . . • .. i - . ,... .. ~ ' Placement The former Grand Rapids Christian High School on the corner of Franklin and Madison SE is now the office building for the Family Independence Agency (FIA). 0 Maintain the original front and side yard setbacks to retain the original relationship between the structure (a focal point) and the neighborhood. Project Concept • Placement: School Reuse, Recommended 10. 7.2 , Project Detail Articulation 0 Maintain the size of original window openings. Landscape 0 Retain existing mature trees. 0 Provide additional landscaping in side and rear yards to decrease the visual impact of increased parking on the neighborhood. Project Concept - Placement: School Reuse, Existing Conditions Orientation Site Details 0 Maintain the original front entrance even though primary access for the new use may be located at the rear of the building. Chapter 10 - Devewpment Character • Plan Grand Rapids 0 Use a combination of hedges and canopy trees on the perimeter of the parking lot for screening and shade. • Page 134 • 0 Perimeter fencing of the parking area should be ornamental and in character with the residential context. �10~8 .- Auto--Oriented Commercial in a Post--World War II Context 10.8.1-- District/Neighborhood 10.8.2 .. Project Concept Connectivity Placement 0 Provide alternatives to the automobile in accessing auto-oriented commercial development. 0 At important intersections, encourage infill development that locates buildings to anchor and define corners and screen parking lots. • Provide improved bus stops along transit routes serving auto-oriented commercial development. • Provide sidewalks along primary streets and improve cross walks where needed. • Provide sidewalk connections along secondary streets to connect auto-oriented commercial development to adjacent residential neighborhoods. Orientation 0 Locate building entries and storefronts to face the primary street. Provide improved bus stops along transit routes serving auto-oriented commercial development. • For infill buildings located close to the street, encourage store windows and entries along at least fifty percent (50%) of the front fac;ade. • Provide links to citywide bike and greenway systems. Transitions and Edges 0 Require landscaping on site edges to screen and buffer adjacent residential uses. Project Concept - Orientation: Auto Oriented Commercial, Existing Conditions • Page 135 • Plan Grand Rapids • Development Character - Chapter 10 �i Parking 0 Consolidate driveway access for customers and service vehicles in a single location on the primary street frontage. Permit access from secondary streets. 0 Provide and maintain landscaping (hedges and shade trees) to screen parking lots from primary and secondary streets; low masonry walls and decorative fencing may be used in combination with landscaping. 0 Provide attractive pedestrian connections through parking lots to front doors from both primary and secondary streets. 0 Provide islands planted with shade trees within parking lots to reduce their visual impact and make them more hospitable to people on foot. 0 Locate and screen loading areas and dumpsters to minimize their visibility from adjacent residential property. 10.8.3 - Project Detail Landscape 0 Landscaping is essential to screen parking areas, provide buffers to adjacent residential uses and create a more hospitable pedestrian environment along streets. Project Concept• Parking: Auto Oriented Commercial, Recommended Chapter 10 - Development Character • Plan Grand Rapids • Page 136 • �10~9 ~ Higher Quality Medium and High~Density Residential Design 10.9.1 .. Overview This section presents development guidelines intended to promote higher quality design for mediumand high-density residential development. Mediumand high-density residential development refers typically to multifamily residences, including apartments, townhomes and _condominiums, either rental or owner-occupied. Medium-density is defined as residential development of 10 to 15 dwelling units per acre. High-density residential is defined as 15 or more dwelling units per acre. The Future Land Use Map envisions many opportunities for new medium- and high-density residential development in Grand Rapids: as part of mixed-use districts in and near the Downtown; anchoring new mixed-use, village and sub-regional mixed-use centers; as an upper story use within older neighborhood business districts; as redevelopment of underutilized or obsolete commercial parcels; as infill within existing neighborhoods; and as new development on vacant land. The goal is to locate high.er residential densities on transit lines and to serve as a transition between non-residential uses and lower density housing areas, as illustrated in the Future Land Use Map (Page 21). The underlying objective for improving the quality of higher density residential design is to provide a variety of future housing choices within the city in a more physically integrated way. Design that is sensitive to its surrounding context and that responds to the physical and architectural character of its serc ting provides that integration. The neighborhood character types presented in Figure 10.a - Neighborhood Character Types Map - Page 120 ancl Figure 10.b Community Character Types - Page 121 provide an over- view of the range of physical form and architectural character in the city. It is a general guide, however. Any new higher density residential development or infill project should be designed in response to the specific conditions (both natural and architectural) of its site. 10.9.2 .. District/Neighborhood Connectivity 0 Coordinate the location of medium- and highdensity residential development more effectively with Grand Rapids' transportation network to reduce the need for trips by car, distribute traffic more evenly and encourage transit use. An example of medium-density housing. • Connect new and redeveloped housing areas to the existing city street network. Extend the existing street network into and through new developments. Maintain and/or extend the existing pattern of streets and blocks. Avoid the use of cul-de-sacs. • Connect to citywide pedestrian and bikeway systems. lnclude sidewalks in new and infill housing developments and connect them to the existing sidewalk network. Incorporate bikeways consistent with the local and regional bikeway master plans. • Page 137 • Plan Grand Rapids • Development Character - Chapter 10 �Bad Examples • Locate and design medium- and high-density residential development to support transit use. Locate med ium- and high-density residential development on transit routes. 'I - Provide safe, well-lit pedestrian access to transit srops. r I \ • Integrate medium- and high-density residential development with retail and support services. Locate new higher density residential development within, adjacent to and/or within walking Jistance of existing and planned retail areas (including transit-oriented development centers). Encourage residential units above retail as part of a mixed-use district. • Blend the visual appearance of medium- and high-density residential development with surrounding neighborhoods. . . . . . . -,, I' ' '<, \ y-o J I '--~.,, / ti - Provide visual transitions along primary street frontages and/or more visible edges of the new development. Design residential infill to be compatible with smrounding neighborhood character. Orient building front doors to the street. l I Single access and ring road isolates new development. Allow small scale, resident-serving retail and services as part of medium- and high-density housing developments within mixed-use areas. ,~'\ Good Examples I I 1( ti II I I I I I I I I I I I I I I L--+---+ I I I I _1-_f- _1_+I I : I Single access isolates new infill. Transitions and Edges - Incremental change in density in older neighborhoods. 0 Blend medium- and high-density residential development into the surrounding neighborhood context. I Extending street grid connects new development. 1--1 ____-4-_J_ ------~~- • Provide a variety of densities within new housing developments to allow incremental transitions in density that maximize compatibility with existing neighborhood edges. Promote residential variety within larger housing developments. Step down density where abutting single-family neighborhoods. Extending block pattern connects infill Chapter 10 - Devel.opment Character • Plan Grana Rapids Locate higher density at the center of new development, along major thoroughfares, and/or abutting non-residential development. • Page 138 • Incremental change in density in new construction. �Natural Systems 0 Incorporate a site's natural features into higher density residential developments. • Preserve, as much as possible, a site's natural features and environmentally sensitive areas. Cluster development co preserve natural features and open space. Preserve woodlands, hedgerows, wetlands and landmark trees. Maintain a natural vegetation buffer (minimum 15 foot depth) next to existing wetlands and water bodies. • Site housing to minimize grading impacts. Step buildings clown slopes to retain the natural grade. Residences oriented to parks as neighborhood focus. Do not force walk-out conditions on shallow slopes. Minimize parking footprints on steeply sloped sites, for example by placing parking under buildings. • Preserve a site's natural features as an interconnected system. Preserve natural features, to the greatest extent possible, as continuous systems, rather than in isolated pockets. Connect open space systems and wildlife corridors on and off-site for greater habitat value. Where feasible, provide pedestrian greenway connections (off-street paths and trails) to the larger citywide open space system. Preservation of slopes, woodlands. Public Space 0 Incorporate parks and civic spaces into higher density residential development. • Include new neighborhood parks, squares or other civic spaces in new residential development. Provide open space for active and passive recreation in new developments. Locate new parks and neighborhood recreational features in highly visible areas, within easy walking distance of units. Connect parks and civic spaces to the citywide pedestrian system. Open spaces as leftover land, no parks or ciuic space. Include civic spaces and squares (or greens) as part of mixed-use residential development. • Design residential infill and redevelopment to reinforce existing parks, schools, playgrounds and civic uses. Provide direct pedestrian and street connections to existing parks, schools and civic uses. Lack of /)reservation in site design. • Page 139 • Plan Grand Rapids • Development Character - Chapter 10 �10.9.3 . . Project Concept Scale Uses and Densities 0 Promote the compatibility of higher density residential development with the character of surrounding neighborhoods. 0 Encourage greater housing variety and a mix of retail and neighborhood services in medium and high-density residential developments. • The scale of new development should fit within the context of the block and neighborhood. • Provide a range of housing densities, not to exceed the overall density permitted. Allow higher density residential development to establish incremental increases in the height, mass and scale of adjacent structures. Encourage an integrated mix of housing densities, types and costs to promote income and lifestyle choices within larger developments. Step down the height of development adjacent to single-family homes or other smaller structures. - Provide a finer mix of housing types within blocks, rather than large tracts of the same housing type. Encourage a mix of owner-occupied and rental units within developments, even on same lot (ancillary units or granny flats). Residential and retail mixed-use. New development should maintain the predominant height of existing buildings at the street, while allowing the new building's height to increase incrementally as it steps back from the street. The overall massing and articulation of the primary building frontage should be in proportion with existing single-family homes or structures on the block. • Integrate medium and high-density residential development with compatible retail, workplaces and neighborhood services. • New higher density residential development should be compatible with the architectural character of existing neighborhoods. Encourage the development of higher density housing in mixed-use centers Use rooflines and roof pitches compatible with adjacent structures and overall neighborhood chatacter. For example, use steeper pitched roofs in pre-WW[! areas, shallower roof pitches in ranch style neighborhoods and flat roofs in traditional business areas. Encourage small scale, resident-serving ground floor retail in medium and high-density residential redevelopment on major city streets. Example of an ancill.ary unit (granny flat). Mixed housing densities on the same block. Chapter 10 - Development Character • Plan Grand Rapids Incompatible massing, scale and roof!ine. • Page 140 • �Placement • Place building mechanical and/or support functions toward the rear of the site, away from the primary frontage or street. 0 Building placement should be compatible with the site's natural character and the surrounding neighborhood's physical pattern. Screen mechanical equipment, loading docks and building service from the view of adjacent properties and public rights-of-way. • Place buildings on a site consistent with its topography and natural features. Work with the topography of a site to minimize site grading. - Preserve natural features or landmark trees, as much as possible. • Maintain the same setback from the street for higher density residential development as the majority of existing structures on that street (or with.in that neighborhood). Maintain the existing street wall (distance from the street or property line) for residential infill in older neighborhoods or in neighborhood business areas. A consistent streerwall gives spatial definition ro the public realm, creating more pleasant, usable outdoor space. Maintain setbacks consistent with the residential setbacks in single-family neighborhoods. Inconsistent setbacks and fa~ades weaken the streetscape and pedestrian edge. Orientation 0 Orient primary fa<;ades and front entrances to reinforce the public realm. Primary entrances facing the street. • Orient the primary fac;:ade and main building entrances to the street. Provide at least one primary front entrance on street. Secondary entrances on side streets may also be provided. Provide sidewalks from front entrances to the fronting street, connecting m the city sidewalk network. • Architecturally define buildings' primary entrance(s) to the buildings from the street consistent with the architectural character of the surrounding structures or neighborhood. Garages facing the street deaden the public realm. A consistent streetwall defines outdoor space and the pedestrian realm. • Page 141 • Plan Grand Rapids • Development Character - Chapter 10 �Parking 10.9.4 , Project Detail O Garages and parking lots should not dominate the primary frontage of the development. Materials 0 Architectural character, materials and finishes of higher density residential development should be compatible with surrounding structures and the neighborhood. • Consider establishing maximum, rather than minimum, parking requirements for higher density residential development. • Locate parking to the rear of the site or building. • Use high quality, durable exterior materials and finishes. No parking should be allowed in front yards. High quality materials include wood ·idi ng, stone, brick, metal and stucco, consistent with the surrounding district. Rear yard parking (including parking under the buildings) is encouraged, accessed from a rear alley and/or side street. Internal parking courtyards, screened from the street, are also encouraged. Positive orientation to the street. Innovative or environmentally responsible exterior materials may be included provided they are similar in finish, dimension, texture and proportion to the building materials characteristic of the neighborhood or district. Where the above conditions cannot be met, parking may be located at the side of buildings with adequate screening. • Utilize on-street parking to meet parking needs, where possible. Quality trim and accent materials include wood or vinyl-clad wood, ceramic tile and metal, compatible with surrounding structures or neighborhood. Encourage a street pattern in higher density residential developments that allows for on-street parking and reduces the number of spaces needed in off-street lots. • Extend the primary fac;:ade materials to side fac;:ades, particularly when visible from the street. On-street parking may be used for visitor parking, or as part of the resident parking requirement, provided it does not co-opt on-street parking that serves pre-existing homes. Provide off-street parking for visitors if on-street parking is not sufficient. Residential infill development should incorporate the predominant materials used on the block. Parking tucked under residences, accessed from rear. • Screen parking lots from adjacent properties and public rights-of-way. Screen all off-street parking from adjacent properties with a 6-foot tall screenwall or dense evergreen hedge. Screen all off-street parking from public righcs-ofway with a 4-foot tall screenwall or dense evergreen hedge. Primary fa~ade materials extend to the side. Chapter 10 - Development Character • Plan Grand Rapids • Page 142 • �• Simple finishes and detailing are preferred, consistent with adjacent structures and homes. Shallow projections (bay windows, balconies, porches, and building overhangs) or setbacks from the primary fac;:ade are encouraged, compatible with the architectural character of the surrounding structures. Simplicity in materials is preferred, e.g. no more than three primary materials per fac;:ade. • Landscape 0 Incorporate high quality landscape design (both plantings and plaza paving) to add shade, color, texture and human scale. • Landscape design and materials should maintain visibility to entrances and fac;.ades from the street. Window and door trim should complement the overall building design and use materials consistent with the neighborhood. - Front yard setback areas may be landscaped with a combination of turf, ground cover, low shrubs, trees and conifers. • Encourage a coordinated variety of architectural design within larger developments. Simple plantings and bed layouts are preferred. Paved entrances and/or courtyards shou Id be constructed of durable materials such as concrete, brick, stone or unit pavers. Fa~acle articulation and proportion of doors and windows are compatible with existing homes. • Design window and door openings to be compatible and in proportion with adjacent structures. 1-ligh quality, durable materials. Articulation 0 The design and articulation of building fac;.ades should be compatible with surrounding structures and the neighborhood. • Primary fac;.ades should be in proportion with existing structures on the block or in the neighborhood. - Use a solid to void (solid wall to window/door opening) ratio on front fac;:ades of new buildings similar to that of existing structures. • Street trees, lawn and/or low ground cover should be planted near the street to establish a consistent streetscape. - The streetscape design should be compatible with the block and surrounding neighborhood. • Side and rear parking lots should incorporate canopy trees and landscaped islands to reduce heat and glare. - Use window and door opening dimensions compatible to adjacent structures. For example, use narrow, more vertical proportions in pre-WWII areas, wider more horizontal proportions for po·tWWII neighborhoods. • Higher density residential development on a corner should treat both fac;.ades as primary fac;.ades. Divide long fac;:ades into smaller increments (bays) in proportion to the rhythm and dimensions of existing single-family homes or other structures of the street. Traditional streetscape design with new infill. • Page 143 • Plan Grand Rapids • Development Character - Chapter 10 �• Site lighting All building entrances an<l access walks should be well lie. Pedestrian scale sidewalk lighting should be provided, consistent with the block or neighborhood. All parking lots should be well lit for safety, while shielding glare from neighboring properties. Simple landscape within dooryard or cown homes. Site Details 0 Architectural detailing should be incorporated to add visual interest and human scale to higher density housing, compatible with the character of the neighborhood. High qua/.ity architectural detailing in materials, scale, proportion and repetition. • The character and amount of architectural detailing should be compatible with the block/neighborhood. Projections, bays, balconies, porches, stoops and overhangs should be in proportion to the overall design. All building details should be of high quality materials and finishes consistent with the architectural character of the development. Incompatible architectural detailing, lower quality materiaL~. Chapter 10 - Development Character • Plan Grand Rapids • Page 144 • �10~10, Green Space in the Central City 10.10$1 . . Overview This section provides recommended development guidelines to promote the increase of green space in the central city. Parks, recreation and green space are necessary to the creation of a vital and vibrant central city. Public green spaces implemented in a systems-wide approach provide a central focus for new development, serve as a catalyst for private investment and contribute to the creation of a coherent framework of open space amenities. The Master Plan envisions a city of urban districts organized around a system of green space and connected by a network of green streets, paths and natural corridors. Increasing green space in the central city can be achieved through a variety of approaches, including street tree plantings, development of new neighborhood squares and pocket parks and the reclamation of underutilized or vacant spaces. A sustained effort will be required to create partnerships and locate funding for acquisition, development and maintenance of expanded green space in the central city. During the development of the Master Plan, the focus for increasing green space in the central city narrowed to three essential topics - green space related to roads and rights-of-way; vacant and underutilized land; and stom1water management. For ease of reference, guidelines for each of these three focus topics are presented under a general guideline statement that is related to a specific guideline vocabulary element. Primary Framework The Grand River serves as the spine of the open space system envisioned in the Master Plan. Secondary Framer~vrk Urban districts organized around a system of greenspace. • Page 145 • Plan Grand Rapids • Development Character - Chapter 10 �10.10.2 . . District/ Neighborhood Transitions and Edges 0 Provide green space as a transition between incompatible land uses, along major utility or transportation corridors and as a buffer to protect natural systems such as wetlands, streams and rivers. Connectivity 0 Coordinate both public and private sector planning of green space improvements to create interconnected systems that link neighborhoods and districts to the river and the larger citywide framework of greenways and non-motorized paths. • Streets and Rights-of-Way Design streetscape treatments that buffer neighborhoods from high volume traffic corridors and that reduce the barriers that these corridors create between neighborhoods. • Streets and Rights-of-Way Identify, and designate through design treatments, specific central city streets co serve as green connections and access points to the river. Identify and designate through design treatments specific central city streets to serve as green connections. • Vacant and Underutilized Land Acquire vacant or underutilized parcels contiguous to protected narn ral resources as buffers and transitions to the resource. Develop on-street elements of the proposed primary open space framework to provide major connections to regional systems. Inventory vacant parcels along the Grand River facilitate acquisition efforts in implementing a greenway corridor and river walk. Plan and implement a citywide system of on-street bike routes that link residents to key activity centers such as parks, shopping centers, transit stops and schools. Provide a continuous greenway edge along the Grand River, and a variable width green space edge along all tributary streams, as a method for improving the quality of surface run off from developed areas in the central city. Plan green space to create a linked system of diverse parks and recreational facilities. Promote the creation of quality landscape corridors along tributary creeks and floodplains to connect neighborhoods. Connections through a network of corridors following the riparian habitat of the city. • Stormwater Management - Coordinate basin-wide master planning and design of stormwater improvements with green space plans for neighborhoods in the central city. - Connect neighborhoods to the regional greenway network and the Grand River through riparian habitat corridors that follow the river's tributaries, per the recommendations of the Master Plan. Riverfront land developed as a greenway edge. Chapter 10 - Development Character • Plan Grand Rapids to • Stormwater Management • Vacant and Underutilized Land Advance the practice of neighborhood planning to include a system-wide acquisition strategy for parks, open space and riparian corridors. Plan streetscape improvements for roads that can serve as a transition between incompatible uses, such as residential and industrial land uses. • Page 146 • �Natural Systems • Stormwater Management Consider the creation of parks and civic spaces in the planning and design of area-wide stormwacer improvements; balance stormwater and flood control engineering needs with the creation of useable, aesthetically pleasing public spaces. 0 Develop cooperative processes within the Grand Rapids region to coordinate planning and design of public improvements with natural resource protection plans. Plan for a system of urban parks and open spaces for active and passive use adjacent to wetlands and floodplains, when feasible, to enhance resource interpretation and education of the natural features. • Streets and Rights-of-Way Align roads along the edges of parks and natural systems to enhance the visual quality of the route. Use utility rights-of-way to link natural areas. • Vacant and Underutilized Land Encourage the purchase of environmentally sensitive lands along the city's river and streams to serve the dual purpose of stormwater buffers and green space. Acquire vacant and underutilized parcels contiguous to protected natural systems as a means to extend the resources into the community fabric. Provide vacant parcels that are managed to support a native landscape to encourage wildlife and natural habitat in the central city neighborhoods. Preserve natural features, to the greatest extent possible, as a continuous system, rather than isolated pockets. • Stormwater Management Establish a structure/mechanism within the city to make coordinated stormwater management on a basin-wide basis more feasible and attractive. Encourage the redevelopment of closed stormwater systems as daylighted systems chat increase water quality, habitat suitability and flood control opportunities. A tramporta.tion network developed a.round the natural assets of the city. Public Space Organization 0 Use public green space as a focal point of activity and civic life in the central city. • Streets and Rights-of-Way Provide screetscape improvements that capitalize on the city street network in linking the city's public spaces and advancing the agenda of a citywide pedestrian network. Develop central city gateways as street identifiers and major elements of the city fabric. Improvements should include a combination of trees, shrubs and flowers, in conjunction with lighting, signage, furniture and public art. Continue traffic calming efforts arrd create boulevards or parkways on key streets of various scales. • Vacant and Underutilized Land Develop, in collaboration with residents, plans to acquire vacant land for parks and common green spaces in central city neighborhoods in the context of the Park and Recreation Master Plan. Where possible, locate a park or square as the focus of emerging or proposed neighborhood redevelopment projects and transit-oriented, mixed use development centers. Public greempa.ce a.s the focus for development. • Page 147 • Plan Grand Rapids • Development Character - Chapter 10 �10.10.3 .. Project Concept Scale Uses and Densities 0 Encourage the provision of green space in public and private project planning that is designed to provide human-scaled passive and active recreation opportunities that are responsive to the existing development context. 0 Locate new green space to be compatible with the existing community context and to be appropriate to the density of the residential population and/ or targeted user groups. • Streets and Rights-of-Way • Streets and Rights-of-Way Locate parks and green spaces to be visible from city streets, especially pedestrian priority streets, and to serve high-density residential and/or transitoriented, mixed-use areas in the central city. The location and size of green space should complement pedestrian priority streets to ensure continuity of activity. • Vacant and Underutilized Land • Vacant and Underutilized Land Vacant and underutilized parcels developed as part of the open space plan for new development at the project scale should have a minimum of 10,000 square feet of useable land and the park interior should be visible from the entrances. Locate parks and green spaces to complement nejghborhood structure and within one-half mile walking distance of the population served. Plan for the redevelopment of vacant parcels as neighborhood parks where land uses are compatible and appropriate location requirements are achieved. • Stormwater Management Stormwater management facilities should be designed with landscape improvements that create a human-scale and help to meet the open space needs of the city. • Stormwater Management 1n high-density projects, day lighting of stormwater infrastructure should be encouraged and designed to serve visual and recreational, as well as storm water management, purposes. Greenspace usecl along pedestrian oriented roads provides human-scale. Placement 0 Green space and parks in development and redevelopment projects should be centrally located and provide functional space for passive or active recreation. • Streets and Rights-of-Way Green space should be located so that it is accessible from at least one street. Where possible, align bicycle/pedestrian trails with pedestrian-oriented streets. • Vacant and Underutilized Land Provide pathways in the redevelopment of central city blocks to link common public ·paces and parks to all parts of the project and proviJe linkages to the area-wide green space network. • Stormwater Management Coordinate the location of green space with natural drainage corridors and floodplains to protect these important environmental resources. Human-scaled greenspace designed as an extension of the development the public realm. into Greenspace used at street ends in the planning of residential development. Chapter 10 - Development Character • Plan Grand Rapids • Page 148 • �Orientation Parking 0 Provide public green space oriented to pedestrian priority streets. Ensure clear vistas, terminal views and the ability to safely enter and exit public green space in the central city. 0 Green space should be used to mitigate the negative effects of parking lots and structures on the visual quality and micro-environment of the urban environment. • Streets and Rights-of-Way Green space should be visible from the public rights-of-way and should abut and be within three feet in elevation of a pedestrian connection to be visually and physically accessible. • Vacant and Underutilized Land Vacant land not visible from the public right-of-way is best used as native landscape buffers with minimal public use or acces . Green space provided in new development should positively contribute to the quality of the public realm. • Streets and Rights-of-Way Parking lots should be located to the rear of buildings, whenever possible. - Landscape buffers should screen am! ·often the view of parking lots from public rights-of-way. • Vacant and Underutilized Land Vacant or underutilized parcels contiguous to greenway or natural landscape corridors, and conveniently accessible by car, should be developed as trailheads to increase greenway use potential in the central city. • Stormwater Management • Stormwater Management Plan for day-lighted stormwater facilities as a central open space feature or as a continuation of the green space network in the project. New development should integrate stormwater management systems into parking lot design, wherever possible, using bioretention techniques to direct surface runoff to shallow landscaped depressions in the parking lot. Pl.an for greens pace along the city's riparian conidors and floodplains. The daylighting of historic streams and drainage channels is a method for introducing centrally oriented stormwater management facilities as a central greenspace element in new development. • Page 149 • Plan Grand Rapids • Development Character - Chapter IO �10.10.4 - Project Detail • Stormwater Management Use functional materials and design approaches that promote water conservation and stormwater management practices such as retention ponds, planted parking islands and pem1eable paving materials. Landscape 0 Green space projects in the central city should seek to reinforce the existing landscape character of the neighborhood and/or extend the natural landscape into the project. • Streets and Rights-of-Way New roads should be designed to avoid impacts to the site's mature trees and include street tree plantings that form a pleasing canopy while providing safe and functional movement of automobiles. • Vacant and Underutilized Land Site areas that will remain as buffers should be designed and/or managed as native landscapes providing minimal maintenance requirements and maximum opportunity for wildlife habitat and water quality enhancement. However, security and safety issues should be considered in the design concept for these areas. • Stormwater Management Existing drainageways, riparian corridors and wetlands should be maintained or enhanced in a natural state. Mature trees extend the region's landscape into neighborhoods at the pro1ect scale. Site Details 0 Civic spaces and green space in the central city should reinforce community identity and culture. The site details should combine to provide a distinctive character and form and reflect the importance of these spaces to the fabric of the city. The design of streets adjacent to new development should be pedestrian friendly including elements such as street trees and sidewalks. • Streets and Rights-of-Way Design all streets to be pedestrian friendly, including such elements as sidewalks and street trees. Pedestrian priority streets should include details such as special paving, seating and decorative lighting. • Vacant and Underutilized Land New development projects should seek to organize vacant parcels as a discernable center to form a green or square which is designed to provide meaningful public space. Elements such as defined edges, pedestrian scale and accessible open space should be included to create a strong sense of spatial definition. Pathways within projects should be designed with distinctive lighting and landscape treatments to extend greenspace throughout the project. Stcmnwater systems should be landscaped with native vegetation as an extension of the site's landscape plan. Chapter 10 - Development Character • Plan Grand Rapids • Page 150 • �11 *O ~ Area~Specific Plans 11 ~ 1 ~ Introduction tllllllllll The Master Plan provides a city, wide vision of how to direct and manage land use change in the community. In some instances, a more detailed approach will be required to insure that appropriate consideration is given to character, design and detailed issues. Area, specific planning provides the opportunity to more closely examine a particular geographic area of the city and tailor appropriate recommendations that best suit the needs of area residents, businesses and property owners. • Page 151 • Plan Grand Rapids • Area-Specific Plans - Chapter 11 �Figure 11.a .,. North East BeltHne Future Land Use LEGEND 0 Water Body - -sidewalk - Water/Sewer Sen,lce Area Boundary ' -.. Non-Motorized Path System - - Planned Oo-Stree.t Bikeway CJ • Designated Development Area Environmentally Sensitive Area low Density Residential • Commercial Medium Density Residential High Denatty Resldentlal Pm/Open Space Urban Agrlcutture • • Mixed Service Mixed Use Offlce Institutional Chapter 11 - Area-Specific Plans • Plan Grand Rapids the Master Plan's recommendations and enhance an area's viability and stability. Area-specific planning is an effective way to ensure that land use and development goals for a particular area of the city are identified to protect its unique character while encouraging reinvestment and revitalization. These plans provide a closer analysis of an area than a citywide master plan by establishing a specific mix of uses and building types, roadway alignments and design treatments, and necessary public facilities and amenities needed to make a neighborhood, mixed-use area or business district a success. Formally, area-specific plans may be officially adopted into the city's Master Plan. Informally, they can serve as catalysts to organize neighborhoods, increase citizen technical skills and attract desired private sector investment. To be effective, area-specific planning efforts must be collaborative, involving residents, businesses, institutions, city representatives, property owners and/or developers. This collaborative planning approach will make it possible to craft detailed plans that balance varied interests, build on • Page 152 • Area-specific planning will create significant benefits: • implementation of the Master Plan; • appropriate allocation of Community Development Block Grant (CDBG) funding; • coordination of Community Resource Team (CRT) activities as part of the city's Community Oriented Government (COG) initiative; • prioritization of Transportation Enhancement project requests; • the effective targeting of public investment within a given geographic area; • strategic investment by community foundations and other non-profit organizations; and • a strategic focus for neighborhood and business organizations. �11 ~3 ~ Planning Areas Area-specific plans may be prepared for blocks, neighborhoods, business districts or larger areas. They may be undertaken in response to a development proposal or as a proactive planning study. In all cases, these plans should be developed as a complement to the Master Plan. Area-specific planning is recommended for the city's neighborhoods - especially those in need of revitalization - and for the following areas as identified on the Future Land Use Map (Page 21): • mixed-use areas; • neighborhood, village and sub-regional centers; and • traditional business area core and connectors. In addition, planning may be required in areas where land use regulations are in place that fail to protect the character of an area or satisfy the objectives of the citywide Master Plan. It may also be needed where the Planning Commission has determined that due to the scale or impact of a proposed development additional analysis is required. 11 ~4 ~ Initiators and Partnerships An area-specific planning process can be initiated by the Planning Commission (as described above), property owner(s), developer(s) in the pre-planning stages, community- based organization(s) and/ or the Planning Department. Partnerships should be actively sought with key stakeholders to gain insight, understand issues and anticipate challenges prior to a plan's development. Stakeholders may include residents, business owners, property owners, workers, institutions, elected officials, ciry officials, neighborhood and business associations, non-profit organizations and other groups or individuals who are interested in the future of the area to be planned. These stakeholders should remain engaged throughout the planning process to ensure ownership of what is proposed in the plan recommendations, to assist with implementation and, ultimately, to realize the goals of the neighborhood or area plan. Communiry engagement in an area-specific planning process also contributes to the philosophy of this Master Plan by listening and responding to the community. 11 ~5 ~ Planning Process A general approach to preparing a neighborhood or area-specific plan is provided below. No specific planning approach is mandated by state law; however, the following suggested process has proven itself over time to produce effective results. This approach may be modified based upon the purpose of the areaspecific plan. Active public participation and stakeholder engagement throughout the entire planning process is an essential component of a successful planning process. • Collect Data - Do research; collect and analyze information on the physical, social and economic characteristics of the study area. • Identify Problems and Opportunities - Define key planning and urban design problems and opportunities. • Formulate Goals - Define goals and translate them into objectives and priorities. • Preliminary Plan - Formulate and evaluate plan alternatives to develop a preliminary plan. • Page 153 • Charrette Process One technique that can be used to plan an area is called a chanette. A charrerte is a highly interactive design process undertaken within a brief perilld of time by an inter-<lbciplinary team that generally includes community stakeholders, planners, landscape architects, engineers, and others involved in land development decisions. This process provides five distinct advantages as a planning tool. 1. This inclusive event encourages all project stakeholders to participate in the planning process and to act creatively within their areas of expertise. 2. All participants focus on tbe project's history, constraints and opportunities at the same time ... everyone gets the same information. 3. Limited in time and scope. the chan:ette clearly and quickly defines relevant design and development issues, creates alternative solutions and graphically presents the project's final direction. 4. Participants are willing to implement the plan with a clear understanding of what is proposed and their roles as stakeholders. 5. Documentation of the planning process, issues, alternatives, stakeholder involvement and project recommendations is provided at the end of the process. It is important that all appropriate entities are involved in the charrette process from the beginning. When individuals are involved at the inception of a project they are more likely to support the final recommendations. ---- - - -- - - - Plan Grand Rapids • Area-Specific Plans - Chapter 11 �• Refine Plan - Review and refine the plan and approve the end product as the neighborhood/ area-specific plan. Information Collection Important infom,ation to collect concerning the built environment may include the data below. • Existing land use • Building condition • Ownership • Height and massing of buildings • Historic/architecturally significant structures • Size of parcels • Setbacks from the street • Placement of entrances and windows • Walls and fences • Parking area design and relationship to buildings • Number of parking spaces, utilization, square feet of building space/number of dwelling units served • Road widths, sidewalks, curb cuts, medians • Pattern of streets/size of parcels • Patterns of movement (e.g. pedestrian connections, access to transportation/transit) • Street furnintre (e.g. bus stops, street lights, signs) • Landscaping materials, both planting and hardscape • Implementation - Present the plan to property owners, residents, business people and other key stakeholders located within the study area to verify consensus. A resolution of support from neighborhood and business associations is encouraged. Present the plan to the Planning Commission and City Commission for adoption. (Once adopted the plan should be used as a standard for gaining site plan approval.) Initiate implementation actions. • Continue Planning - Monitor and evaluate progress. Update and revise the plan as needed. 11 ~6 ~ Area~Specific Plan Elements An area-specific plan should attempt to achieve several goals in order to be considered for adoption as an amendment to the citywide Master Plan. These goals insure consistency with the policies and recommendations of the Master Plan and other City of Grand Rapids documents. Plans will: • reference, and be consistent with, the recommendations of the citywide Master Plan; • assign appropriate and reasonable land use classifications; • Public infrastructure (e.g. drainage facilitie~, bridges) • Social interaction opportunities and activity centers • Relationship between built and natural environment (e.g. sensitive environmental lands, valued natural features, where conflicts may occur) • Architectural styles and traditions • Infill opportunities Chapter 11 - Area-Specific Plans • Plan Grand Rapids • promote compatibility with the existing character of an area; • provide standards and design guidelines for land uses and development character consistent with the Master Plan; • promote transit and walkability; • Page 154 • • designate pedestrian priority streets in coordination with the more detailed planning of the distribution of uses within the area and the Street Classification Policy; • identify, if necessary, additional infrastructure improvements. The following elements are recommended in an areaspecific plan to achieve these goals. Additional elements may be included beyond this list, particularly if a neighborhood and/or business association has undertaken a planning effort. In many neighborhood plans additional social issues, traditionally not addressed by a land use plan, may be included. Therefore, portions of a plan rather than the complete document may be selected to arnend the city's Master Plan. At a minimum, an area-specific plan should contain the following elements: • neighborhood/ area-specific boundaries; • neighborhood/area-specific character description; • purpose or intent of plan; • description of planning process; • list of stakeholders involved in the process; • relationship to other plans, policies and regulations; • strengths, weaknesses, opportunities and threats (SWOT) analysis or other issue identification mechanism for the planning area; • existing and future conditions, including but not limited to: - streets (layout, hierarchy) - structures (type, use, height, setback) - property (lot size, configuration) - parking (type, location and use) - landmarks/amenities; �• land use and design goals/objectives; • plan recommendations and/ or conceptual site plan (if for a small area) that includes proposed land use, infrastructure investments, desired design guidelines, etc.; and each public utility company and railroad company owning or operating a public utility or railroad that has registered its name and address for the purpose of receiving notification. Comments from the above listed entitles may be submitted to the Planning Commission on the proposed plan within 40 days after the plan was submitted for review. A copy of the comments shall also be provided to the Kent County Board of C,Hnmissioners. • an action plan. 11 ~ 7 ~ Adopted Area~Specific Plans A neighborhood or area-specific plan can only be implemented if appropriate decision-makers are aware of what the plan says. It is recommended that such plans serve as amendments to the citywide Master Plan. As an amendment to the Master Plan, the City of Grand Rapids Planning Commission and the City Commission would formally adopt the areaspecific plan. Upon adoption, it can then be used to justify decisions that are consistent with the plan's intent. The following plans have been adopted as part of this Master Plan. • North East Beltline Joint Development Plan (Adopted 1998) • Street Classification Policy (Adopted 1996) • Voices & Visions: Community Planning for Downtown (Adopted 1993) These plans shall serve as complements to the Master Plan. The City of Grand Rapids Master Plan, adopted November 14, 2002 shall supersede an areaspecific plan or other earlier city land use plans if an inconsistency exists. Every effort has been made to incorporate the recommendations of earlier areaspecific plans (e.g. Northeast and Northwest area plans) into this Master Plan document. Amending the Master Plan Several steps must be undertaken for the Planning Commission and City Commission to adopt a neighborhood or area-specific plan as an amendment to the Master Plan. The Municipal Planning Act (285 of 1931, as amended) requires the following process to amend the city's Master Plan. • The Planning Commission and City Commission shall be notified in writing of the intent to prepare an areaspecific plan. • Upon completion, the plan shall be submitted to the Planning Commission, who then shall submit the proposed plan to the City Commission for review and comment. The City Commission shall then approve the distribution of the proposed plan. • The City Commission will direct the Planning Commission's secretary to submit a copy of the proposed plan for review and comment to: the Planning Commissions or legislative bodies of each city, village or township located within or contiguous to the City of Grand Rapids; • Not less than 5 5 days or more than 75 days after the release date of the plan, the Kent Counry Board of Commissioners shall provide comments on the plan to the City of Grand Rapids Planning Commission. Comments shall include, but not be limited to, a statement of whether the plan is consistent with plan of adjoining communities and/or is consistent with any county plans. • The Planning Commission will hold at least one (I) public hearing on the proposed plan, which shall be h_eld once the comment period has closed. • Public notice shall be provided not less than 15 days before the hearing by 1 publication in a newspaper. All entities that were offered the oppornmity for comment shall also be notified. • ll1e plan must be approved by 2/3 of the members of the Planning Commission. • Following approval ofthe proposed plan by the Planning Commission, the Secretary of the Planning Commission shall submit a copy of the proposed plan to the City Commission. • Unless the City Commission asserts its right to approve or reject the plan, the Planning Commission adoption shall be the final step for the plan. • If the City Commission chooses - neighborhood and business associations located within or contiguous to the planning area; West Michigan Regional Planning Commission; Kent County Board of Commissioners; and ---• • Page 155 • to reject the plan, the Planning Commission shall consider the City Commission's objections and revise the proposed plan to address those objections. Note: R~bion~ w th\! pbn ar~ the ft!."J'.X"')mihilitf of the Planninll' CtlOlffiL.'-~ion; how~ It 1:. recommended thar any chang~ bt· mndc in conjunl.'.tion with chc cnriry thnt initiate<l the nelghhorhocxJ ur aren-spt:cifo: plan. t-'\.'Cf 1 --------■ Plan Grand Rapids • Area-Specific Plans - Chapter 11 �12~0 ~ Implementation 12~1 ~ Introduction 111111111111111 The City of Grand Rapids Master Plan is made up graphic of and narrative land use recommendations that function as benchmarks and provide basic guidelines for making coordinated community development decisions. Completion and adoption of the plan is not the end of the planning process. Plan implementation must be achieved over an extended period through the cooperative efforts of the public, private and nonprofit sectors. • Page 157 • Plan Grand Rapids • Implementation - Chapter 12 �"This city was a palace once. And there were no kings or queens or dukes, but only citizens, beholden to each other. And this city can be a palace again." Mayor John Pappas in Citt..Hiili, Castle Rock Entertainment, (1996). This City of Grand Rapids Master Plan was created by over 3,000 citizens of Grand Rapids in 250 meetings over a one and a ha1f year period in collaboration with a Master Plan Committee of thirty members, the City Planning Staff, and the consultant team. It represents our hopes and visions for the future of our community. In large areas of the city, citizens have chosen a future that values traditional, walkable neighborhoods and mixed-use commercial districts; as well as a recovery of the viable transportation choices that used to exist. At the same time, the vision embraces a city in sustainable harmony with the natural environment. At first sight, a concern for the natural environment may appear inconsistent with an urban vision, but a nationwide consensus is emerging that the key to preservation of the natural environment lies in revitalization of the American city. Not less important to our citizens is their concern for the educational, cultural, and spiritual dimensions of community, along with a desire and respect for the true diversity that enriches us all. It is important to acknowledge our community values that shaped this Master Plan as we strrve towards its implementation. This chapter provides implementation recommendations to achieve the promise of the Master Plan. It is presented in three sections. Action Plan Overcoming Barriers to Implementation Despite the application of a wide-range of plan implementation techniques, institutional barriers may limit its effectiveness. Strategies for overcoming a number of barriers are described. 12~2 ~ Action Plan Twelve action items recommended to implement the Master Plan are found in Figure 12.a -Short-Term Implementation Action Plan - Page 160. The following elements are included for each action item. • Assignment - The party(ies) responsible for undertaking the activity. • Action Summary - A brief description of the activities to be performed. • Timing - Recommendations for activity start and completion dates. • Priority. All Action Plan items can contribute to the success of the Master Plan; however, the Master Plan Committee ranked the items in the order of their relative importance: Tier I: Top Priorities (Critical) The Action Plan identrfies, assigns and proposes a schedule for major next steps to ensure that the momentum achieved in formulating the Master Plan is continued in initiating its implementation. • Zoning Ordinance and Map Audit and Update Action Plan , Theme Matrix • Citywide Studies This matrix shows how each of the Action Plan items relates to the objectives and policies of the Master Plan's seven theme chapters. The matrix demonstrates the continued integration of themes in the implementation phase. • Information Outreach • City Department and Program Action Priorities Tier II: Intermediate Priorities (Essential) • Neighborhood and Area-Specific Plans • Design Assistance Center Chapter 12 - Implementation • Plan Grand Rapids • Page 158 • �• Capital Improvements Program Development • State Legislation • Master Plan Evaluation Tier Ill: Lower Ranking Priorities (Desirable) • Guidelines Workbook • Growth Management Program • Economic Summit The activities included in each action item will require a continuing process of public collaboration, according to the following principles. Those impacted by an action item should be involved early on in the process. • Community involvement should occur prior to reaching decisions. • Partnering agreements that articulate a process for resolving disputes should be encouraged to gain commitment by the participants. approves a zoning map overlaid on a street or parcel map of the community. It is possible to identify the use district within which any parcel ofland is located, the uses that are permitted and the restrictions that apply to the land. Regulations in different kinds of districts may be different; however, regulations within the same district must be consistent throughout the commw1.ity. The city's current zoning ordinance (text and map) has not been comprehensively updated for many years. It is recommended that appropriate text and zoning district map amendments be pursued following a technical audit of the zoning code to compare it with the objectives of the Master Plan. Particular attention should be given to incorporating flexibility in the zoning regulations, such as floating zones, planned unit developments, overlay zoning, incentive (bonus) zoning, and typology coding. Ill llt PUD PUD R-1 A CEIW< LJI 11111111 f'il 1 111111111 The zoning code and map are essencial cools in implementing che 12.2.2 , Information and Outreach Master Plan. As noted by the Urban Land Institute: A process of public collaboration can help to overcome potential limitations on time, money, resources and administrative capacity that may occur as implement occurs. Actively soliciting the support of private industry and foundations can help to overcome limitations in public sector resources. 12.2.1 , Zoning Ordinance and Map Audit and Update The zoning code and map are essential tools in implementing the Master Plan. The local zoning code divides a community into land use districts and establishes building restrictions limiting the height, lot area coverage and other dimensions of structures that are permitted within each district. At the time that the City Commission adopts a zoning code, it The planning and development business is much more complicated than it used to be. No longer is it possible to consider the public and private sectors as independent actors. Tight budgets have caused public agencies to act simultaneously as regulators of and partners in private development; interest groups have become stronger and more sophisticated, and the diversity of participants has increased. Clearly, it's a new balI game for developers, local governments, and citizens. 1 To promote a broad understanding of Master Plan recommendations, it will be necessary to meet with: • neighborhood and business associations; • private sector interests (lenders, developers, major property owners, etc.); • Page 159 • 1 ULI - The Urban Land ln:.tirute with Pr()J!ram for Community Problem Solvinl:!', rulling Togcrber: A Planning and De\-..:lo~CD.::1w..:..B11ilding Mao1ml- Wa.shingron D.C.: ULI -The Urban L-md ln.,titute, 1994, pp. 11 and 12. Plan Grand Rapids • Implementation - Chapter 12 �Figure 12.a .. Short-Term Implementation Action Plan Action Item Zoning Ordinance and Map Audit and Update (See Section 12.2.1 - Page 159) Assignment(s) Action Summary • City Planning Department Conduct review of city zoning ordinance and map to: • City Planning Commission Timing January 2003-December 2004 • prioritize amendments needed; • Zoning Board of Appeals • prepare amendments with citizen advisory committee input; • City Commission • conduct community reviews; and • adopt amendments. Information and Outreach (See Section 12.2.2 - Page 159) • City Planning Department • Neighborhood and Business Associations Promote understanding of Master Plan recommendations by meeting with: • Foundations • neighborhood and business associations; Starting with Master Plan adoption (October 2002); ongoing • private sector interests (lenders, developers, major property owners, etc.); • non-profit & community-based organizations; • institutions; • city department and program staff; • neighboring jurisdictions, County, GVMC, Region 8 representatives; and • Michigan Department of Transportation (MDOT). City Department and Program Action Priorities (See Section 12.2.3 - Page 162) • City Manager • City Departments and appropriate programs _,____ Ask City Manager to direct each department or program to: • For November 2002 3-Year City Strategic Plan update; annual • define 3 action steps (with work plan and timetable) to implement Master Plan recommendations; incorporate these initiatives into the annual update of the 3Year City Strategic Plan and to report on progress and additional initiatives annually. Review and coordinate projects and funding with MDOT; • Annual November 2002-January 2003 • review policies for consistency with Master Plan objectives; and • review ordinances and codes for con istency with Master Plan objectives and propose appropriate amendments. Citywide Studies (See Section 12.2.4 - Page 163) • City Departments Prioritize and undertake citywide snidies, e.g.: • Interurban Transit Partnership (JTP) • Historic Pi-eservation Plan; • Stakeholder Groups • Environmentally Sensitive Areas lnvenrory; • Foundations • Bikeway and Pedestrian Facilities Plan; and • Fixed Route T(ansit Plan. Chapter 12 - Implementation • Plan Grand Rapids • Page 160 • January 2003-June 2004 �Figure 12.a .. Short-Term Implementation Action Plan Action Item Neighborhood and Area-Specific Plans (See Section 12.2.5 - Page 164) ' • • • • • • • • Assignment(s) Action Summary Neighborhood and Business Associations City Planning Department Community Development Department City Design Team Design Assistance Center Foundations Economic Development Department Foundations • Develop criteria/priorities for planning efforts, including the provision of technical assistance, project funding and implementation techniques in consultation with neighborhood, business, property owner and developer representatives. Timing • November 2002-January 2003 • 2003 • Ongoing • "Pilot" and test the proposed process; refine. • Undertake additional planning efforts. Design Assistance Center (See Section 12 .2.6 - Page 164) • GVMC • Foundations Explore the potential for establishing a DAC: November 2002-April 2003 • solicit funding; • identify host organization; and • organize DAC composition and assistance protocol. Capital Improvements Program Development (See Section 12.2. 7 - Page 165) City Budget Office Update CIP process including: November 2002-October 2004 • Planning Commission participation; • staff training; and • program plan criteria and forms. Make the Master Plan a basic reference in proposing and prioritizing CIP projects. State Legislation (See Section 12.2.8 - Page 165) City Legislative Liaison Propose and lobby for needed state legislation (e.g., design review authority, demolition assessments, impact fees, transfer of development rights (TOR), concurrency requirements). January 2003; ongoing Master Plan Evaluation (See Section 12.2.9 - Page 166) • City Planning Department Develop measures, criteria and tools for Master Plan evaluation and maintenance. Prepare annual report on Master Plan implementation progress and priorities. Assess accountability. Evaluate consistency between Plan objectives and policies. Update the Plan through official action every five years. • November 2002-October 2003 • City Planning Commission • Zoning Board of Appeals • Citizens • Annual report/review • Five year renewal/update by 2007 Guidelines Workbook (See Section 12.2.10 - Page 169) • • • • City Planning Department Planning Commission City Design Team Foundations Prepare comprehensive design guidelines workbook addressing neighborhood character types and business areas. January 2003-June 2004; ongoing additions and revisions Growth Management Program (See Section 12.2.11 - Page 170) • Grand Valley Metro Council Carry out GVMC Blueprint II planning process. Ongoing Economic Summit (See Section 12.2.12 - Page 170) • • • • • Consider holding annual Economic Development Summit to address on-going regional issues affecting private investment decisions (infrastructure, quality of life, funding assistance, etc.). November 2002-January 2003; annual • West Michigan Strategic Nliance (WMSA) The Right Place Program Urban Redevelopment Council Sustainable Business Forum Economic Development Department Neighborhood Business Alliance • Page 161 • Plan Grand Rapids • Implementation - Chapter 12 �Excerpt from State Municipal Planning Act The Planning Commission shall make and approve a master 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 Planning Commission may meet with other governmental planning commissions to deliberate. The municipal plan, with the accompanying maps, plats, charts, and descriptive matter shall show the planning commission's recommendations for the development of the territory, including, but not limited to, all of the following: (a) The general location, character, and extent of streets, viaducts, subways, bridges, waterways, floodplains, water fronts, boulevards, parkways, playgrounds, and open spaces. (b) The general location of public buildings and other public property. (c) 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. (d) The removal, relocation, widening, narrowing, vacating, abandonment, change of use, or extension of any of the ways, grounds, open spaces, buildings, property, utilities, or terminals described in subdivision (a), (b), or (c). (e) The general location, character, layout, and extent of community centers and neighborhood units. (f) The general character, extent, and layout of the replanning and rede,·elopment of blighted areas. (g) A zoning plan for the control of the height, area, bulk, location, and use of buildings and premises. The municipal plan shall address land use issues and may project 20 years or more into the future. The plan shall include maps, plats, charts, and descriptive, explanatory, and other related matter and shall show the planning commission's recommendations for the physical development of the municipality. . • foundations, non-profits, community-based and faith-based organizations; 12.2.3 .,. City Department and Program Action Priorities • institutions; Two activities are recommended as part of this Action Plan item. • city departments and program staff; • neighboring communities; and • public organizations (Grand Valley Metro Council, Region 8, etc.) and public agencies (for example, the Michigan Department of Transportation). The Municipal Planning Act (State PA 285 of 1931) empowers the Planning Commission to lead this critical activity. In addition, amendments to the Municipal Planning Act adopted in 2002 require coordination of planning activities among neighboring municipalities through consultation prior to plan adoption and by making copies of adopted master plans available. These efforts are designed to lead to continuity in planning policies among communities. PA 285 also provides that the proposed plan be shared with each public utility company and railroad company owning or operating a public utility or railroad within the municipality, and any government entity, that registers its name and address for this purpose. Specific activities which should be considered as part of this Action Plan item include: • creation of a "speakers bureau" comprised of Planning Commission, Master Plan Committee, neighborhood and business association members who can be called upon to represent the Master Plan at specific outreach events; • broad distribution of an executive summary document/poster that quickly communicates Master Plan objectives and recommendations. - Chapter 12 - Implementation • Plan Grand Rapids • Encourage city departments to identify initiatives that support the Master Plan and can be incorporated into the annual update of the city's 3-Year Strategic Plan. • Review city policies and codes for consistency with Master Plan objectives, including the goal of sustainable development; and prepare necessary amendments. Strategic Planning A strategic plan is a series of detailed actions and programs used to address major community opportunities and problems in the short term. Strategic planning helps communities become more effective in implementing planning objectives because it identifies specific actions that will be undertaken by a certain date, who will undertake them and at what cost.2 The city's 3-Year Strategic Plan is updated annually. It provides an ideal vehicle for focusing the attention of city departments on Master Plan recommendations by asking each department (and program) to identify specific initiatives that will help to implement plan recommendations for incorporation into the Strategic Plan update. These initiatives should be specific, measurable, achievable, relevant and trackable. Such a process could be initiated at the request of the City Manager and institutionalized as an administrative practice in Grand Rapids. · Planning and Zoning Center, C~ . . H a.n.<l.boo.h. Iuuk.Jw.u....icclin.iQ Ut'Llill ( Juidino Commuoiry .<.:hangc, Mkhig;m Society of Planni n~ Officials, 1991, pg. 7. • Page 162 • �City Policy and Code Review Many communities have found that their own development policies and codes can actually work against their efforts to achieve master plan objectives. This can be especially true with respect to the principles of Smart Growth. For example, local policies often promulgate inflexible rules that result in excessively wide residential streets, expansive parking lots and mass clearing and grading of forested areas. At the same time, local codes often give developers little or no incentive to conserve natural areas. Consequently, communities need to re-evaluate their local codes and policies to ensure development decisions that are consistent with master plan recommendations. Model development regulations affecting residential streets and parking lots, lot development and the conservation of natural resources prepared by the Center for Watershed Protection (Maryland) in their landmark 1998 publication Better Site Design: A Handbook for Changing Development Rules in Your Community are presented in Supplement A-2 to assist in an assessment of current city policies and requirements, and the need to amend them. This audit may lead to changes to regulations governing the subdividing and dividing of land within the city. Local authority for such regulations is provided by the Land Division Act (PA 288 of 1967) and Condominium Act (PA of 1978). • Land Division Act - The Land Division Act (formerly and more commonly known as the Subdivision Control Act) is the state law permitting a seller to record a plat of land by dividing into blocks and lots (Please refer to Supplement A-2). This permits the sale of land to be made by reference to a recorded plat (rather than in metes and bounds) making taxes easier to assess and collect. The act also describes the process and requirements for the "replatting" of property - often a necessity when redevelopment is to be encouraged in already developed areas. • Condominium Regulation - Separate legislation governs the regulation of condominium development - a circumstance involving a single real property parcel with all the unit owners having a right in common to use the common elements with separate ownership confined to the individual units that are serially designated. Initially, condominium developments were of the apartment variety and subject to local multifamily zoning regulations. Subsequently, single-family detached condominium development emerged as a housing option. As a result, local zoning requirements are necessary to ensure that site condominiums are built to the same standards as single-family subdivisions. Condominium developments contain common elements requiring unique development tegulations. 12.2.4 -- Citywide Studies The master plan process has focused upon providing an overall recommended pattern of future land use for the city. At the same time, it has identified a number of citywide studies that will be important for the plan's successful implementation. It is recommended that the city pursue the preparation of additional studies: • Historic Preservation Plan • Environmentally Sensitive Areas Inventory and Plan • Bikeway and Pedestrian Facilities Plan • Fixed Route Transit Plan These studies, once prepared, should be adopted as amendments to the Master Plan. A Bikeway and Pedestrian Facilities Plan is recommended. • Page 163 • Plan Grand Rapids • Implementation - Chapter 12 �12.2.5 - Neighborhood and Area-Specific Plans Neighborhood planning is authorized by the Municipal Planning Act and can provide a finer grain of analysis than is available through a citywide master plan. Area-specific plans may be prepared for a block, a neighborhood, a business district or a larger area. They may be undertaken in response to a development proposal or as a proactive planning study. A specific work plan should be used in preparing a neighborhood or area-specific study such as discussed in Chapter 11 - Area-Specific Plans - Page 151 There are myriad of sites within Grand Rapids well suited for detailed study and planning. Given this competition, it is recommended that this Action Plan item include the following steps: Plainfield Avenue and Leonard Svreet Special Study. • develop criteria/ priorities for planning efforts, including technical and funding assistance that may be provided by the city and other sources; • "pilot" and test the proposed process and refine the process as necessary; and • undertake additional planning studies. 12.2.6 - Design Assistance Center Design assistance is often needed co develop neighborhood and area-specific plans and guidelines, and can be helpful in illustrating how plans and guidelines can be translated into more detailed development decisions. Often, the need for design assistance (in both area-specific planning and design review) is greater than the city staff and budget alone can provide. Communities are increasingly relying on the assistance of an independent design assessment center to expand city staff capabilities. A design assessment center (DAC) is an independent organization having the expertise to provide Chapter 12 - Implementation • Plan Grand Rapids • Page 164 • technical assistance on design issues on an as-needed basis. As a non-profit entity, the DAC may be housed within a university or operate as a division of a government department; it can be financially supported by universities; local, county and regional government; foundations and/ or the development community or it may be staffed by volunteer design professionals. A DAC may: • mediate disputes between the applicant(s), municipality and affected neighborhood; and • provide technical advice and/ or recommendations to neighborhood groups or the city on design related matters. There are many prototypes in existence. One example is the Design Center of the Chattanooga-Hamilton (Tennessee) Regional Planning Commission. It was established in 1990 as a division of the planning agency. It is staffed by employees of the planning agency, the River Valley Company and a consultant from the University of Tennessee School of Architecture. Over the past decade the Chattanooga Design Center has had a significant impact as a catalyst and facilitator in encouraging reinvestment - and quality design - in the downtown area. It is recommended that the potential for establishing a DAC be explored and an organizational strategy be completed. Specific Action Plan tasks are: • explore potential organizational structures; • identify potential funding sources; • identify a host organization; and • organize DAC composition and assistance protocol and technology requirements. Some cities have started using virtual reality simulation as an aide in providing design review assistance. These computer-generated images depict the design proposal within the context of its setting. The City �of Birmingham, Michigan currently utilizes this technique to evaluate the design character of buildings proposed for their downtown. Computer Assisted Design (CAD) drawings are electronically provided by the applicant at the time site plan approval application is made. This information is then manipulated by staff using vendor provided software to create an "as-built" image of the proposed project at its intended location. 12.2. 7 .. Capital Improvements Programming A capital expenditure can be defined as any outlay that produces benefits in periods beyond the current accounting period. A Capital Improvements Program (CIP) establishes a formal mechanism for consideration and implementation of capital expenditures covering a period of six years, with the first year representing the current capital budget. A CIP can allow improvement proposals to be tested against set policies and/or goals, objectives and plans of the community. In fact, cities, villages and townships having an adopted master plan under authority of the Municipal Planning Act (PA 285 of 1931, as amended) must annually prepare a CIP. Section 9 of PA 285 reads, in part: For the purpose of furthering the desirable future development of the municipality under the master plan the city planning commission, after the commission shall have adopted a master plan, shall prepare coordinated and comprehensive programs of public structures and improvements. The commission shall annually prepare such a program for the ensuing six years ... I There are many ways to prepare a CIP. A seven (7) step process is outlined in Supplement A-5. The preparation of a CIP using this sequence is recommended to program specific projects recommended in an earlier chapter of this report. Examples include the improvement of 28'h Street, improving "connections" to the riverfront by extending 7th or 8 th Street, the extension of Seward Avenue nortl1 to Ann Street, or returning the rapids to the Grand River. 12.2.8 .. State Legislation Amendments to state enabling law are required for the city to apply new techniques or install new requirements for development projects, in a manner that benefits Master Plan implementation. lt is recommended that the city evaluate the need for state legislation supporting: • Clear Design Review Authority - Michigan courts have accepted the validity of aesthetic regulations under the police power, but in a somewhat more limited way. In Wolverine Sign Works v. Bloomfield hills, 275 Mich 205; 271 NW 823 (1937), the court ruled "aesthetics may be an incident but cannot be a moving factor." Statutory authority under the City-Village Zoning Act does not exist, which requires a developer (as a precondition to site redevelopment activity) to document the need for, or measures to mitigate the impact of, building demolition. • Demolition Assessments - Statutory authority under the City-Village Zoning Act does not exist, which requires a developer (as a precondition to site redevelopment activity) to document the need for, or measures to mitigate the impact of, building demolition. • Impact Fees - Autl1orization to assess charges against newly-developing property that attempts to cover the cost incurred by a local government in providing public facilities required to serve the new development is necessary to help redirect growth to urbanized areas and away from greenfield sites. • Page 165 • Plan Grand Rapids • Implementation - Chapter 12 �• Concurrency - Similar to impact fees, concurrency is a technique, which requires public facilities necessary to serve a development to be in place as a pre-condition to project approval. • TOR Program - In a transfer of development rights program, a community identifies an area within its boundaries that it would like to see protected from development (the sending zone) and another area where the community desires more urban style development (the receiving zone). Landowners in the sending zone are allocated a number of development credits that can be sold to developers, speculators, or the community itself. In return for selling their development credits, the landowner in the sending zone agrees to place a permanent conservation easement on his or her land. Meanwhile, the purchaser of the development credits can apply them to develop at a higher density than otherwise allowed on property within the receiving zone. The city should also consider supporting state legislation that increases the supply of affordable housing in the state. Particularly important is the establishment of increased funding for profit and non-profit organizations to build new affordable housing units. 12.2.9 .. Master Plan Evaluation and Amendment Michigan's Municipal Planning Act was amended in 2002 to require that planning commissions review their master plans at least every five years to determine whether to commence the procedure to amend the plan or adopt a new plan. These regularly scheduled plan reviews will make it necessary to determine how plan effectiveness will be measured. Chapter 12 - Implementation • Plan Grand Rapids • Pagel66 • Measuring Plan Effectiveness The process of preparing a comprehensive master plan requires both effective processes and a practicable set of recommendations. Therefore, plan effectiveness should be judged upon both its planning processes and by its outcomes. • Grading on Process - The way in which land use decisions are made should be measured. The master plan process established a new way in which the community can be involved in determining land use priorities on a citywide scale. An evaluation of how the community is involved in land use discussions, and the influence these discussions have on the decision-making process, post-plan adoption should be reviewed. • Grading by Outcomes - Outcomes can be compared against the intended consequences of the plan; they can also compare the unanticipated consequences of land use decisions. This evaluation should include what has been learned in trying to achieve the objectives of the master plan and what should be changed. Outcome- and process-based evaluations are not mutually exclusive. Each must be used to accurately report on the success of the plan and to determine what adjustments might be appropriate. It is recommended that the City Planning Department prepare an annual report on Master Plan implementation progress and as a means to gauge the level of consistency between plan objectives, city policies and community engagement Below are listed two tools that would be useful in this evaluation. One tool to evaluate the effectiveness of plan outcomes for the Master Plan is the Action Plan -Theme Comparison (Figure 12.b - Action Plan - Theme Comparison - Page 167). Master Plan objectives were orga- �Figure 12.b, Action Plan, Theme Comparison (Master Plan Objective(s) Addressed by Action Item) Action Plan ltems 0 Great Neighborhoods Chapter 3 8. Vital Business Districts C hapter 4 0 A Strong Economy C hapter 5 e, e : 0 Balanced Transportation C hapter 6 A City that Enriches Our Lives C hapter 7 A City in Balance with Nature C hapter 8 Partnerships C hapter 9 Application/ Comments Information and Outreach GNI , GN3 , GN4, GN5, GN6, GN7, GNS, GN9, GN12, GN13, GN14 VBD2, VBD3, VBD4, YBD5 SE4, SE7 , SES, SE9 BT!, BT4 EOL2, EOU, EOL4, EOL6, EOL7 Nl, N3, N4, N5 Pl , P2, P3, P4, PS , P6 Authorized activiry of Planning Commission pursuant to Section 11, State of Michigan PA 285 of 1931, as amended. City Department and Program Action Priorities GN2, GN4, GN5, GN6, GN7, GNS, GN9, GNI0, GNll, GNl2, GN13 , GN14 YBDl, VBD2, VBD3, YBD4, YBOS SE!, SE2 , SE3, SE4, SE6, SE7, SES, SE9 BT! , BT2, BT3, BT4, BT5, BT6 EOLl, EOL2, EOL3, EOL4, EOL5, EOL6, EOL7 NI , N2, N3 , N4, NS Pl, P2, P3, PS Strategic planning advocated as a means to develop sho rtterm actionable steps in support of long-range planning that are assignable and crackable. Review to confirm if supportive of sustainable development - actions that create efficient infrastructure, protect and enhance qualiry of life, and strengthen local economies without injuring future generations. Review of Land Divisio n Act (PA 288 - 1967) for replatting and redevelopment projects and the Condominium Act (PA 59 - 1978) for development standards applicable to detached single-family condominium developments. Zoning Ordinance Text and Map Audit and Update GNl, GN2, GN3, GN4, GN7, GNI0 VBDJ, VBD2, VBD3, VBD4, VBD5 SE!, SE2, SE3, SE4, SES, SE6, SE7 BTl, BT2, BT4, BTS, BT6 EOLl, EOL2, EOL4, EO15, EOL6, EOL7 N3, N4 Pl, P2, P4 Guidelines Workbook GN2, GN3, GN7, GNS, GNJO, GNll, GN12 VBD2, VBD3, VBD4, YBOS SEI, SE3, SE4, SES, SE6 BTl, BT3, BTS, BT6 EOL2 , EOL3 , EOL4, EOL5, EOL6 N3, N4 P2, P4 Gu idelines fill the gap between general plan po licies and more specific of zoning requirements. Neighborhood and AreaSpecific Plans GN2, GN3 , GN4, GNS, GN7 , GNS, GN9, GNJO, GN13 VBDl, VBD2, VBD3 , VBD4, VBDS SEl, SE2, SE4 , SES BT! , BT2, BT3, BT4, BT5, BT6 EOLl, EOL2, EOL3 , EOLS , EOL6 N2 Pl , P2, P3, P4 Neighborhood/ area-specific planning provides a finer grain of analysis than is available via a citywide master plan. Used to increase citizen technical capacity and attract invesonenc. Citywide Studies GNl, GN2, GN13 SE2 BT! , BT3, BT6 EOL2, EOL3, EOL5 N3 , N4 Pl Authorized by Section 3 of State of Michigan PA 285 of 1931. Design Assistance Center GN2, GN3 , GN4, GN7 , GNS, GN10, GN12, GN13 VBDI , VBD2, VBD3, YBD4, YBOS SEI, SE2 , SE3, SE4, SES , SE7 BTI, BT2 , BT3 , BT4, BT5 EOLI , EOL2, EOL3 , EOLS, EOL6, EOL7 P3, P4 A DAC, often an independent organization, provides technical ass istance on design issues and facilitates consensus planning and design solutions with developers, pro perty owners, neighborhood and business o rganizatio ns and the ciry. The DAC co uld play an impo rtant role in the preparation of neighborhood and area-specific plans. Capital Improvements Program Development GN7, GNS, GN9, GNI0, GNll , GN12, GNl3 VBDl, YBD2, VBD3, YBOS SE!, SE2, SE3, SE4, SE6, SE7 BT! , BT2, BT3, BT4, BT5, BT6 EOLl, EOL2, EOL3, EOL4, EOL6, EOL7 N2 Pl, P3 Planning Commission involvement required by Section 9 of PA 285 of 1931 after Master Plan adopted. MMFOA develo pment process recommended , along with departmencal program plans. State Legislation GN2, GNS, GN9 VBD2, VBD3 SE4, SE7 BT3, BTS EOL5 N2 Pl, P2 Seek new or expanded • conservation areas • design review impact fees ~- lay zone, incentive/bo nus zoning, Traditional Neighbo rhood Development (TND) District regulations and rypology coding are recommended approaches. - .. Lctter/ numt!rical 1.::odc references spedfk pb.n nin_g objet:tivc (found in chapters 3-9) addre:.scJ by Actio n Plan item. • Page 167 • New zoning techniques arc recommended that can respond to the major themes offered by the Plan. Floating zone, over- . authority for: • concurrency • rransfer of develo pment rights • demolition approval a:mtinucJ on ne..xt n,ge Plan Grand Rapids • Implementation - Chapter 12 �Figure 12.b , Action Plan , Theme Comparison (Master Plan Objective(s) Addressed by Action Item') Action Plan ltems 0 Great Neighborhoods C hapter 3 e. e 0 A Strong Economy Chapter 5 Vital Business Districts C hapter 4 e 0 Balanced Transportation C hapter 6 A City that Enriches Our Lives C hapter 7 A City in Balance with Nature C hapter 8 ~ Partnerships C hapter 9 Application/ Comments Growth Management Program GNl , GN 4, GN5 VBDI, VB D4 SE4, SES, SE6, SE7 BTl EO LI, EO L2 N l, N3 Pl, P2 GVM C Metropolitan Development Blueprint amended by Blueprint ll including "produce a voluntary regional planning process that functions at local level. " Economic Summit GN I, GN2, GN3, GN4, GN5, GN6, GN8, GN9, GNJ0, GN14 VBD J, VBD2, VBD3, VBD4 SE l, SE2, SE3, SE4, SES, SE6, SE7, SES, SE9 BTI EOLl, EO L2, EOL4 NI , N2 Pl, P2, P3 , P4 Refer to Southern Wayne County Chamber of Commerce Eco nomic Summi t as regional model. Master Plan Evaluation GN 1- GN 14 VBD1-VBD5 SEI-SE9 BTJ-BT6 EO LI - EOL7 N l-N5 Pl-P6 Requirement of Section 8a(2) of State of Michigan PA 285 of 193l(Municipal Planning Act) for Planning Commiss ion to review plan at least every 5 years. * Lcuer/ nu merical coJ I! references S!)<!d fk pla nni ng obJccnvc (fou nd in chapte rs 1-9) ac.hlrcssL"d hy Action Pl an item. nized around seven themes (see Chapter 3 through 9). The matrix reveals how each Action Plan item impacts the objectives developed for each theme. It is recommended that periodic review of approved and denied projects, master plan amendments and zoning ordinance changes placed before the Planning Commission, City Commission and Board of Zoning Appeals include consideration of this matrix to evaluate decision making consistency and plan implementation progress. City planning objectives and policies will likely change in the years ahead in response to unexpected events and in consideration of new information not yet available. It is recommended that new objectives be compared against Action Plan items as they are created to determine if additional implementation measures are warranted. Planning Rating Form - A simple way to quickly review a master plan using a rating form has been suggested by the Michigan Society of Planning as part of their Master Planning Workshop (a sample rating form is presented in Supplement A-6). Participants first reach agreement on the evaluation categories to use, then evaluate whether the plan successfully re- Chapter 12 - Implementation • Plan Grand Rapids • Page 168 • sponded to each category or failed to address a particular need or issue by scoring each category against a numerical scale (100 being a high score and O representing a low score). An "overall" score is also provided to evaluate the adequacy of the existing plan. The need to amend the plan is based upon its municipal score predetermined by the group. Amending the Plan As the Master Plan is evaluated, it may be necessary to amend the Plan. The Planning Commission may amend, extend, or add to the Plan at any time, following the procedures as set forth the Municipal Planning Act. (The procedure is shown in the Municipal Plan Approval diagram in Supplement A-4.) Plan amendments can be initiated in several ways: • a major private sector development proposal is received by the community that was unanticipated; • new information (i.e., U.S. Census data, regional transportation plans, etc.) is received which forces a re-evaluation of plan assumptions and recommendations; �• storm events and similar catastrophes such as fires force property redevelopment decisions; • activities of other governmental agencies or authorities such as major infrastructure projects or development occurring "across the border" force reconsideration of plan recommendations; and/ or • petitions from community-based organizations or boards are presented. Plan amendments can also be made at the discretion of the Planning Commission to reflect an extension, addition, or revision in terms of topical area, geographic coverage or level of detail. The preparation of neighborhood/area-specific plans are an example of this (refer to Chapter 11 - Area-Specific Plans - Page 151). When an amendment is anticipated, it is recommended that the Planning Commission include the plan amendment in an annually adopted project priority list (supported by a resolution of concurrence from the City Commission). This project priority list will serve as the work plan for the next year and should contain only those tasks that can realistically be accomplished based on the availability of time, money, labor, and a thorough review of need. 12.2.10 .,. Guidelines Workbook There is growing acceptance and support for local design guidelines and design review by the development community. Guidelines help fill the gap between the general planning policies of site planning and zoning requirements. Sample design guidelines have been provided as part of the Master Plan (refer to Chapter 10 - Development Character - Page 117) to illustrate their value in guiding and coordinating private investment decisions. The Master Plan recommends that these samples be used as a starting point in preparing a comprehensive design guidelines workbook for addressing neighborhood character types and business areas. This Action Plan item should also determine how such guidelines would be applied in the future. Guidelines may be advisory or mandatory3. They may be used to communicate the community's urban design objectives and/ or they may be incorporated into the zoning code as development regulations. Certainly, design guidelines will have a greater influence on the character of development if they are mandatory and administered as part of a site plan or design review process. Any design review process must be fair and consistent. The following elements are usually incorporated. Traditional Business Area - Project Detail • A "users guide" that answers most of the common questions about content, process and timing. • A "pre-application conference" to review community expectations, proposed concepts and establish a framework for resolving problems. • Opportunities for public comment on the proposed development and its consistency with the guidelines. • Staff analysis to describe how the project does or does not meet the design criteria. A checklist can be useful in this analysis (An example is contained in Supplement A-7). In some cities, staff makes a decision in their capacity as an administrative official; in others, a recommendation is referred to the Planning Commission as part of the site plan review process. • An appeal process that allows an aggrieved applicant, or a citizen opposing a project, to challenge the staff or Planning Commission decision. Specific criteria for gaining a waiver of guidelines should be identified to expedite the review and approval process, and to distinguish unwarranted appeals. • Page 169 • The abili ty fo r local unit1. of government to regulate ae..,tht:rio; ca n he rraced ton U.S. Su preme C'...ourt decis ion (Bem1an v. Parker, 148 U.S. 26 (1954)). L.anguage in rhe l'.:.ISt' suppom:J rhc concept that public welfare is a hro;ll..! ancl ind u~ive term ,tnd that ir i~ with in the power of the legislatu re to Jerenn ine that a commu nity should \,c:: heo uti fu l. Lltcr, the U.S. Supreme C<lUrt (in Penn Central Transportation Co. v. New York C il)•, 4 38 U.S. 104 0 978)) rccoh'l) ized "th:lt stares and cities may enact lanJ ui.c rcgulationit or co nrrol.s to enhance the qu al ity nf li fe h}· preserving the character and the desi rable acHhetic fcaturt•~ of a dry ... " Plan Grand Rapids • Implementation - Chapter 12 �•----------- Criteria for Successful Economic Development* Success can also be predicted based on the following economic development criteria. • Long-term political and community leaders with the patience and perseverance to nurture a plan over time. • A clear sense of the possibilities scaled to the place, and a marked sense of "optimistic realism." These will keep doubters at bay in the critical early stages. • A vision articulated in a way that captures the imagination of the community. • A strategic plan for implementing the vision. It is important to have a tactical game plan as well as a compelling goal - dreams fade when no visible action exists. • A management entity that can "act" and take responsibility for implementing the plan. Most cities have term limits for elected officials, making it imperative to have an organization that will ensure continuity. • Early successes that can enhance the community's ability to maintain a sense of momentum. Realistic first targets and an integrated marketing program help to set a sustainable pace. • Borrowed successe . Link the plan to initiatives already underway (i.e., streetscapes, transport systems or marketing programs) to accelerate the sense of achievement. • Funding through a variety of sources. The dream should be realizable to a certain degree when taken in smaller steps that can be financed quickly. •Roht•rr Gorman :-tnd Nanq• Egun, "RL'Vit.1li:ins: Litd\! R(1Ck.'' Urbnn Ltnc.l, Scptcmbc-r 2001, page I l. Chapter 12 - Implementation • Plan Grand Rapids 12.2.11 .. Growth Management Program 111e success of the City of Grand Rapids' planning program will depend upon its ability to constructively interact with neighboring communities and state and federal agencies. Fostering improved alliances will be critical to advancing the recommendations contained within the Master Plan. Perhaps one of the best ways to respond to issues between units and layers of government is through local and regional cooperation. Grand Rapids is served by three such organizations. They are the Grand Valley Metro Council (GVMC), the West Michigan Regional Planning Commission, and the Urban Redevelopment Council of the Right Place Program. In 1994 the Grand Valley Metro Council released the Metropolitan Development Blueprint report which recommended redirecting growth and development in compact centers of economic activity and livable communities framed by a network of greenways and open lands. Blueprint strategies included: • complete an inventory of natural assets; • design a transit system based on Blueprint concepts; • define current employment centers/locate future centers; • review water/sewer utility services and the way they serve land use patterns; • devise ways to encourage compact/livable communities; • create sub-regional alliances to address issues. Three additional goals have recently been added. Collectively referred to as "Blueprint 11," they are: • produce a voluntary regional planning process that functions at the local level; • Page 170 • • promote Blueprint principles within the local political process; • equip metropolitan communities with effective tools for evaluating regional decision-making. It is recommended that the GVMC in association with the West Michigan Strategic Alliance (WMSA) work in concert to champion regional "Smart Growth" initiatives, which respond to the impacts of sprawl. 4 12.2.12 .. Economic Summit The future success of Grand Rapids is not only tied to regional land use planning issues, but to maintaining regional economic vitality. In 2000, the Michigan Economic Development Corporation released the results of a study prepared by the Anderson Economic Group pertaining to business climate and site selection criteria - tax rates, fees, regulatory burdens, utility costs, wages, business costs and other government burdens. Grand Rapids ranked No. 1 in terms of profitability for manufacturing and service firms. It is recommended that community leaders continue to address these and other criteria by holding an annual Economic Summit to address on-going regional issues affecting private investment divisions. The Right Place Program, the Urban Redevelopment Council and Sustainable Business Forum (along with other interested stakeholders) might champion the event. Its design should incorporate an extensive outreach effort to involve neighborhood organizations and businesses that mirror the process used to create the Master Plan. An example model they should consider is an annual economic forum designed by the Southern Wayne County (Michigan) Chamber of Commerce. 5 llu: WMSA I:,, a v,)lumccr collaborn tivc effort by local gcwt:rnmen~, businesses, insti tu tio n~, :rnd rrivarc citizens, C!itahlished in 1996 an<l created to develop a 25-ycar &tr.iregic vh;ion (or Wc.-;remMichiga n. Th it- proct:SS, called the "C~)mm()n Fra mework" i:i inrenJcd to lay rhe gmun<lw(,rk for th¢ ,ercater G rand Rapids, Muskegon, G r~nd Haven and I lo llanJ area to plan as a regio n . ~ The &>urhern Wayne County economic fon;m called the Dow 1lriverSummit. i!> a i.rrnt~ k plann ing process involving the public anJ pri\>atc secron; directed toward iJ entifying crirical comm unity net.-xlt) and finding the resources ncce86:uy co achieve them. Four working committees have been formed to focus t)n Quality of Life, Wo rkforce Developmcnr, Eco nomic Dcvd opmenr, and lnfrastructure i..ssu('.:j;. -1 �12~3 - Overcoming Barriers to Implementation Institutional barriers may limit the effectiveness of plan implementation. The Grand Rapids community is well positioned to meet these challenges in the years ahead, provided it commits itself to the recommendations of the Master Plan. Building Government Trust The Master Plan has been drafted based upon a model of public collaboration. Additional information and outreach efforts are planned as an Action Plan implementation strategy to build public trust and a commitment to meet planning objectives. Complexity of Interests A robust community such as Grand Rapids has many public agencies and private organizations with competing priorities, responsibilities and viewpoints. Advocates also bring diverse viewpoints to important community decisions. Grand Rapids has an established infrastructure of neighborhood and business organizations, regional councils and a history of joint decision-making that has recently produced dramatic results. These include, for example: • collaboration between the City, Grand Rapids Township and Plainfield Township in planning for the future of the East Beltline corridor; • regular participation of neighborhood and civic organizations and regional agencies in important land use decisions; • collaboration between the cities of Grand Rapids and Walker in exploring the potential for a sustainable business park in the industrial area located west of US-131 and south of 1-96; • participation in regional transit planning and operations through the Interurban Transit Partnership (ITP); • participation in the GVMC's Urban Metro Committee to develop a subregional plan; and • participation in GVMC's Metropolitan Transportation Planning Committee's activities as the designated Metropolitan Planning Organization. Building upon these achievements by initiating a Regional Growth Management Program and Economic Summit will be critical to the Plan's success. Communities Must do More with Less This former railroad bridge was converted for pedestriart use ove,· the Grand Ri<ier in Downtown Grand Rapids. Communities can no longer rely on state and federal governments as major funding sources. Faced with unfunded mandates and a shrinking labor force, local governments find they must compete with more attractive private sector positions in finding and retaining qualified personnel. Thus, less money and fewer people are available to carry through on plan implementation activities. In response, regional funding options and publicprivate partnerships are being pursued with increased vigor to carry out planning objectives. Continued conversation in this regard through a forum of an annual Economic Summit will help to focus dollars where they are most needed. • Page 171 • Plan Grand Rapids • Implementation - Chapter 12 �Tyranny of Urgency The accelerated pace of society and the growing diverse demands of constituency groups often traps local officials into spending their time solely "putting out fires," not on long-range planning needs. This can lead to a feeling of frustration over not being able to meet long-term goals and gain a sense of accomplishment. The City Department and Program Action Priorities implementation strategy addresses this predicament directly by linking the city's 3-Year Strategic Plan with master planning efforts. Lack of Technical Capacity While traditional households with school age children no longer comprise the majority of the households in the City of Grand Rapids, the goals of the Master Plan cannot be fully realized unless parents with school age children perceive viable education options in the city. The Master Plan has emphasized the importance of urban design as a critical factor in the development of Grand Rapids. The Action Plan recommends that GVMC explore the potential of establishing a Design Assistance Center and Design Guidelines Workbook to increase the technical capacity of the metropolitan region to respond to future design issues facing the community. Leveling the Playing Field Often, governmental policies do not support the efforts of local communities to remain competitive or to enact local regulations designed to preserve local community values. Research shows that many polocies adopted since World War II at the federal, state, and county level have created a system of overt and hidden subsidies whereby urban communities subsidize suburban communities. The Action Plan recommends new state legislation be enacted that contributes to growth management and affordable housing supply efforts. Chapter 12 - Implementation • Plan Grand Rapids • Page 172 • Balancing Individual Property Rights with Community Interests and Goals The essence of community, especially urban community, is that the best life for all is achieved when individual rights are balanced with the interests of the community. Aristotle taught that the individual could not reach his or her highest development outside a relationship to the city. Rigid ideological commitments to individual rights at the expense of the community, or the other way around, will impede the implementation of the plan. A balance must be sought. "... we must turn to the first question of political philosophy: ls it the role of government to promote individual rights while defending the common good, or to promote the common good while defending individual rights?" From Suburban Nation: The Rise and the Decline of the American Dream Schools While traditional households with school age children no longer comprise the majority of the households in the City of Grand Rapids, the goals of the Master Plan cannot be fully realized unless parents with school age children perceive viable education options in the city. Charter schools and parochial schools can supply this need to a point, but a thriving public school system is an essential criterion for full implementation of the Plan. The crisis of the urban public school is not unique to Grand Rapids. The city must be accountable to working in concert with the public schools to realize the goals of the Plan. At the same time, the city and its citizens must demand accountability from the school administration, unions, parents and students. The Action Plan recognizes the importance of monitoring the consequences (anticipated or unintended) of interrelated actions by prescribing that a formal Master Plan evaluation process be adopted as an on-going practice of the city. �City Staff Coordination It is essential to involve city staff at all levels to understand and implement the Master Plan. Day-today cooperation among city officials is essential to its success. The Action Plan advocates that formal coordinated points of information exchange continue through the CIP process, the strategic planning process, and the on-going review of city policies that support the Master Plan. Misperceptions and Prejudice Race and socioeconomic status continue to influence personal property investment decisions and affect locational choices for industry and home ownership. A critical Action Plan activity is information and outreach. This on-going activity of Master Plan education can help to reinvigorate a decision-making process based on shared interests and common issues of concern. Auto State Some of the recommendations of the Plan, such as viable transportation choices and traffic calming could be perceived as a challenge to the automobile. This perception is not necessarily reality. There is a growing recognition that sole reliance on the automobile as a transportation option is not a sustainable strategy for the future of a city like Grand Rapids The Action Plan recommends that we make the case that viable transportation options are a contribution to the long term economic viability of the region through fixed-route transit planning. • Page 173 • Plan Grand Rapids • Implementation - Chapter 12 �", -,. ~ . ,, , ~ , ~ ,,. ~ • ~ ~ ~ ~ • Glossary ~ •' t t • t t, ~ J l ~ ~ ~ , ~ ► • Page 175 • Plan Grand Rapids • Glossary �,, ,, , ,, ,, , f: , ~ '' ' ' •' ' '• t •' ' • ►1 • • • • Glossary of Planning • Board of Zoning Appeals: (Zoning Appeals Board) • lems in addition to the symptoms, resulting in a more An official board whose principle duties are to hear efficient use of resources. appeals and, where appropriate, grant variances from Community Resource Team (CRT): TI1ere are three the strict application of the zoning ordinance. Area-Specific Plan: These plans provide a finer grain Community Resource Teams for the city these are: of analysis than a citywide Master Plan and may be Brownfield: Brownfields are abandoned, idled or North/West; Central; and South. These interdepartprepared for a block, a neighborhood, a business underused industrial and commercial facilities where mental teams are charged with the responsibility of district or a larger area. They may be undertaken in expansion or redevelopment is complicated by real implementing community-oriented government in response to a development proposal or as a proacor perceived environmental contamination. The Grand Rapids. tive planning study. Area-specific plans establish a definition is broad and can cover an entire indusConnectivity: The way in which individual developspecific mix of uses and building types, roadway aligntrial zone or a single abandoned building, a massive ments and uses are physically linked together within ments, design treatments and necessary public fahazardous waste dump or spillage from a corner dry the larger fabric of a city. Most often refers to the cilities and amenities needed to make a cleaning shop. network of streets and blocks and the way in which neighborhood a success. Standards and guidelines Business Improvement District (BID): A special disthey encourage or discourage walkability and conthat ensure continuity with the valued characteristrict established to provide services to a business discentrate or distribute traffic. Other examples of contics of existing development to be retailed are also trict that go beyond the level of services provided by nectivity include: the availability and location of provided. the local government. These services often include transit routes and stops, bike routes, and other offAuto-Oriented: Commercial development along maextra maintenance, improved street lighting or beaustreet pathway. jor arterial(s) and in other suburban style shopping tification, promotional activities and special events. Core (of a Mixed-Use Center): A mixed-use area that centers that gives little recognition to the needs of About 1,200 BIDs have been established in cities includes: shops, services, offices, restaurants, enterthe pedestrian, cyclist and transit users. Some other throughout North America. At least a part of the tainment, civic and residential uses in buildings that characteristics of auto-oriented development include funding for a BID is usually raised through special are oriented to the street. Mixed-use cores also inlarge parking lots located between commercial buildassessments, a fee paid in addition to the property clude transit stops, public spaces for shared activiings and the street, signs scaled to catch motorist taxes paid to support regular city services. ties, a connected street system that defines small attention and multiple driveway curb cuts that can Commercial Land Use: Activity involving the sale blocks designed for walkability, with linkages to surcreate safety conflicts. of oaoods and services carried out for profit. Comrounding neighborhoods. A range of housing types Best Management Practices (BMP): With respect mercial uses may be small in scale, such as a corner for people of different incomes is encouraged. to stormwater management, BMP are methods to store, or may be as large as a regional shopping mall Cores and Connectors: A strategy for strengthening control and minimize the adverse impacts of develand vary in intensity. Other uses typically considTraditional Business Areas by concentrating retail opment and redevelopment through the application ered as commercial include: retail shops, restaurants, uses in mixed-use cores to create shopping destina(or prohibition) of construction, maintenance or hotels, entertainment, offices and a range of personal tions linked by connectors of higher density housmanagerial practices to prevent or reduce the release and professional services. ing and residentially scaled office (with possible first of pollutants into streams, creeks and watersheds. Community Oriented Government (COG): COG floor retail) that increase the population density Block Face: The abutting properties on one side of strives to form partnerships that are developed in within walking distance of the core(s). a street between the two nearest intersecting or inthe community to provide a mechanism for proacDay-Lighting: The opening of creeks, rivers and tercepting streets, or nearest intersecting or intercepttive identification of issues and the dedication of other water courses that may be covered, or subing street and railroad right-of-way, unsubdivided resources to address problems. The focusing of enmerged underground. land, watercourse or city boundary. ergy and resources to address root causes of prob- and Land Use Terms ~ ~ ►- • Page 177 • Plan Grand Rapids • Glossary �Development Center: City consolidated service center which brings together staff from Building Inspection, Engineering, Planning, and Zoning to more efficiently and effectively meet the needs of developers, builders and trades people. Downtown: The largest, most intensively developed, mixed-use center witl1in the Grand Rapids region, containing government offices, service uses, professional, cultural, recreational, entertainment, residential, hotel and retail uses. Downtown Development Authority (DDA): A public authority established in 1979 to promote development and fund improvements in Downtown Grand Rapids. Most funds come to the ODA through tax increment financing. Many of the significant improvements completed in Downtown over the past 20 years have been completed with the support of the ODA, including Plaza Towers, Grand River Walkways, Monroe Center Improvements and the VanAndel Arena. Downtown Improvement District (DID): A Business Improvement District established for Downtown Grand Rapids in October 2000 and initiating activities in spring 2001. The DID provides maintenance and beautification, promotions and communications, special events and neighborhood development services. Economic Development Team: Members of the City of Grand Rapids staff that deal with economic promotion, job creation and business retention in the city as well as the management and disposition of city-owned property. Edge (of a Mixed-Use Center): The portion of a mixed-use area located adjacent to an existing single family neighborhood that creates a transition in residential densities and building scale. Glossary • Plan Grand Rapids Fixed Guideway Investment: An investment in a mass transit facility which utilizes and occupies a separate right-of-way for the exclusive use of mass transit and other high occupancy vehicles. Future Land Use Classifications (as used in the Master Plan): • Low-Density Residential - An area designated for housing developed at a density of 1 to 4.9 dwelling units per gross acre. • Medium-Low-Density Residential - An area designated for housing developed at a density of 5 to 9.9 dwelling units pre gross acre. • Medium-Density Residential - An area designated for housing developed at a density of 10 to 14.9 dwelling units per gross acre. • High-Density Residential - An area designated for housing developed at a density of 15 and more dwelling units per gross acre (14 to 20 units per gross acre desired witl1 40 units per gross acre the absolute maximum). • Commercial - An area designated for retail business or service establishments that supply commodities or perform services. Any activity involving the sale of goods or services carried out for profit, including for example, retail shops, restaurants, hotels, entertainment, offices and a range of personal and professional services. • Downtown - The regional mixed-use center of the Grand Rapids metropolitan area; containing government offices, service uses, professional, cultural, recreational, entertainment, residential, hotel and retail uses. • Office - A sub-category of commercial land use, designated for the conduct of the affairs of a business, profession, service, industry, or • Page 178 • government in buildings generally furnished with desk, tables, files and communication equipment. • Industrial - An area designated for tl1e manufacturing, compounding, assemblage or treatment of articles or materials. • Institutional - An area designated for for-profit and nonprofit, religious or public use, such as a church, library, public or private school or college, hospital; or a government owned or operated building, structure, or land used for public purpose. • Mixed-Use - An area designated for the development of a combination of complementary and integrated uses; such as, but not limited to, residential, office, manufacturing, retail, public or entertainment, in a compact urban form. • Traditional Business Area - Typically located along transit routes, TBA areas are designated for a mix of civic and retail uses at street level, with apartments and/or offices on the upper floors of multi-story buildings. A TBA generally has structures that are built on tl1e front property line and have shared side walls (or are built with minimal side yard setbacks). The buildings are typically 2 -3 stori.es in height and sit on relatively narrow lots. Off-street parking is limited or located to the rear of the building. As a result, TBAs create a human-scale and pedestrian-friendly environment where retail, jobs and services are available within easy walking distance from many homes. • Parks/Green Space - A tract of land, designed and used by the public for active and passive recreation. �Future Land Use Descriptions: The portion of the Master Plan that describes planned land uses and areas for change. The descriptions illustrate what types of land uses are appropriate within a given geographic area, points for consideration, and desired outcomes for the future. The text describes the Future Land Use Map, and supersedes the map in instances where clarification or interpretation is required. Grand Valley Metro Council (GVMC): The Grand Valley Metropolitan Council (GVMC) is an alliance of governmental units in the Grand Rapids, Michigan metropolitan area that plans for growth and development to improve the quality of life and coordinate governmental services. The GVMC is also the designated Metropolitan Planning Organization (MPO) for transportation programs in the Grand Rapids area. Grandfathered: A use, building or structure which does not conform to the use and/ or dimensional standards of the zoning ordinance but which existed prior to the effective date of the ordinance, or amendment thereto. Such use shall be considered a nonconforming use or structure for purposes of the ordinance. Greenfield: Greenfields are undeveloped properties where new development is proposed or occurring. Typically, greenfield sites are active or idle farmland with limited development restrictions or site constraints that allow for cheaper, quicker development than in a previously developed location. Heavy Industrial: Business activities that tend to generate more noise, dust, odors, and/ or glare than a general commercial or light industrial use. Examples include: concrete manufacture, asphalt manufacture, chemical manufacture, plastics manufacture, soap manufacture, heavy construction contractors and equipment and materials storage, processing of junk; i.e. salvage yard, foundry and metal process and stamping fabrication. Historic District: An area or group of areas not necessarily having continuous boundaries, that contains one significant historic resource or a group of resources that are related by history, architecture, archaeology, engineering, or culture. Historic Preservation: The identification, evaluation, establishment, and protection of resources significant in history, architecture, archaeology, engineering or culture. Historic Resource: A publicly or privately owned building, structure, site, object, feature or open space that is significant in the history, architecture, archaeology, engineering or culture of the State, a community or the United States. Impervious Surface: Any material that prevents absorption of stormwater into the ground. Infill Development: The development of new housing or other buildings/uses on scattered vacant sites in a built-up area. Inner Ring (of a Mixed-Use Centerh The portion of a village or sub-regional mixed-use area located between the "core" and "edge" zones. Uses within this inner ring may include medium and high-density residential developments, larger footprint retail uses (i.e. a grocery store or cinema), larger freestanding office buildings, other work places with a high employee to floor ratio (including technology and certain light industrial uses), medical clinics, schools and churches. Institutional Land Use: A nonprofit, religious, or public use, such as a church, library, public or private school, hospital, or government owned or operated building, structure or land used for public purpose. • Page 179 • Interurban Transit Partnership (ITP): Formerly the Grand Rapids Area Transit Authority (GRATA), formed in January 2000 by the cities of Grand Rapids, East Grand Rapids, Grandville, Kentwood, Walker and Wyoming under the Act 196 of the Public Acts of the State of Michigan. Commonly known as "The Rapid." The lTP was formed to allow for the expansion of public transit in the Greater Grand Rapids area. Land Uses: The purpose to which a parcel of land is being put. Examples of uses include: residential, commercial, industrial and recreational. Light Industrial Land Use: Industrial uses that meet the performance standards, bulk controls and other requirements established in an ordinance. These uses are generally defined in terms of intensity and impact, with light industrial uses being more intensive than most commercial uses, but less intensive than heavy industrial. Master Plan: A comprehensive, long-range guide for the future growth and physical development of a community. State enabling act requires a valid zoning ordinance to be based on an adopted master plan. The purpose of the plan is to promote public health, safety and general welfare, as well as quality of life. Master Plan Committee: Citizen committee of 31 individuals appointed by the Mayor representing diverse interests to oversee the Master Plan process. The Committee will report its recommendations for the Master Plan to the City of Grand Rapids Planning Commission. Mixed-Use: The combination of different types of land uses such as residential, commercial, office, industrial and/ or institutional into one building, area or project. Mixed-use redevelopment promotes comprehensive revitalization through retention or addition of housing, services and jobs. Plan Grand Rapids • Glossary �Mixed-Use Centers (see earlier definition(s) - A mixed-use area that includes: shops, services, offices, restaurants, entertainment, civic and residential uses in buildings that are oriented to the street. Mixeduse cores also include transit stops, public spaces for shared activities, a connected street system that defines small blocks designed for walkability, with linkages to surrounding neighborhoods. A range of housing types for people of different incomes is encouraged. Nonconforming Use: A structure or use that is not permitted in the zoning district in which it is located, but which is permitted to continue with restrictions because the structure or use predates the designation of the zone. Natural Features (Systems): Land forms (hilltop, slope, valley); rivers, creeks, wetlands and natural vegetation are examples of natural systems that can be incorporated in - rather than erased by - development to preserve what is unique about an area and to maintain a visible connection to the natural environment. Regional Mixed-Use Center: See Downtown Natural Infiltration: The absorption of stormwater runoff into the ground. Neighborhood Business District: A business district that provides goods and services to meet the daily needs of the immediate neighborhood. Neighborhood Business Specialists Program (NBSP): City program that has assigned specialists specifically to service the needs of the city's neighborhood business areas and associations. Neighborhood Mixed-Use Center: A pedestrian.oriented, mixed-use development, located on a transit line, that serves as the focus of a single neighborhood or several neighborhoods. Neighborhood Plan: (see Area-Specific Plan) New Urbanism: A movement to build and rebuild communities on a human scale - with interconnected streets, homes with porches, pedestrian friendly traffic patterns, shared open spaces and green ways, local retail businesses that are near hous- Glossary • Plan Grand Rapids ing and services and construction practices that are environmentally sensitive. Planning Commission: Body of 9 members appointed by the Mayor. The Planning Commission is responsible for overseeing the physical development of the community and formal adoption of the Master Plan. Renaissance Zone: The Michigan Renaissance Zone Act was created by the State of Michigan in order to foster economic opportunities; facilitate economic development; stimulate industrial, commercial and residential improvements; and prevent physical and infrastructure deterioration of certain geographical areas in Michigan. In Grand Rapids the Renaissance Zone is composed of several distressed and blighted industrial and commercial areas within the core city. There are few residences within the Grand Rapids Renaissance Zone. Qualified businesses or residents in the Renaissance Zone are relieved from payment of state and city income taxes as well payment of most property taxes. Residential Land Use: A building or parcel of land used for housing. This can include detached onefamily housing units, or multifamily arrangements including two units; three or more units; apartments, condos, etc. Right-of-Way: Most commonly the dedication ofland on which a road or railroad is located and on which passage is permitted. • Page 180 • River Edges Plan: Adopted in 1981 by the Planning Commission. The Grand River Edges Plan helped to raise public awareness and support for increasing and improving public access to, and improvement of, Grand Rapids riverfront areas. Scale: Refers to bow the dimensions of a structure relate to the dimensions of any adjacent structures. Building proportions (length to width to height) should be compatible with surrounding buildings. Building height should be compatible with adjacent structures, especially on the street frontage and at neighborhood edges. The overall form of a building is also important in evaluating the compatibility of new structures. Site Details: Refers to any enhancement, or special features to a site that increases lighting, visibility, aesthetics, or security. Site details may include lighting, signs, fencing, screening walls, special paving, or awning can help to create a clear identity, visual interest and a sense of human scale. To be effective in promoting compatibility, the choice of site detail elements and the way in which they are used should be coordinated. Smart Zone: A zone intended to stimulate the growth of technology-based businesses and jobs by aiding in the creation of recognized clusters of new and emerging businesses, those primarily focused on commercializing ideas, patents, and other opportunities surrounding university or private research institute R&D efforts. SmartZones are allowed to capture the growth in property taxes within the boundaries of the zone for use within the zone. All the local property taxes may be captured, and up to 50 percent of school operating taxes may be captured for up to 15 years. �Streetscape: The distinguishing character of a particular street, within the public right-of-way and the adjacent public space extending along both sides of a street, including paving materials, landscaping, sidewalks, parkways, lighting, street furniture and signage. Street Classification Policy - 1996: A report providing standards and guidelines for how city streets should be used, designed and improved to balance the needs of meeting vehicular travel demand and providing a quality neighborhood environment. Sub-Regional Mixed-Use Center: A pedestrian-oriented, mixed-use development, located on a high frequency service or express transit route, that serves a sub-area of the city (several "villages") and may also serve areas outside the city. Tax Increment Financing (TIF): A financing plan to support development of underutilized private properties by capturing a portion of the property tax within a district to fund improvements in the district. When a TIP is established, an existing property tax base is established and all base taxes continue to be collected and transmitted to various government units. As the district develops, the property taxes collected on the increase in tax value for the district (the "tax increment") is transmitted to the authority and used to pay for specific improvements in the area. The Right Place Program: The Right Place Program works with area business and community leaders to ensure the economic prosperity of greater Grand Rapids. Services are aimed at retaining and expanding local businesses, as well as attracting new businesses to our community. The Right Place Program works with affiliate service, educational and economic development organizations to serve manufacturers throughout West Michigan and serves as staff to the Urban Redevelopment Council. Traditional Business Area (TBA): Typically located along transit routes, TBAs included a mix of civic and retail uses at street level, with apartments and/ or offices on the upper floors of multi-story buildings. TBAs have structures that are built on the front property line with shared sidewalls (or minimal side yard setbacks). The buildings are typically 2-3 stories in height and sit on relatively narrow lots. Off street parking is limited or located to the rear of the building. As a result, TBAs create a human-scale and pedestrian-friendly environment where retail, jobs and services are available within easy walking distance from many homes. Traditional Business District: A zoning classification for business districts offering goods and services that meet the daily needs of the neighborhood and other uses that are compatible with adjoining uses. The district's intent is to protect the traditional character of the business area (i.e. existing commercial structures and lots, including its residential components) and to encourage pedestrian access to and within the business area. Traffic Calming: Techniques that slow traffic speed to improve the quality of life in neighborhoods and business districts. Examples include: narrower roadways, on-street parking buffers, green barriers, broader crosswalks, roundabouts and speed bumps. Transit: The movement of people by public conveyance in a high occupancy vehicle, including busses, carpool or vanpools, light rail, streetcars and trains. Transit Oriented Development (TOD): Mixed-use, higher density development centered on existing or new transit lines that are also designed to create an environment that encourages walking and cycling. Transit-oriented development locates people near transit shopping and services to decrease dependence on driving. The purposes of TOD are to reduce the use of single-occupant vehicles by increasing the • Page 181 • number of times people walk, bicycle, carpool, vanpool, or take transit. Transitions and Edges: The way different kinds of land uses and development densities relate to one another. In general, gradual transitions in intensity and scale are more compatible than abrupt changes. Incremental changes in density and building scale (height and mass) soften changes in land use and create a more harmonious blend. In some instances, open spaces and landscaping can establish acceptable buffers between developments that are dissimilar in intensity and function. Typologies: The study, or systematic classification of buildings or neighborhoods by type, age or style. Urban Business District: A zoning classification for a general commercial district that contains uses, which include the sale of commodities or performance of service for several neighborhoods. The district may also allow certain other uses that are appropriate to the physical design of the existing buildings and are compatible with adjoining uses. The district's intent is to protect the traditional character of the business area and to encourage pedestrian access to and within the business area. Urban Redevelopment Council: A council whose vision is to make the City of Grand Rapids the strong "heart" of a strong West Michigan region. The Council advises the city and the Right Place program on strategies to promote business retention, expansion and attraction activities in the city through the productive reuse of land and buildings, while strengthening the collaboration between the city and other units of government in the region. Plan Grand Rapids • Glossary �Variance: A departure from the provisions of a zoning ordinance relating to setbacks, side yards, frontage requirements and lot size that, if applied to a specific lot, would significantly interfere with the use of the property and cause hardship. Village Mixed-Use Center: A pedestrian-oriented, mixed-use development, located on a high frequency service transit route, that serves several neighborhoods. Voices & Visions: Adopted by the Planning Commission as the Master Plan for Downtown in 1993, this document is a summary report to the community from Voices & Visions: Community Planning for Downtown. Walkable: A combination of land use planning and urban design characteristics that exist or are created in an area that allow and encourage walking as an alternative to driving. Zoning: An important tool used in shaping and forming community growth and redevelopment in a manner consistent with the master plan. It regulates various aspects of how land may be used. Zoning Classification: The name given to types of zones such as single family residential, rural residential, agricultural, regional shopping, neighborhood shopping, office, industrial, etc. Zoning Ordinance: A zoning ordinance consists of two parts - the district map and the written text. The text sets out the purpose, use and district regulations for each district, the standards for special land uses and for general administration. The zoning map graphically illustrates the zones or districts into which all of the land within the community is classified. Glossary • Plan Grand Rapids • Page 182 • �t ' t t t t t t t t t t t •t t t t Index t t - ---- - - - - ------- • Page 183 • Plan Grand Rapids • Index �Index Brownfields ....................................... 64, 66, 67, 108, 177 Business See also: Traditional Business Areas, Vital Busine,;s Districts, A Commercial A City in Balance with Nature .. .................. 24, 103-108 Objectives and Policies ........................................... 108 A City that Enriches Our Lives .. .. .. .. .. .. .. .. .. .. . 24, 89-102 Objectives and Policies ..................................... 100-102 A Strong Economy ............................................ 24, 63-74 Objectives and Policies ......................................... 72-74 Accessory Apartments .................................... 35, 43, 140 Action Plan ........................................................... 158-170 Action Plan Theme Comparison .................... 167, 168 Short-Term Implementation Action Plan ....... 160, 161 Alleys See also: Ba/,,nced Transportation. Streets Associations .................................. 10, 44, 45, 112, 116 Importance ................................................... 64, 66, 67 Improvement District .............................................. 177 Retention ............................................................. 31, 60 Scale .................................................................... 39, 50 Vitality ...................................................................... 49 Butterworth Landfill ....... ,........................ 69, 72, 98, 100 C Capital Improvements Program .................. 159, 161, 165 Character See Devewpment Character, Neighborhood Types Use ......... .................................... 34, 35, 37, 43, 45, 87 Improvement of ............................................ 30, 45, 86 Area-Specific Plans .. .. .. .. ........... .... .. .. ......... ......... 151-156 Action Plan ............. ,.............. ,.............. ,.......... 161, 164 Adoption ................................................................. 155 Coordination ................................ 44, 61, 94, 114, 152 Elements ................................ ,................................ 154 Purpose ..................................................... 25, 152, 177 Use of... .......................................... 40, 43, 72, 96, 152 Architecture ............................................... 37, 51, 60, 101 Articulation ................................ 125, 129, 133, 134, 143 Associations See Business. Neighborhood Automobile Access ................................................ 51, 119 See also: Aut<>-Oriented Commercial Auto-Oriented Commercial ........................ 18, 37-39, 51, 59-61, 135, 136, 177 B Charrette Process ....................................................... 153 Churches See also: Pedestrian, Walkabilir:y, Transportation Demand Management Connections ........................... 54, 87, 95, 96, 100, Design for ................ 37, 42, 45, 61, 71, 78, 80-87, Plans ........................................................ 115, 160, Routes ................................ 78, 84, 85, 87, 92, 95, 127 127 163 100 Design Assistance Center ........................... 158, 161, 164 Development Character ............... 3, 18, 25, 37, 117-150 Density ......................................................... 32-40, 43, 44 See also: Residential Density Development Guidelines See Development Character Development Objectives for All Mixed-Use Areas ....... 37 Diversity .................................................... 29, 44, 98, ll6 Downtown See also: Mixed.Use Areas, Voices & Visions, Downtown and Near Downtown ln.stitutional Mixed.Use Areas Definition ............................................................... 178 Mixed Use Area ...... .......................... 36, 38, 50-53, 56, 60, 69-73, 126, 137 Vision ............................... ................................... 48, 52 Downtown and Near Downtown Institutional Mixed-Use Areas ................... 38, 50, 69, 73 See Institutions E Collaboration See Partnerships Commercial See also: Land Use, Retail, Office, Aiit<>-Oriented Commercial, Traditional Business Areas Development .................................... 51, 53, 61, 73, 86 Mixed-Use Areas ................................ .... . 36, 38, 51, 61 Retail Management .................................................. 55 Retail Market Demand ............................................. 55 Types and Scale .................................................. 39, 50 Community Font ms .................................................................... 8, 9 Gardens ................................................ 96, 98, 99, 101 Oriented Government .................................... 152, 177 Participation ...................................... v-xii, 7-10, 20, 22 See also: Visions Balanced Transportation ............... 15, 17, 24, 37, 75-88 Objectives and Policies ........................................ 86-88 Barriers to Implementation ................................. 171-17 3 Best Management Practices ................................. 108, 177 Bicycle(s) D Policing ............................................................... 40, 41 Profile ................................................. ............. ... ...... 12 Concept Plan ............................................................ 14-17 Connectivity ...................................... 123, 127, 130, 132, 135, 137, 146, 177 Context and Compatibility .......................... 36, 119, 120 Core (of a Mixed-Use Center) ....... 37-39, 55-58, 60, 177 Corridor Residential and Traditional Business Area Connectors (of a Mixed-Use Area) .................. 38, 55, 60 • Page 185 • East Beltline ..................... 61, 82, 86, 113, 152, 155, 171 Economic Development ............................... 3, 5, 64, 68, 72, 73, 80, 161, 170 See also: P1<blic lm>estment, Incentives Economic Summit ...................................... 159, 161, 170 Economy See A Strong Economy Edge (of a Mixed-Use Center) ........................ 39, 58, 178 Education See Schools Environmentally Sensitive Lands ....................... 106-108, 115, 160, 163 Emergency Vehicles ................................................ 80, 87 F Figures ............................. ................................... ,........... ix Future Land Use Classifications ..................................... 22, 23, 178, 179 Descriptive Recommendations See also: Objecti••es and Policies Commercial, Industrial and Institutional Uses .............. 53, 55, 67-71, 79, 92, 93 Mixed-Use Neighborhood, Village and Sub-Regional Centers ................. 56-59, 79, 137 Plan Grand Rapids • Index �Future Land Use (continued) Descriptive Recommendations Residential ........................................... 32-39, 61, 79 Riverfront ................... ...................................... 92-95 Future Land Use Map ............................................... 21 Regional ................................................................... 114 G Gateways ................................................... 68, 82, 87, 101 Glossary ................................................................ 175-182 Grand Rapids, City of City Commission ........ .......................... iii, 2, 155, 159 City Departments (Action Plan) .... 158, 160, 162, 163 City Planning Commission ..................... iii, 2, 20, 180 Grand River ................ 16, 17, 65, 68, 72, 90, 92-98, 100 Grand River Edges Plan ................................. 92, 94, 180 Grand Valley Metropolitan Council ...... 12, 78, 84, 106, 113, 161, 162, 170, 171, 179 Great Neighborhoods ........................... 15, 17, 24, 27-46 Objectives and Policies ........................................ 43-46 Green Space .............................. 90, 96, 98, 145-150, 178 See also: Open Space, Open Space Framework, Greenways, Parks and Recreation, Trail System Greenway (s) ............................................ 94-97, 107, 108 Growth Management Program ................... 159, 161, 170 Guiding Principles ..................................................... 4, 5 Guidelines Workbook ................................. 159, 161, 169 H Hannover Principles .............................................. 5, 105 Highways .................................................... 67, 82, 83, 87 Historic Preservation ....... 37, 40, 43, 101, 160, 163, 179 Home Ownership ...................................... 29, 40, 41, 44 Housing See also: Density, Neighborhood Types. Residential Density Affordable ............................... 29, 32, 36, 44, 113, 115 Choice ............................... 5, 11, 28, 29, 31, 32, 43, 44 Quality .............................................. 29, 40, 41, 43, 44 I lmplementation ......................................... 3, 25, 157-174 Incentives .......................................................... 61, 66, 73 See also: Public Investment Index • Plan Grand Rapids Industrial .............................................. 36-38, 53, 66-73, 86, 93, 113, 132, 133, 178, 179 Information and Outreach ................. .. .............. 158-160 Infrastructure ........................... 2, 24, 40, 41, 45, 73, 115 Inner Ring (of a Mixed-Use Center) ......... 39, 57-59, 179 Introduction ............................................................. 1-20 Institutions (al) See also: Downtown and Near Downtown lnstitt<lional Mixed.Use Areas Cooperation ..................................... 4, 24, 44, 70, 116 Definition ........................................................ 178, 179 Expansion ............................................... 36, 44, 70, 71 Future Land Use ............................. 23, 38, 53, 70, 71, 73, 99, 130, 131 Interurban Transit Partnership(lTP) ............. 61, 78, 113, 160, 171, 179 J Jobs ................................................................ 5, 64-71, 73 Action Plan Theme Comparison .................... 167, 168 Adoption of ......................................... ,............... iii, 20 Amendment of ................................................ 155, 168 Committee ..................................................... 4, 20, 179 Contents .................................................... ................ 22 Definition and Purpose ..................... 1, 2, 21, 162, 179 Evaluation of .......................................... 159, 161, 166 Past Plans ........................................................ 4, 30, 92 Process .............................................................. 6-20, 22 Short-Term Implementation Action Plan ....... 160, 161 111emes ......................................... ............................. 24 Materials .................................................... 125, 129, 142 Michigan Street .................................... 17, 40, 44, 82, 87 Millennium Park ............................................ , ............ 100 Mixed-Use ............................................... 15, 17, 178, 179 See also: Mixed.Use Areas. Mixed.Use Centers. Core. Mixed-Use Neighborhoods Mixed-Use Areas Definition ........................................................... 22, 23 See also: Economic Development K L Land Use (Existing) ............................................... 12, 179 See also: Future Land Use Classifications. Office, Commercial, industrial and Institutions, Mixed Use, Parks and Recreation Commercial ....................................................... 53, 177 Industrial ........................................................... 67, 179 Institutional ............... ., ..................................... 70, 179 Residential ........................................................ 32, 180 Landscaping ..................................................... 84, 87, 99, 125, 129, 134, 136, 143, 150 Legacy Trail ........................................................... 95, 100 Legislation .......................... 155, 159, 161, 162, 165, 166 Leonard Street ............................... 17-19, 82, 86, 94, 122 Lifecycle Stages ........................................... 11, 28, 34, 43 M Maps ......................................................... x, 1, 13, 1.6, 21, 33, 79, 80, 85, 94, 95, 97, 106, 111, 112, 114, 120, 152 Master Plan See also: Implementation Action Plan ....................................................... 158-170 • Page 186 • Commercial .................. ................................ 38, 44, 61 Corridor Residential and Traditional Business Area Connectors .............. 38, 44 Downtown and Near Downtown Institutions .................. 38, 50, 69-73 Near Downtown ......................... 38, 50, 53, 60, 69-72 Riverfront ............... 38, 50, 53, 60, 68-72, 92, 93, 100 Development Objectives for All Mixed-Use Areas ..................................... 37, 43, 44 Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas ................. 38, 39 Mixed-Use Centers Definition ............................................. 23, 56- 58, 180 Core ................................................ 39, 56- 58, 60, 177 Edges ........................................................... 39, 58, 178 Inner Ring ............................................. 39, 57-59, 179 Hierarchy of Mixed-Use Centers ........................ 56, 57 Neighborhood, Village and Sub-Regional Centers .................. 39, 50, 56-59, 61, 73, 86, 180, 181 Mixed-Use Neighborhoods ................... 36-39, 69, 70, 72 �N Natural Resource Areas ...................................... 107, 108 Natural Systems ........................................... 124, 147, 180 Nature See A City in Balance with Nature Near Downtown Mixed-Use Areas ........... 38, 50, 53, 60, 69-72 Near West Side ............................ 18, 38, 53, 69, 82, 100 Neighborhood(s) See also: Great Neighborhoods, Housing, Residential Associations ......................................... 10, 44, 111, 116 Characteristics and Preservation Tools/Strategies ....................... 40, 41, 43 Mixed-Use Center .............. 39, 50, 56-59, 73, 86, 180 Opportunities for Change ................................... 12-14 Reinvestment ................................................. 40, 43-45 Types .. ... .......................................... 32-39, 43, 120-122 See also: Pre-Wwld War II Neighborhoods, Post-World War II Neighborhoods and Mixed.Use Neighborhoods Parks and Recreation ............ 45, 49, 91, 96-98, 101, 115 Parks Deficits ...... ................................................... ........ 97 Partnerships ..................................... 3, 4, 24, 29, 44, 45, 61, 101, 108, 109-116, 153 Objectives and Policies .................................... ll5, 116 Pedestrian See also: Walkable, Bicycles Connections ....................... 54, 61, 72, 87, 95, 96, 100 Design for ......................................... 61, 81, 82, 86, 87 Orientation .. ........................................... 51, 54, 73, 76 Performance Standards ................ ........ 36, 37, 51, 70, 93 Placement ............. 37, 125, 128, 131, 133, 135, 141, 148 Plainfield Avenue ....................... 18, 19, 82, 86, 113, 171 Planning Commission See Grand Rapids Population ................... ................. 15, 17, 31, 60, 65, 108 Post-World War 11 Neighborhoods ............. 35, 120, 122, 127-129, 135, 136 See also: Neighborhoods New Urbanism ....................................................... 4, 180 North Monroe ......................... 18, 36, 53, 66, 68, 82, 93 Pre-World War II Neighborhoods .......... 34, 35, 53, 120, 121, 130-134 0 Public Investment ................ 45, 49, 60, 66, 73, 115, 152 See aLso: Ne,ghborhoods Objectives and Policies .. .............................. 43-46, 60-62, 72-74, 86-88, 100-102, 108, 115, 116 Office ............................................................... 23, 38, 39, 45, 58, 60, 128, 130-132, 134, 178 See also: Commercial Open Space ........................................... 2, 17, 24, 37, 38, 69, 72, 92-101, 108, 139, 145 See also: Green SJ,ace Open Space Framework .... ................ 84, 95-97, 100, 107 Orientation .......... 50, 125, 129, 131, 133, 135, 141, 149 Overview ........ ................... ....... ..... ... .......... .............. 21-26 See also: Economic Development, Incentives Public Involvement See Master Plan Process, Partnerships Public Space Organization ........... ..... 124, 127, 130, 132, 139, 147 Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas ..................... 38, 39 Q Quality of Life ........... 2, 5, 24, 30, 66, 72, 77, 92, 96, 98 See also: A City that Enriches Our Lives Parking See also: Trans/1ortation Demand Management Alternatives ........ ..................................... 37, 54, 83, 84 Design .............................................. 37, 49, 60, 81, 83, 84, 125, 128-134, 136, 142, 149 Incentives ........................................ 37, 83, 84, 87, 124 Provision of ............................................. 49-51, 54, 60, 83, 87, 124, 128-134 See also: Land Use, Housing Resource Extraction Areas ........................................... 69 Retail Development ....................... 39, 51, 55, 58, 60, 61 See also: Commercial Right-of-Way ................................................ 145-150, 180 Riverfront Mixed-Use Areas ..................... 38, 50, 53, 60, 68-72, 92, 93, 100 s Safety ........................................................... 30, 45, 81, 86 Scale ................ 37, 50, 125, 128, 131, 133, 140, 148, 180 Schools Facilities ............................................................ 45, 134 Partnership ..... ... ... ................. ......... 30, 45, 65, 73, 98, 99, 101, 104, 116, 172 Sensitive Lands See En11ironmentally Sensitive Lands Seward Avenue ...... ..................... ...................... 18, 82, 86 Sidewalks ...................................................................... 45 Site Details ................ 125, 129, 133, 134, 144, 150, 180 Smart Growth .............................. 3, 5, 24, 103, 163, 170 South Division ......................................... .. 18, 39, 79, 87 Special Studies ....................................................... .. 18, 19 Sprawl ............................. ........... ............ 31, 106, 108, 110 Stormwater ......... ............. ................. 24, 95-108, 145-150 See also: Best Management Practices R p Residential Classifications ..... ....................... ....................... 22, 178 Density(ies) ..................... 22, 32-34, 38, 39, 43, 44, 86 Design .......... ..................................................... 137-144 Future Land Use .............................. 32-34, 39, 43, 44, 59, 69, 79, 86, 108 Residential Densities Map ....................... ................ 33 Types .............................................................. 32-39, 43 Rail Corridors ........................................ .. 67, 68, 72, 115 Recreation See Parks and Recreation Regional Cooperation .............................. 17, 108, 110, 113, 115 Mixed-Use Center .............................. 52, 60, 104, 180 See also: Downtown Systems ................................................... . 100, 113, 115 Renaissance Zone ................................. ,................ 71, 180 • Page 187 • Street Classification Policy ......... 42, 80, 81, 86, 155, 181 Streetscape See Streets Streets See also: Traffic Calming, Gateways, Highways. Parking, Alleys, Streets and Rights-ofWay, Sr:reet Classification Policy Closures ..................................................................... 37 Connectivity ....................... 37, 45, 76, 81, 86, 87, 100 Design .................................... .... 37, 42, 45, 80, 81, 86, 87, 96, 141, 143, 146, 147 Plan Grand Rapids • Index �Streets (continued) Investment ......... .. ...... ............. .......... 45, 60, 61, 86, 87 Maintenance .... ......................... ........ 41, 45, 61, 77, 86 Quality ....... .......... ...... ............................. 30, 4 5, 49, 96 Streets and Rights-of-Way (Design) ......... ............ . 146-150 Sub-Regional Mixed-Use Center ............... 39, 50, 56-59, 73, 86, 181 Sustainabili ty .......... ... ........................ 5, 66, 104-106, 115 SWOT Analysis ................... ....... ......... .......................... 11 T Technology See Public Investment, Tnfrd.stmct1<re Themes ......................................................... 24, 167, 168 Traditional Business Areas See al.so: Core, Corridor Residential and Traditional 81LSiness Area Connectors Definition ......... ...... ........................ .... 23, 53, 178, 181 Design ................................ 44, 49, 53, 55, 61, 127-129 Management ....................................................... 55, 60 Parking ............................................ ........ 50, 54, 60, 81 Vitality ................ ................................................ 49, 60 Traffic Calming ................ 40, 45, 49, 58, 76, 81, 86, 181 Trail System ................... ................. 95, 98, 100, 113, 115 See al.so: Primary Open Space Framework, Parks and Recreation, Green.space Transit See al.so: lntentrban Transit Partnership, Balanced Transportation Future Land Use .... .................... 44, 56, 61, 78, 79, 86 Plan ....................................... ........ ...... 86, 78, 160, 163 Oriented Development .................. 39, 44, 56, 86, 181 Service .................................. 39, 56, 71, 73, 80, 86, 87 Transitions and Edges ................. 73, 123, 127, 130, 132, 135, 138, 146, 181 Transportation See al.so: Balanced Transportation Demand Management ... ..... 37, 71, 73, 83, 84, 87, 124 Orientation ............. .. .... ..................... .......... ........... ... 51 Transportation Framework Non-Motorized Network ................ .. .................. ... ... 85 Streets ..................... .................................................. 80 Transit .............. .. ..................................... .................. 79 28th Street .......................... 18, 19, 39, 44, 59, 61, 79, 87 Typologies ................................................. ................... 181 u West Side Urban Design Vocabulary ..................... .............. 123-125 Urban Redevelopment Council ........................... 71, 181 Uses and Densities ....... .... ........ .. 124, 128, 131, 140, 148 US-131 .................................. ...................... 82, 87, 92, 94 Utilities .................................................................. ... 3, 12 X y V Vacant and Underutilized Land .......................... 146-150 Voices & Visions .............................. ...... 52, 60, 155, 182 Village Center ................... 39, 50, 51, 56-59, 73, 86, 181 Visions ...................................................................... 12-13 A Healthy Downtown .. ...... ................. ..................... 48 Automobile Alternatives .... ....................................... 76 Building on Our Assets ...................................... 65, 90 Business Climate ............................. ......................... 64 City as Center ... .... .. .. .. .. .... ... ... ... ..... ...... ........... .... ... ] 04 Collaboration and Community ..................... ,......... 29 Committed Home Owners, Landlords and Tenants ....................... .............. .. ...... 29 Housing Diversity ............................ ......................... 28 Job Diversity and a Productive Workforce ......... ..... 65 Parks and Recreation ..... ............................................ 91 Quality Education .. .................................................. 30 Quality of Life ........................................................... 30 Sustainability .............. ............................................ 105 The Public Realm .............. ....................................... 49 Urban Heritage ........ .. ............ .................................. 29 Vitality ......... .... ......................................................... 49 Well Designed Street Network .......... .... .................... 77 Working Together ................................................... 110 Vital Business Districts ........... ......................... 24, 47-62 Objectives and Policies ..... ,.................................. 60-62 w Walkable/Walkability See al.so: Pedestrian, Bicycles Conflicts ............. ........... ......................... ..... 51, 54, 119 Definition .... ..... ......... .............. .. ....... .. ......... .. ......... 182 Des ign ......... 37, 42, 45, 51, 60, 61, 71, 81, 86, 87, 119 Safety ................................................. .. .......... 45, 81, 86 Waste Reduction ............................ ............ 104, 105, 108 See al.so: Neigliborhood Types Index • Plan Grand Rapids • Page 188 • See Near West Side z Zoning Ordinance ................................. 22, 158-160, 182 � 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 Grand-Rapids_Master-Plan_2002 Creator An entity primarily responsible for making the resource Grand Rapids Planning Commission, City of Grand Rapids, Kent County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2002-12-10 Title A name given to the resource City of Grand Rapids Master Plan 2002 Description An account of the resource The City of Grand Rapids Master Plan 2002 was prepared by the Grand Rapids Planning Commission and was formally accepted on December 10, 2002. Subject The topic of the resource Master plan reports Grand Rapids (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/289ce43f5cfe6f4d2ebd2437a1025c93.pdf 6520c60ed40c562f0bf382b8e66c642f PDF Text Text CITY OF GRAYLING AND GRAYLING TOWNSHIP MASTER PLAN �CITY OF GRAYLING and GRAYLING TOWNSHIP MASTER PLAN Prepared by: City of Grayling City Council and the Grayling Township Planning Commission with assistance of the Grayling Township Board of Trustees and the Planning & Zoning Center, Inc. 302 S. Waverly, Lansing 48917 1997 �City of Grayling/Grayling Township Comprehensive Plan Table of Contents Chapter One: Introduction Plan Purpose .................................................................................................... 1-1 Plan Contents and How To Use The Plan ....................................................... 1-2 Plan Preparation ............................................................................................... 1-3 Chapter Two: Community Character Introduction ..................................................................................................... 2-1 Resort Community In The Midst of Forest ..................................................... 2-1 AuSable Riverfront .......................................................................................... 2-1 Downtown Business/Retail Center .................................................................. 2-2 Neighborhoods ................................................................................................ 2-5 Industrial Development ................................................................................... 2-5 Natural and Physical Features ......................................................................... 2-7 Historic and Cultural Resources ...................................................................... 2-7 Chapter Three: Trends and Conditions Introduction ..................................................................................................... 3-1 Population ........................................................................................................ 3-1 Economic ........................................................................................................ 3-3 Projections ....................................................................................................... 3-3 City of Grayling/Grayling Township Master Plan Table of Contents , - - ' �ii Chapter Four: Existing Land Use Introduction ..................................................................................................... 4-1 Natural Resources ................................................................................. 4-2 Chapter Five: Special Issue Analysis Introduction ..................................................................................................... 5-1 Public Lands .................................................................................................... 5-1 Industrial Development Between the City of Grayling and Four Mile Road at the 1-75 Interchange ..................................................................................... 5-3 Development Along Four Mile Road .............................................................. 5-4 Trail Connections ............................................................................................ 5-5 Affordable Housing ......................................................................................... 5-6 Appearance ...................................................................................................... 5-7 Old Bear Archery ............................................................................................ 5-8 Military Airport ............................................................................................... 5-9 Downtown Development ................................................................................. 5-9 Update Zoning Maps to be Consistent with Plan ............................................ 5-10 Chapter Six: Vision Statement, Goals and Objectives Introduction ..................................... ~ ............................................................... 6-1 A Vision for Grayling's Future - Introduction ................................................ 6-1 Vision Statement .................................................................................. 6-1 Goals and Objectives - Introduction ................................................................ 6-4 City of Grayling/Grayling Township Master Plan Table of Contents �iii Chapter Seven: Future Land Use Introduction ..................................................................................................... 7-1 Planning and Design Principles ................................ .................................... ... 7-2 Protection of Public Health and Safety ................................................ 7-2 Conservation of Sensitive Natural Resources ...................................... 7-3 Environmental Protection ..................................................................... 7-3 Minimizing Public Service Costs ......................................................... 7-3 Efficiency and Convenience in Meeting Land Use Needs ................... 7-3 Insuring Compatibility Between Land Uses ........................................ 7-4 Sustaining a Job Base Adequate to Support Families .......................... 7-4 Applying Planning Principles ............................................................... 7-4 Community Character ............................................................... 7-4 Development ............................................................................. 7 -4 Tourism ..................................................................................... 7-5 Blending the Resort Areas with the Year-Round Community ............................................................................... . 7-5 Year-Round Employment/Industrial Development .................. 7-5 Future Land Use .............................................................................................. 7-5 Land use Policies ............................................................................................. 7 -7 Policies ............................................................................................................ 7 -7 Environmentally Sensitive Areas ......................................................... 7-7 City of Grayling/Grayling Township Master Plan Table of Contents �iv High Fire Risk Areas ............................................................................ 7-7 Waterfront Areas ............................................................... ................... 7-8 Other Residential Areas ........................................................................ 7-8 Commercial Areas ................................................................................ 7 -8 Industrial Areas .................................................................................... 7-9 Park & Recreation ................................................................................ 7-9 Institutional Areas ................................................................................ 7-9 Public Lands ......................................................................................... 7-10 Community Character .......................................................................... 7-10 Chapter Eight: Public Services & Intergovernmental Coordination Plan Introduction and Purpose ................................................................................. 8-1 Overview of Public Services ........................................................................... 8-1 Policy Basis .......................................................................................... 8-1 Full and Partial Urban Public Services Provision ........................................... 8-2 Urban Services ..................................................................................... 8-2 Partial Urban Services .......................................................................... 8-2 Individual Public Service Components ........................................................... 8-3 Streets and Related Transportation ....................................................... 8-3 Sewer and Water .................................................................................. 8-4 S tormwater Management ..................................................................... 8-6 City of Grayling/Grayling Township Master Plan Table of Contents �V Support Services and Buildings ........................................................... 8-7 Recreation Strategy .............................................................................. 8-7 Intergovernmental Coordination ..................................................................... 8-8 Chapter Nine: Implementation Primary Implementation Tools ........................................................................ 9-1 Relationship to Zoning ......................................................................... 9-1 Relationship to Subdivision and Condominium Regulations ............... 9-2 Relationship to Capital Improvements ................................................. 9-2 Land Use & Infrastructure Policies ...................................................... 9-3 Housing Program .................................................................................. 9-3 Building and Property Maintenance Codes .......................................... 9-3 Public Works Financing .................................................................................. 9-3 Additional Implementation Methods ............................................................... 9-4 Other Planning & Economic Development Assistance ........................ 9-4 Managing Growth and Change ............................................................. 9-4 Periodic Updating and Revisions ......................................................... 9-5 Revisions of Ordinances ....................................................................... 9-5 City of Grayling/Grayling Township Master Plan Table of Contents �City of Grayling/Grayling Township Comprehensive Plan List of Figures and Tables Figures Photo 1 City of Grayling ................................................................. :.............. 2-3 Photo 2 Few Buildings Taller then Two Stories ............................................ 2-3 Photo 3 AuSable a Premier Fishing and Canoeing River.. ............................. 2-4 Photo 4 Canoeing Boat Liveries ..................................................................... 2-4 Photo 5 First Impression to Travelers ............................................................ 2-6 Photo 6 Storefronts in the Business Section ................................................... 2-6 3-1 Wage and Salary Employment by Sector Crawford County 1983-1994 . 3-4 Tables 3-1 Crawford County Local Units Population, 1980 - 1994 .......................... 3-2 3-2 Crawford County Age Distribution, 1990 ................................................ 3-2 3-3 Crawford County Poverty Characteristics,- 1990 .................................... 3-4 3-4a Projected Population Change in Grayling City and Township, 1980 2020 ................................................................................................................. 3-6 3-4b Projected Population Change in Grayling City and Township, 1990 2020 ................................................................................................................. 3-6 City of Grayling/Grayling Township Master Plan List of Figures and Tables �City of Grayling/Grayling Township Comprehensive Plan List of Maps 2-1 Community Character .............................................................................. 2-9 2-2 Fire Risk Areas ......................................................................................... 2-10 4-1 Existing Land Use Grayling Township .................................................... 4-4 4-2 Existing Land Use City of Grayling ......................................................... 4-5 4-3 Public Facilities Grayling Township ........................................................ 4-6 4-4 Public Facilities Use City of Grayling ..................................................... 4-7 4-5 Natural Features Grayling Township ....................................................... 4-8 4-6 Natural Features Grayling Township ....................................................... 4-9 5-1 Public Lands in Grayling Township ........................................................ 5-12 5-2 Recreational Trails in Grayling Township ............................................... 5-13 7-1 Grayling Township Future Land Use ........................................................ 7-12 7-2 City of Grayling Future Land Use ............................................................. 7-13 8-1 Recreational Facilities in Grayling Township ........................................... 8-10 City of Grayling/Grayling Township Master Plan List of Maps �1- l Chapter One INTRODUCTION PLAN PURPOSE The purpose of this Master Plan is to guide policy and decision making for all future land and infrastructure development decisions within the City of Grayling/Grayling Township. Within the Plan, key planning issues are identified; community character is described; goals, objectives and policies are outlined; existing and future land uses are described and mapped; public facility standards are established; visual character improvements are identified and specific implementation measures are recommended. This Plan is adopted by the City of Grayling City Council to promote community health, safety, and welfare through planning for the proper use of land and resources and the provision of adequate public facilities and services. The Grayling Township Planning Commission adopts this plan for similar purposes and pursuant to authority in the Township Planning Act, PA 168 of 1959. This Act requires the adoption of a "basic plan" to serve as the basis for zoning regulations adopted pursuant to PA 184 of 1943. The City of Grayling/Grayling Township Master Plan depends primarily on the City's and Township's respective Zoning Ordinances, Subdivision Regulations, and Capital Improvement Programs for its implementation. Although this Plan states specific land use and development policy and proposes specific land use arrangements, it has no regulatory power. The land area covered by this Plan includes the entire area of the City of Grayling and all of Grayling Township. To ensure continued improvement in quality of life and to plan for growth that benefits the residents of both the City and Township, this plan was prepared and adopted jointly. Since the future land use of lands adjacent to each jurisdiction affect the quality of life in the other and each jurisdiction has no regulatory land use authority beyond their respective borders, each is dependent on the other to implement land use change along borders in ways that are mutually beneficial. All proposed future land uses and policies presented in this Plan were developed based on a blending of: • The natural capability of the land to sustain certain types of development; the important natural functions played by unique land and water resources in the area City of Grayling/Grayling Township Master Plan Chapter One: Introduction �1-2 • • • The relative future need for residential, commercial, and industrial land uses; as well as the existing land use distribution. The relationship of undeveloped lands to existing community character The desires of local residents and public officials as expressed through interviews, town meetings, and public hearings. This Plan is intended as support for the achievement of the following public objectives, among others: • To protect public health, safety and general welfare; • To conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • To protect and enhance quality of life in the City and Township; • To protect and preserve the natural resources, unique visual character, and environmental quality of the area; • To maintain and enhance employment opportunities and tax base of the area; • To promote an orderly development process which is paced in coordination with the City's and Township's ability to provide services and which permits public officials and citizens an opportunity to monitor change and review proposed development in a reasonable manner; and • To provide information from which to gain a better understanding of the area and its interdependencies and interrelationships, and upon which to base future land use and public investment decisions. PLAN CONTENTS and HOW TO USE THE PLAN There are three critical components to using this Plan as a decision making guide. • First, are the goals, objectives and policies in Chapter Six. These are based on public input and reflect where citizens want their community to be over the next twenty to twenty-five years. The condition of the community now, and recent trends of population size, age and other characteristics, as well as economic, infrastructure and natural resource conditions form the foundation for planned change of the community. These trends and conditions are discussed in Chapters Two through Five prior to the goals, objectives and policies. • Second is the future land use map, public facilities plan and associated descriptive information presented in Chapter Seven and Chapter Eight. • Third, are the implementation strategies found in Chapter Nine. This Plan is presented to help all elected and appointed officials to make difficult choices between competing interests and to serve as a guide for decision making. It is anticipated that this Plan will be consulted in the following situations: City of Grayling/Grayling Township Master Plan Chapter One: Introduction �1-3 • Review of rezonings, variances, and special use permits: Applications for rezoning, variances, or special use permits should be evaluated not only in terms of specific zoning ordinance standards, but also in terms of how well the proposed action would help attain the goals and objectives of this Plan and fulfill its policies. • Public improvement projects: All future public improvement projects, including the construction of new facilities, utilities or buildings, should first be reviewed for consistency with this Plan. In particular, such projects should be reviewed to determine consistency with the goals, objectives and policies in the plan, and whether they support the planned future land use pattern in the City, and Township as set forth in this Plan. Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has potentially profound impact upon the character of a community and future public service needs and tax burdens. This Plan provides policies to assist the City Council, Township Planning Commission and Township Board regarding decisions about the appropriateness of proposed subdivisions and lot splits, and the adequacy of public services to address the increased demands associated with new subdivisions and lot splits. This Plan is a statement by the City and Township regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document, this Plan is intended to instill a sense of stability and direction for City and Township officials, City and Township activities, and Grayling area citizens. PLAN PREPARATION The Planning Process The planning process used in developing the City of Grayling/Grayling Township Master Plan included a joint meeting of the City Council, Township Planning Commission and Township Board, mapping, data analysis, consideration of alternative development options in various parts of the City and Township, two Town Meetings, and one joint public hearing. At the first Town Meeting, an overview of current economic and demographic trends and issues was presented, and a ''futuring" session was conducted in which citizens of the Grayling area were asked to visualize Grayling 20-25 years in the future as they wanted it to be. This resulted in citizens articulating their vision and desires for their community. Key issues which surfaced during this Town Meeting included community character, the area's economic health and the preservation of the area's natural resources. The combined results of the futuring session, an City of Grayling/Grayling Township Master Plan Chapter One: Introduction �1-4 analysis of economic and demographic trends, and key problems and opportunities identified by Township and City Officials, were used to determine the issues to be addressed by the Master Plan. Draft goals and objectives were developed from the public vision statements generated at the first Town Meeting. These were refined by Township and City Officials. Key issues were researched and alternative land use arrangements and policies were considered before a future land use pattern was selected. A draft Plan was prepared and refined with input from the Township Planning Commission, Township Board and City Council. A second Town Meeting was held June 2, 1997. Additional refinements were made based on the public input. The draft Plan was presented to the public at a public hearing on September 16, 1997 following which it was adopted by the City Council and Township Planning Commission. station8:\winword\grayling\graychl .doc City of Grayling/Grayling Township Master Plan Chapter One: Introduction �2-l Chapter Two COMMUNITY CHARACTER INTRODUCTION Community character is the visual identity of the community. It is made up of land forms, the types, use and styles of its buildings, the pattern of its streets, signs, vegetation and natural and cultural landmarks. A desirable community character is important to citizen satisfaction and to business success. The Master Plan and related regulations are created in part to protect and improve community character. Areas with similar visual characteristics in the Grayling area are identified on Map 2-1. As future guidelines, policies or ordinances are developed to address visual · character, their application should be directed to those similar areas shown on the map. RESORT COMMUNITY IN THE MIDST OF FOREST The Grayling Area is made up of the City of Grayling (Photo 1), a small scenic city in the northern Lower Peninsula of Michigan. It is ringed by small scale commercial and industrial development along M-72, M-93, Old US 27, and at the Four-Mile Road exit of I-75 (an interstate highway), beyond which is a largely rural area of forests and scattered residential dwellings. The developed area of private land has been characterized as the "hole in the donut" of publicly owned state forest and military land. The City of Grayling is primarily residential, with few buildings taller than two stories (Photo 2), commercial areas in strips and pockets along the major streets, and a concentrated older downtown. The clear waters of the world renowned AuSable River wind through the City. The AuSable is a premiere fishing and canoeing river. (Photo 3). Several canoe liveries occupy the riverbanks. The City has a rich history as a small lumbering and resort town. It still serves as a resort service center. The area is also known for the Hartwick Pines State Park and Camp Grayling military training camp for National Guard Units from several states. AUSABLE RIVERFRONT The AuSable River flows through Grayling Township and the City of Grayling. In addition to the main branch, there are also the South and East Branches. The AuSable Riverfront has the following characteristics: • Homes, on lots that are 100' to 300' feet wide, set back between 50' and 150' from the river, a few businesses and some undeveloped areas along the river segments in both the City and the Township. City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-2 • Some of the lots remain in a relatively natural condition while a few have cleared shorelines, on which lawns have been planted. • Small portions of the riverfront are in public ownership (City. State and Federal), but most of it is privately owned. • The AuSable River has been recognized as a national treasure and a pristine stream, which magnifies the importance of its long term protection. • Large portions of the main branch and the North Branch of the AuSable are included in the Michigan Natural Rivers Program, which includes certain regulations (minimum setbacks, greenbelts, etc.) on development along the river. • Canoeing boat liveries occupy prominent spots along the river in the City (Photo 4). • There are a few log cabins but the architecture of the riverfront buildings generally do not reflect any particular theme. • The river is largely hidden from view by a narrow river size, structures, high banks or lack of close public access to the river. • There are both inhabited and uninhabited segments of the AuSable River outside of the City, within the Township. • Uninhabited riverbanks are typically wooded, with thick undergrowth. Trees primarily include various pine species and birch. • In some locations the riverbank is a low bank, while in others there is a steep bank upwards of one hundred feet high. Portions of the riverbank are broad wetlands both east and west of the City of Grayling. DOWNTOWN BUSINESS/RETAIL CENTER There are four distinct commercial areas to Grayling, and these are not clearly identified to the traveler as being either inside or outside the City limits. These are the: • Strip commercial area north of the 1-75 entrance to the City from the south on South 1-75 Business Loop • The older downtown business area on Michigan A venue that runs perpendicular to the 1-75 Business Loop (James Street) • The commercial area beginning in the City and running north along the I-7 5 Business Loop into the Township and beyond into Fredric Township • The M-72 commercial strip running west toward Lake Margarethe from the intersection of M-72 and the 1-75 Business Loop (James Street) in the City. City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-3 Photo 1 Photo 2 City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-4 Photo 3 Photo 4 City of Gra 1 ling/Grayling Township Master Plan Chapter Two : Community Character �2-5 The four commercial areas share the following characteristics: They all suffer visually from a chaotic appearance and a poor quality of design of signs, buildings and landscaping. While it is not desirable that all buildings, signs and landscaping look alike, or "theme-like," design in Grayling needs greater unity, greater use of detail, more use of local materials, finer workmanship, greater simplicity, more lush landscaping and more rigorous maintenance in order to improve quality of the first impression given to travelers (Photo 5). • Grayling merchants effectively express the admirable qualities of individualism and a do-it-yourself approach. However, the resultant, sometimes amateurish, often chaotic appearance may translate into a poor competitive position (compared to other communities where greater attention to physical design and appearance is practiced) and hence, a poorer quality of life for the people of Grayling. • While the Gray ling area is surrounded by large areas of forest and other vegetation, there is little landscaping within the commercial areas. Vegetation is generally sparse or of a size or character that does not contribute to a memorable impression of Gray ling. NEIGHBORHOODS There are several residential neighborhoods in the Gray ling area. While a few are distinct, due to differences in age, tree cover and that they are located along Lake Margarethe or the AuSable River, the neighborhoods within the City have some similarities in appearance and share the following characteristics: • They are generally comprised of small to medium sized homes and architectural style ranges from ranch to colonial to rustic, log. • Homes in many sections of the City are well kept, but there are exceptions, in which homes and yards suffer from neglect. This is also a characteristic of some of the homes in portions of the Township abutting the City (especially on the southeast side). • Home owners have, in many cases, made improvements to their homes which do not follow the style of the original home. While these improvements generally contribute to the livability and function of each home, they can contribute to a less unified appearance. INDUSTRIAL DEVELOPMENT Industries in the Grayling area are largely located in two discrete areas, with additional, small industrial sites in scattered locations within or close to the City. About a dozen small to medium sized industries are located in the industrial park within the City of Grayling, just east of I-75. The larger industrial operations are located on either side of Four Mile Road, with the larger paper and chemical plants City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-6 Photo 5 Photo 6 City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-7 located on the south side of the road in Beaver Creek Township. Small, isolated industries are located along North Down River Road near the I-75 interchange. Characteristics of the industrial areas are: • Businesses within the industrial park are mostly in well-kept metal buildings, with open grounds and on-site storage areas. • While some business have installed small ornamental plantings for beautification, pride and enjoyment of employees, more effective, large-scale, road-side screening and windbreaks would be appropriate. NATURAL AND PHYSICAL FEATURES Grayling Township comprises the area of five standard townships (the largest south of the Mackinac Bridge). The bulk of the Township is in public ownership and remains undeveloped. This contributes to a very natural appearance to the Grayling area and to the perception that natural resources are a very important element of life in Grayling. Important natural features include: • The forests surrounding Grayling are the most visible natural resource feature. The forest is primarily pine with birch and aspen as additional species. Pine is both an asset and a potential liability, especially Jack Pine. Jack Pine tree stands are the most prone to fire. A fire in 1990 quickly burned 6,000 acres in less than 24 hours, destroying or damaging 75 homes and over 100 outbuildings. See Map 2-2 for the most fire-prone areas of the Township. • The forests are held in State (AuSable State Forest, Hartwick Pines State Park, Hanson Military Reservation), Federal (Huron National Forest) and private ownership. • There is some timber cutting on the State Forest land and these lands are also used extensively for recreation. • The AuSable River flows through Grayling Township and the City of Grayling, heading east to Lake Huron. The AuSable is nationally known as one of the finest canoeing and trout fishing rivers in North America. • There are large areas of wetlands and lowland forest. While these areas help foster an abundant wildlife population, they also pose building constraints. • Soils within the City and Township are generally sandy, although mucks and other soil types exist. Many of the sandy soils permit rapid percolation of water and pollution on or near the surface can pose a threat to groundwater. • The topography around the City is generally fairly flat. However there are steep slopes in isolated parts of the Township, and there are bluffs along many segments of the AuSable River. HISTORIC AND CULTURAL RESOURCES The region's history is strongly related to lumbering, which flourished in the mid to late nineteenth century. From the region, logs could be floated east down the City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-8 AuSable River and further west down the Manistee River (not within Grayling Township). Features relating to the history of the area which remain include: • The large homes of several lumber barons remain on Peninsular Street. Nineteenth century and early twentieth century storefronts remain in the business section (Photo 6). • Hartwick Pines State Park, located just north of the City, in the northern part of the Township, is the last remaining stand of virgin white pine in the lower peninsula of Michigan. The Park contains a lumbering museum and displays big-wheel log carriers, artifacts of the lumbering industry. • The landscape of the Township, while largely rural in appearance, shows that lumbering once took place in the region. Where there is forest cover, it is second growth--not mature. The forest is still recovering from fires in the last century that occurred during or following forest clearing for timber harvest. Regrowth takes a long time on the poorer, sandy soils that are characteristic of much of the region. There are also many clearings where fires have occurred within the last fifty years, or where the forest has remained cleared due to failed farming attempts. • Other historic structures, especially homes, are scattered along the AuSable and in older City neighborhoods. No large concentrations of historic structures remams. station 8:\winword\grayling\graych2.doc City of Grayling/Grayling Township Master Plan Chapter Two : Community Character �Map 2-1 GRAYLING TOWNSHIF City of Grayling & . Grayling Township Master Plan Project North~ Public Lands (State and Federal) ~tE::; Privately Owned Land - City of Grayling Boundary • Grayling Township Boundary '& NTIAL it 1! * * MAJOR NODES MINOR NODES �2-9 Map 2-1 Community Character City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-10 Map 2-2 Fire Risk Areas City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �3-1 Chapter Three TRENDS AND CONDITIONS INTRODUCTION The existing conditions of the City of Grayling and Grayling Township reflect considerable growth over the past two decades. The attraction of northern Michigan has brought new people and businesses to the Grayling area, and it has also brought many more people through Grayling on their way to other northern tourist, retirement and second home locations. This chapter examines what those changes have been, and what changes there might still be if recent trends continue into the future. Most of the data presented was compiled by the Northeast Michigan Council of Governments. POPULATION The City of Grayling grew 8.5% to 1,944 persons between 1980 and 1990. Grayling Township grew at a rate of 40.5 % to 5,647 persons in the same period. Altogether, 1780 more persons lived in the City and Township in 1990 compared to 1980. This is 63.7% of the total population growth in the County during this period. Forty-six percent of all the people living in Crawford County resided in Grayling Township in 1990, while 16% lived in the City of Graying. Population estimates provided by the Michigan Department of Management and Budget and the U.S. Bureau of the Census through the Federal-State Cooperative Program for Population Estimates place the populations of the City and Township at 2,259 and 5,994 in 1994 respectively. See Table 3-1. These estimates show population growth in the City at an increased rate (8.5%) for the City and at a slower rate for the Township (6.1 %) between 1990 and 1994. Together, there are an estimated 499 new residents residing in the City and Township together since 1994. Both the City and the Township have over a quarter of their populations under 25 years of age. While communities in the northern tier of counties of Michigan generally have a high percentage of the population 65 years or older, Grayling Township had only 11.9% of the population 65 years of age or older. This is close to the State average of about 12%. The City of Grayling has an older population, with 20.9% 65 years of age or older. See Table 3-2. The populations of the City and Township are over 94% white. Blacks, Native Americans and Hispanics comprise most of the non-white population. City of Grayling/Grayling Township Master Plan Chapter Three: Trends and Conditions �Table 3-1 CRAWFORD COUNTY LOCAL UNITS POPULATION: 1980 - 1994 1990 POP. MUNICIPALITY 1980 POP. 1990 POP. 1994 POP. MUNICIPALITY Crawford Cotmty 9,465 12,260 13,387 Grayling Twp. 4,019 5,647 5,994 Beaver Creek Twp. 745 1,175 1,297 Lovells Twp. 316 420 408 Frederic Twp. 1,142 1,287 1,408 Maple Forest Twp. 355 407 443 Grayling City 1,792 1,944 2.259 S. Branch Twp. 1,096 1,380 1,578 1980 POP. 1994 POP. Source: 1980 and 1990: U.S. Bureau of the Census; 1994: Population estimates developed by the U.S. Bureau of the Census through the Federal-State Cooperative Program for Population Estimates. Population estimates are approximations, and are not accurate to the last digit reported. Table 3-2 CRAWFORD COUNTY AGE DISTRIBUTION - 1990 MUNICIPALITY <5 Yrs. %* 5-17 Yrs. %* 18-24 Yrs. %* 25-44 Yrs. %• 45-64 Yrs. %* 65 Yrs. &> %* Beaver Creek Twp. 70 6.0 224 19.1 79 6.7 348 29.6 285 24.2 169 14.4 Frederic Township 94 7.3 277 21.5 97 7.5 384 29.8 272 .21.l 163 12.7 Grayling City 161 8.3 352 18.1 175 9.0 509 26.2 341 17.5 406 20.9 Grayling Township 445 7.9 1,082 19.2 516 9.1 1,853 32.8 1,098 19.4 653 11.6 Lovells Twp. 12 2.9 38 9.0 27 6.4 82 19.5 126 30.0 135 32.1 Maple Forest Twp. 28 6.9 82 20.l 29 7.1 105 25.8 102 25.l 61 15.0 S. Branch Twp. 91 6.6 245 17.7 84 6.1 352 25.5 368 26.7 240 17.4 Crawford C0tmty 901 1.3 2.300 18.8 1,007 8.2 3,633 29.6 2,592 21.1 1,827 Source: U.S. Bureau of lbe Census • Figure shows lbe percentage each age grouping represents of the local unit's total population. City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions I l i 14.9 : �3-3 There are 390 persons between the ages of 16 and 64 in the Grayling area with work disabilities, and 166 persons in the same age group unable to work due to disabilities. The percentage of persons between the ages of 16 and 64 with work disabilities is 15% in the City of Grayling and 7 .3% in Grayling Township. The percentage of persons in the same age group unable to work are 6.7% and 3.0% respectively. The Grayling area has a relatively low household size compared to the rest of the State. The number of persons per household was 2.66 in 1990 for the City of Grayling and 2.95 for Grayling Township. These represent declines of -9 % and -28 % between 1980 and 1990 respectively. ECONOMIC The City of Grayling and Grayling Township show signs of distressed economic conditions among its population. • The median family income for both the City ($20,906) and the Township ($28,750) is below the State average (($36,652). • The City of Grayling's poverty rate (26.2%) of all persons was higher than the State average of 13.1 %, but Grayling Township's rate (8.1 %) was lower. (See Table 3-3.) Employment is high in the Grayling area, as it is state wide in 1996. There are 670 and 2954 persons employed in the City and Township respectively. According to NEMCOG figures for 1990, the largest employment sector is service. This sector is highly dependent on the hospital for its large numbers. Government employment is also a large sector, as is retail. The National Guard base and training facility and county government contributes to the size of the government sector. See Figure 3-1 for employment figures by sector for the County from 1983-1992. PROJECTIONS If population continues to grow at the rate between 1980 and 1990, the population in the City of Grayling will be 2,400 in the year 2020; a 23% increase from 1990. If the explosive growth in the Township between 1980 and 1990 were to continue, the Township population would rise to 10,531 persons in 2020; and 86% increase from 1990 (see Table 3-4). In contrast, if population were to increase at the rate between 1990 and 1994, then the City population in 2020 would be 4,307 (a 122% increase) and in the Township it would be 8,250 (a 46% increase). It is most reasonable to assume a rate of population growth between these two projections. For example, the state as a whole is projected to grow about 11.8% between 1990 and 2020. City of Grayling/Grayling Township Master Plan Chapter Three: Trends and Conditions �Table 3-3 CRAWFORD COUNfY POVERTY CHARACTERISTICS: 1990 Percent below poverty: MUNICIPALITY Persons 65 yrs. & > All Persons Female Households with children < 18 yrs. Beavez Creek Township 14.4% 6.5% 73.3% Frederic Township 18.7% 7.2% 85.7% Grayling City 26.2% 27.4% 59.4% Grayling Township 8.1% 7.8% 25.9% Lovells Township 18.0% 15.9% 71.4% Maple Forest Township 21.1% 4.4% 0.0% S. Branch Township 17.2% 10.8 36.4% Crawford County 14.6% 11.8% 47.3% Source: U.S. Bureau of the Census Figure 3-1 WAGE & SALARY EMPLOYMENT BY SECTOR CRAWFORD COUNTY: 1983 - 1992 .., .......·"-... 1200 / ' .--r··_,,/--4 ,...,,,,._____,.._..--/' 1000 Jj ··... r--- -· •· · Mining/Const .~,; - - Retail ✓------- .... - - - - - - - - - 800 400 200 Lepnd --- Mfg. ,✓•• 800 tld I ··.. ------------ ____ J / / / - Serv. - Govt. _ _. . , _ _ _ _ . . . - - - - - _ .__ ••• ---►- ......... -· •• - - -- -·. -----►• - -- - - p• - ---- ~--· ..... , 0 ......__..----.-----r--......---------~-,--Grapldc l,y NEJ,tCOG City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions �3-5 If employment trends between 1985 and 1995 were to continue, Township employment would more than double to 5,469 persons and persons employed within the City would fall to zero. However, the City trend line is implausible and greatly affected by the closing of the Bear Archery plant. Since the City has an industrial park, available utilities and private property well located for jobs producing redevelopment, it is likely to modestly increase its employment while the Township is unlikely to realize significant employment gains without utilities and more private land appropriately sited for development. As a result, significant City-Township cooperation in pursuit of new job development will be necessary in order for both to be successful. For additional information and analysis on these and related socio-economic data, please consult Northeastern Michigan Growth Trends, published by the Northeast Michigan Council of Governments, P.O. Box 457, Gaylord, MI 49735, Phone (517) 732-3551. st.ation8 :\ winword\gray ling\graych3 .doc City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions �Table 3-4 A Projected Population Change in Grayling City and Township, 1980-2020 Total Percent Change Change 1980 Community 1990 19801990 19801990 Total Change Percent Change 2000 2010 2020 19902020 19902020 GRAYLING CITY 1,792 1,944 152 8% 2,096 2.2-18 2,400 456 23% GRAYLING TOWNSHIP 4,019 5,647 1,628 41% 7,275 8.903 10,531 .J,88-t 86% Projections are straight line based on /980-/990 data provided by the U.S. Census Bureau. Table 3-4 B Projected Population Change in Grayling City and Township, 1990-2020 Total Percent Change Change Total Percent Change Change 19902020 19902020 1990 Est. 1994 19901994 19901994 2000 2010 2020 GRAYLING CITY 1,944 2,259 315 16% 2,732 3,519 4,307 2,363 122% GRAYLING TOWNSHIP 5,647 5,994 347 6% 6,515 7,382 8,250 2,603 46% Community .-:::- Projections are straight line based on 1900 US Census data and 1994 Michigan Department of Managemenr and Budget estimates. City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions �4-1 Chapter Four EXISTING LAND USE INTRODUCTION This chapter discusses land use in the City of Grayling and Grayling Township in 1996. The information on the Existing Land Use Maps 4-1 and 4-2 was obtained from the City of Grayling, the Northeast Michigan Council of Governments (based on 1978 MiRIS data) and Grayling Township. The contents of these maps were verified by the City of Grayling and Grayling Township. Following are general land use attributes for these two communities: • The City of Grayling is located at a major crossroads in northern Michigan. Grayling is along Interstate 7 5 at the cross-state highway of M-72, which connects I-75 to Traverse City to the west and Mio and Harrisville/Alpena to the east. • While Grayling Township is large, the size of five townships or about 180 square miles, most of the land is publicly owned, and generally unavailable for private development. • Public land holdings are largely undeveloped and provide vast natural resource benefits to the area. • Most of the people in the two communities live in or near the City of Grayling or in a concentrated area near Lake Margarethe. The remaining area of Grayling Township is sparsely settled, except along M-72 east of Grayling and along the AuSable River. • Nearly all of the commercial and industrial activity is located in a concentrated area in and around the City of Grayling. There are scattered industrial sites around the City of Grayling and along Four Mile Road at the southern boundary of Grayling Township. A portion of this industrial activity is across Four Mile Road in Beaver Creek Township. • The AuSable River flows through the City of Grayling and Grayling Township. Segments of the River have resort housing lining the banks. • The public lands in Grayling Township have a complex array of cover types. This is due to differentiation of soils, topography and past human activity. Fire has been an important factor. Some aggregations of cover type are possible. The primary cover type is forest and includes both upland and lowland/wetland forests. There are large areas of Pine, especially Jack Pine. Other aggregations include open land and wetlands. • Portions of the public lands are used by the military for training exercises. Due to the danger involved in some of these exercises, such as artillery practice and tank City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �➔ -2 • maneuvers, some areas are restricted to military access. Separate military maps are available to delineate those areas. While the public lands in State and Federal forest ownership are also used for recreational purposes, improved recreational areas are located at various sites throughout the City and Township. The largest of these is Hartwick Pines State Park. In addition, an area of Military land (Hanson's Hills) is managed for recreational purposes by the County Recreation Department. Private recreation lands also exist. The land use/cover categories, mapped for Grayling Township and the City of Grayling, are described below. Note that not all categories are common to both maps. There is no low density residential land depicted on the City Existing Land Use Map (Map 4-1). • Low Density Residential. This is residential housing on large lots, about one acre or larger. Many are on five or ten acre or larger parcels. Some of these homes are located on long drives, away from the road and others are built close to the road, as strip residential. • Medium Density Residential. This category includes homes on half to one acre lots. Most of these are located close to the City or near Lake Margarethe. • High Density Single Family Residential. These homes are built on platted lots, usually on one quarter acre or less . • Commercial. These are retail, service establishments, such as restaurants, motels, gas stations and grocery stores. • Office. This category includes such businesses as doctor's offices, insurance agents and real estate offices. • Industrial. This category includes businesses that manufacture or assemble goods or process raw materials such as forest products. • Recreation. Recreation uses includes golf courses, parks and ski hills. • Public and Institutional. This category includes government offices, cemeteries, hospitals and schools. Maps 4-3 and 4-4 show the location of public facilities. • Wetlands. These lands have seasonably high water or standing water which generally makes them unbuildable. • Forest. These lands are covered by at least a 16% stand of trees. • Open lands. These are undeveloped lands which have less than a 16% tree cover. .-:- - Natural Resources In addition to the Existing Land Use/Cover Maps, there are two maps depicting natural features. See Maps 4-5 and 4-6. These are important attributes that could provide development limits or opportunities. Those features that are mapped include surface water features such as lakes, rivers and wetlands and steep slopes. No other features were ;.., City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �4-3 found to be particularly limiting in the Grayling area. Steep slopes (over 25%) do not occur frequently in the area. Lakes and rivers are prominent features which have already served to attract development where private ownership permits. Wetlands occur over broad areas of the Township and may serve to limit future development near the City. station8:\winword\grayling\graych4.doc City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �4-4 Map 4-1 Existing Land Use Grayling Township City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �4-5 Map 4-2 Existing Land Use City of Grayling ry City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �"' l ..,_ Map 4-3 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project ~ Public Lands (State and Federal) C=:] Privately Owned Land City of Gray11ng Boundary • • • Grayling Township Boundary Community Facilities 1. Township Hall 2. Crawford County Fairgrounds & Soccer Fields 3. Fish Hatchery 4. Hanson Hills Recreation Area ( :!I C: , ;it ~ 1 < :t:. ~ : ~ ~ .>.... } 5. Wakely Landing �0 a: >< 0 u ;:; RED T~ll HAWK LOOP :a: :z Map 4-4 CITY OF GRAYLING ~I!.\ \ City of Grayling & Grayling Township Master Plan Project I t-' I ~. Nortn1f --~-j\ CI: ~ a: \ w ;::. a: "-' ::::, LEO DR . Em ~ i 0 UJ V, D 161TH 8001,[J :c ,- ONLY z - a: - - Public Landi (ctty and County) Ctty of QrayHng BOWldaty 0 ENTRANCE Public and Institutional Facilities 1. Cemetery 2. City Well #1 3. CityWell#2 4. Elementary School 5. Middle School 6. City Hall 7. Fire Department 8. Water Tower 9. City Garage 10. Main Lift Station 11. Sewer Lagoons 12. County Building 13. County Library 14. County Garage 15. United states Post Office 16. Hospital 17. City Park .., I.. I ®I /' / ci': I ,- Vl ::::, I 0 ( ,~ .... ~ ::, I !::' a: @) ~ "" . ,,,_·, ---...... - . ~ •Sl,,r,:';1_,-:-,. :-... ' . -~~-- f. .. ,,_j~ -------- ~ . CX: I er ~ -c :It er -c UJ ...J u �4-6 Map 4-3 Public Facilities Grayling Township City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �-1--7 Map 4-4 Public Facilities City of Grayling City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �-l-8 Map4-5 Natural Features Grayling Township City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �-l-9 Map 4-6 Natural Features City of Grayling City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �5- 1 Chapter Five SPECIAL ISSUE ANALYSIS INTRODUCTION The City of Grayling and Grayling Township face a number of issues unique to the geographic region, the mix of land uses and ownership patterns, a mutual reliance on regional resources and largely separately functioning governments. This chapter discusses special issue areas by presenting information related to those issues and options for dealing with them. These issues were identified based on citizen input at the Futuring Town Meeting, via a survey of local leaders and from brainstorming sessions with City and Township elected officials and members of the Township Planning Commission. PUBLIC LANDS There are lands within the City and Township owned by all levels of government, from local City and Township to County, State and Federal. See Map 5-1 for the location of public lands within Grayling Township. Most of the land in the Township is under State and Federal ownership. State ownership includes a State Park, State Game Area, State Forest and State Military Board lands. Federal land is held in National Forest. Issues concerning State and Federal lands include: • The large State and Federal land ownership compared to private ownership which is seen as a potential limiting factor to private residential and economic development. • Large parcels of State owned lands are close to the City boundaries (although little is adjacent to it), and this is viewed as a barrier to additional development adjacent to the City. • State-owned lands located adjacent to interstate interchanges, such as at Four Mile Road and I-75, may have reduced usefulness for military or wildlife preserve purposes due to the proximity to high-use highways or other industrial and commercial land uses in close proximity. • Undeveloped State-owned lands contribute to the rural character of the region. • The rural character of most of the State owned land serves to attract both tourists and people who want to build second or retirement homes in the north woods. • The Military Board lands serve the National Guard training activities of Camp Grayling which helps drive the economy of the region and ensure military readiness. City of Grayling/Grayling Township Master Plan Chapter Fi ve : Special Issue Analysis �5-2 • • • The policies by which the state or Military relinquishes public lands. On some occasions sales have occurred when there can be a clear public purpose described and the particular parcels have no special value as a public resource. A more definite policy, based on planning that can be consistently applied is desired. A study for the private use of section 33, Township 26 North, Range 3 West, was performed that examined the feasibility of obtaining for private, industrial use, a section of State owned land on the north side of Four Mile Road. Some of the State lands (Hanson's Game Preserve) were donated to the State-they were not tax reversions--and have restrictive clauses as to their use. The following options are available to deal with public land issues: • Consolidate public lands, in which ownership of some State lands are released to the public and other private lands are obtained by the State. Generally, this is done so that isolated parcels of State owned lands, which are more difficult to manage are exchanged for privately owned parcels that are surrounded by State lands. The effect, on a map, would be to straighten out the boundaries of State holdings and filling in the holes. • Transfer ownership of certain State holdings to private owners. This, by itself, would result in the reduction of State owned lands within the Township and would have to serve a broader public purpose, like new job development. State land transfers should include, but not be limited to the following options, as appropriate in a particular situation: ceding land from the State to a local government, a 3-way trade and sale from the State to private interests at market value. • A combination approach in which some consolidation takes place and some transfer of ownership occurs. • Develop a strategy for use of military land at the airport for private job generating uses. The following strategies are recommended in dealing with public lands: • Prepare and then pursue a proposal to the State, based on the goals and objectives of this Plan, that identifies lands to be sold by the State, the eventual uses of those lands (such as for new job development) and a schedule for sale of the public lands. See Map 5-1 for the location of public lands recommended for exchange. • Coordinate the sale and development of those lands with incremental infrastructure expansion. • Develop a strategy for use of military land at the airport for private job generating uses. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-3 INDUSTRIAL DEVELOPMENT BETWEEN THE CITY OF GRAYLING AND FOUR MILE ROAD AT THE 1-75 INTERCHANGE The two largest pockets of industrial development in the Grayling area are at M72, in the industrial park just east of I-75 and on both sides of Four Mile Road just east of I-75. A portion of this latter area is in Grayling Township and the remainder is in Beaver Creek Township on the south side of Four Mile Road. See Maps 4-1 and 4-2 for the location of these industrial areas. Issues concerning these industrial areas include: • Grayling would benefit from an expansion of industrial development as part of a stimulation of the economy and job market. • There is limited land with adequate facilities available in or near the City for new industrial development. • The two most appropriate areas for expansion of industry are in these two areas because of the close proximity to the interstate highway and rail service. • City sewer and water are already provided to the industrial park within the City boundaries. • Most of the land between the two industrial areas is owned by the State. • A steep slope is the one natural feature that makes development more difficult in one portion of this area. The following options are available to deal with industrial development in this area: • Develop an industrial corridor between M-72 and Four Mile Road and east of I-75 (including section 33), either by a compact incremental expansion of the lands from both ends toward the middle, or from the North to South, or initiate construction of a new road paralleling I-75 first and, incremental utility expansion later. The respective City and Township Zoning Ordinances would need to be amended to reflect the future, industrial use of this area when appropriate. • Enter into an agreement with the State under which those lands between M-72 and Four Mile Road and east of I-75 would be sold for the purpose of an incremental expansion of the industrial park. • Redevelop other scattered industrial sites like the old Bear Archery facility. • Expand industrial development on military land at the Airport. The following strategies are recommended for improving industrial development: • Pursue an agreement with the State which specifies the terms under which those lands between M-72 and Four Mile Road and east of I-75 would be sold for the purpose of an incremental expansion of the industrial park. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-4 • • • Foster industrial growth in Grayling Township by expansion of the industrial park along 1-75 from M-72 in the City of Grayling south to Four Mile Road within the growth boundary (See Map 7-1 ). The growth boundary could extend across Four Mile Road into Beaver Creek Township. Direct industrial development to the area within the growth boundary shown on the Future Land Use Map (see Map 7-1) This includes an area to have direct access to Four Mile Road, including section 33. However, it does not permit development to extend beyond the proposed growth boundary in the Four Mile Road corridor. The industrial area within the growth boundary would have its own internal circulation connecting businesses in the northern area of the industrial park to the Four Mile Road interchange. Compact development within the area of the growth boundary to the east of the interchange would result in cost effective provision of public services and protection of rural character outside the growth boundary. Focus more energy on redevelopment of other scattered industrial sites like the old Bear Archery facility. Focus more energy on expanded industrial development on military land at the Airport. DEVELOPMENT ALONG FOUR MILE ROAD Four Mile Road is an east-west road that serves as the southern boundary for most of Grayling Township. There is an interstate highway interchange on Four Mile Road at I-75. The western end of Four Mile Road connects with Military Road, a north-south road that leads to Camp Grayling and M-72 to the north via a short segment of M-93. The eastern end of Four Mile Road ends about seven miles east of the interchange. The eastern edge of Grayling Township is about four miles beyond. Issues related to development along Four Mile Road include: • Both commercial and industrial development that is emerging along Four Mile Road benefit from access to the interstate highway via the interchange on Four Mile Road. • A considerable portion of the land on the Grayling Township side of Four Mile Road is State land, while a greater portion of the land on the south, or Beaver Creek Township, side of Four Mile Road is privately owned, limiting potential development of prime development land in Grayling Township. • Access for large trucks coming from the Mio area on M- 72, east of Grayling, to Four Mile Road and the interstate interchange is difficult due to connecting roads that are not built to a standard for truck traffic. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-5 • • Four Mile Road could serve as one segment of a truck bypass for downtown Grayling if a North-South connecting route, east of Four Mile Road were adequately improved There is interest in obtaining State land for private development (example is the study for the development of section 33, Township 26 North, Range 3 West) along Four Mile Road. However, this interest is piecemeal, and the State does not want to encourage uncoordinated development by selling lands without a coherent plan for the future. The following options are available and recommended to deal with this issue: • Improve one of the north-south roads connecting M-72 with Four Mile Road (either South Barker Lake Road or South Staley Lake Road). This would provide an improved connection to the interchange from areas to the east of Grayling and keep significant truck traffic off City streets. • Permit some enlargement of the highway oriented commercial node in the area of the Four Mile Road interchange, especially in the area immediately to the west of the interchange up to one mile from the interchange to the depth of the current commercial area. TRAIL CONNECTIONS The abundant natural resources in the Grayling area are accessible, in part, by hiking, cross-country ski, snowmobile, off-road vehicle and equestrian trails. See Map 5-2 for the location of existing trails. Issues concerning trails in the Grayling area include: • Existing trails are an important tourist draw, and help contribute to the local economy. They should be protected and enhanced. • While the trails also provide recreational opportunities for Grayling area residents, trail access requires cars to reach most trail heads. There are few opportunities for Grayling residents to access trails directly from their homes. • A large portion of State lands are used for military purposes, and some of those areas are restricted. They would be unsafe areas for trail development. Some trails do pass through unrestricted military lands. • The close proximity of residential property to non-motorized trails has, in experiences around the State, led to an increase in property values. • Some citizens believe that trails adjacent to their property are a detriment. The following options were considered regarding trails in the Grayling area: • The continued use, maintenance and expansion of links to existing trails in the Grayling area should continue to be supported by the City of Grayling and Grayling Township. City of Grayling/Grayl ing Township Master Plan Chapter Five: Special Issue Analysis �5-6 • • • Organizations that foster trail use and trail building would be invited to discuss trail needs and options for meeting those needs with the citizens of the City of Grayling and Grayling Township. New opportunities for trails and trail extensions on public lands could be explored with the Military Board, the Department of Natural Resources and the United States Forest Service as a part of the Northern Michigan Ecosystem Management Program. Property developers could be encouraged through the site plan review process to develop trail connections or to reserve space for future open space trail connections to other developments and existing or future trails. The following strategies are recommended for the improvement of trails as a tourist and quality of life asset of the Grayling area. • Support the continued use, maintenance and expansion of links to existing trails in the Grayling area. • Invite organizations that foster trail use and trail building to discuss trail needs and options for meeting those needs with the citizens of the City of Grayling and Grayling Township. • Explore new opportunities for trails and trail extensions on public lands with the Military Board, the Department of Natural Resources and the United States Forest Service as a part of the Northern Michigan Ecosystem Management Program. • Encourage property developers through design guidelines and the site plan review process to develop trail connections or to reserve space for future open space trail connections to other developments and existing or future trails. AFFORDABLE HOUSING The City of Grayling and Grayling Township have a mix of housing stock. However, most are modest in value (over half the owner occupied houses in the City were valued below $50,000 in 1990 according to the US Census). Due to relatively modest incomes of the work force, compared to Michigan and the rest of Crawford County, there needs to be an ample supply of affordable housing-especially if industrial expansion policies result in a substantial increase of new jobs. Issues related to affordable housing include: • There is a great need for affordable housing in the Grayling area. • Many houses are in need of repair, both within the City and in the Township. • The City already has built housing using federal monies for families requiring subsidized housing. These are managed by the City's Housing Commission. • There is a need for housing close to employment opportunities. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-7 • • The publicly owned housing is fairly close to the industrial park. Housing construction costs make the building of new affordable housing difficult. The following options are recommended to deal with this issue: • Promote fix-up programs to rehabilitate substandard housing as an alternative to new construction. • Enlist the aid of organizations such as Habitat for Humanity to renovate existing homes or to build new, infill housing. • Provide incentives to developers to build affordable housing like increasing permitted housing density in areas where services are adequate. • Prohibit the construction of low density housing within the growth boundaries so that lower cost, higher density housing can be built within or close to the City, saving land infrastructure and service costs. APPEARANCE The appearance of houses, businesses, public parks, streets and institutions has an effect on both the business climate and the quality of life of residents. Appearance is a factor of design quality of signs, buildings and landscaping; maintenance and repairs of buildings, signs, streets and sidewalks; the balance of man made and natural materials and cleanliness. Issues related to appearance include: • The Grayling area is uniquely beautiful in its natural setting of woods, rivers and lakes. • The City of Grayling and portions of the Township have historic buildings dating to the early logging and farming activities which provide important variety to the architecture of the community. • The design of signs, buildings and landscaping are often in contrast to the natural setting of the community, and are no more unique in Grayling than in most other Michigan communities. Grayling is becoming indistinguishable from other places. The appearance of building and developed areas in Grayling and Grayling township contrasts with the natural setting in the choice of materials, the style of architecture and signs and in the large amount of hard surfaces in and around developed areas. Often these contrasts are not attractive. • An indistinguishable community loses its attraction as a destination and then needs to rely on pass-through business for survival. • The condition of many houses in the City and Township is deteriorated, adding to a blighted appearance. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-8 The following options are available to deal with appearance issues: • Use design guidelines to illustrate how development and redevelopment can retain natural elements in the landscape. • Use design guidelines and education programs to illustrate good visual design principles. • Encourage good design in new development and redevelopment. • Stricter enforcement of codes and blight ordinances. The following strategies are recommended to deal with issues related to appearance: • Develop illustrated design guidelines to show property owners how to develop and maintain their properties in ways that contribute to an attractive and unique Grayling community. These guidelines would pertain to residences, businesses, industries and institutions. The guidelines should be in the form of suggestions, and would not have regulatory powers. • Enforce existing appearance and trash codes. • Develop incentive programs for property improvement, such as beautification awards. • Host workshops and conferences that present approaches for the community and individuals to protect and enhance community appearance (also called community character). OLD BEAR ARCHERY For decades Gray ling was synonymous with Bear Archery Company and Fred Bear. Some years ago the company moved south and the plant remained empty. The building is located on M-72, just west of the intersection with the Business Loop (James Street). It is within the City boundaries. Issues related to the Bear Archery Building and property are as follows: • The site, which is large and highly visible, is underutilized. • A small manufacturing company has moved into the back half of the building but the front half is underutilized. • Environmental clean-up requirements for industrial uses are minimal. They may also be minimal for commercial uses as well. There are more pros than cons to future use of the site. • The site, zoned commercial in the front and industrial in the back, is located in the middle of a commercial strip. • The site has prime commercial location. There are other industrial sites available. However, the back half may be suitable for continued industrial use. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-9 The following options are recommended for use in dealing with the old Bear Archery facility. • Rezone the property for commercial use. • Permit industrial uses on the site as a nonconforming use until vacated if rezoned commercial. • Assist property owners with environmental cleanup. MILITARY AIRPORT Adjacent to the north west boundary of the City of Grayling is the Grayling MacNamara Airport. The airport is occasionally used by the National Guard for its training and transport activities. Issues related to the military airport are as follows: • The airport contains underutilized land close to City services, a potential labor force, and nearby interstate highway interchanges. • The policies by which the Military permits use of public lands for private purposes. Leases have occurred when there can be a clear public purpose described. The following options are available for use in dealing with the military airport: • Seek an agreement with the State Military Board and the Federal government to use part of the military airport for private economic development. • Use portions of the airport, such as aircraft maintenance hangars, for private industrial use. Recommended strategies for dealing with this issue include: • Expanding private use of the facility, especially for industrial uses that need airport access. • Promote industrial development of portions of the airport property. DOWNTOWN DEVELOPMENT Downtown commercial activity occurs primarily along two crossing streets, Michigan Avenue and I-75 Business Loop (James Street). The old downtown of Grayling is primarily on the two blocks of Michigan A venue on either side of James Street. Issues related to the development of the downtown are as follows: • Exterior facades on many buildings are in a deteriorated condition. • Architectural integrity of many buildings to their period of construction is not consistent. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-10 • • Many of the businesses on Michigan Avenue are not directly adjacent to the 175 Business Loop, and consequently are not as visible to drive-through traffic. Business success in this location might be helped if more people lived close to the downtown. The following options are available to deal with this issue: • Conduct a facade improvement study, which should provide a range of design suggestions for increasing business visibility, improving the attractiveness and architectural integrity of downtown businesses. • Change the Zoning Ordinance to permit residences above commercial buildings as a way to enhance their long term viability and increase the market for goods & services. Recommended strategies for dealing with this issue include: • Improving exterior facades--retum to historic architecture where pertinent • Encouraging commercial use of buildings not office or unrelated uses • Encouraging, where feasible, upper floor residential use if adequate parking is available. UPDATE ZONING MAPS TO BE CONSISTENT WITH PLAN Both the City of Grayling and Grayling Township have zoning maps. The primary issue related to Zoning Maps and the Master Plan is: • reflect all of the land use designations illustrated in the Future Land Use Map. The options and recommended strategies available to deal with this issue include: • Prohibit the expansion of commercial zoning districts. The areas now zoned commercial are adequate to meet the commercial needs of residents and travelers to the Grayling area for the next 20 to 25 years if the projected population and employment became a reality. Premature expansion of commercial land use could lead to the decline of existing commercial areas and negative impacts on nearby residential or natural areas. • Permit only higher density single family and multi-family residential within the growth boundary. Low density single family residential housing within the growth boundary consumes large amounts of land that is expensive to service, does not support the extension of public services and limits affordable housing opportunities. • Permit only medium and low density single family residential uses on private lands outside the growth boundary. • Maintain an effective green buffer of public lands and undeveloped or sparsely developed private lands between compact development surrounding the City and the area of the Township beyond a green buffer. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-11 • Rezone land consistent with the Plan for more intensive use, only when the public services and facilities necessary to service the development are adequate. station8 :\ winword\gray ling\gra ych5 .doc City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �1 5-12 Map5-1 Public Lands in Grayling Township City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �Map 5-1 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project North 1r B Public Lands State and Federal) c=J Privately Owned Land - City of Grayling Boundary • • • Grayllng Township Boundary 1R POTENTIAL LAND EXCHANGES ~ STATE LANDS PROPOSED FOR EVENTUAL TRANSFER FOR PRIVATE DEVELOPMENT �-- Map 5-2 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project North if l.mffl c=J '.~ ..~ :........~i ~i~ , :za. .: /: --. -,~::.__;. Privately Owned Land City of Grayling Boundary • • Grayling Township Boundary • l i ; . . .. . •:: ,, Public Lands (State and Federal) 1£ Z:411~~~'%!f' K TR . Grayling Township Trails • • • • Michigan Trail Riders Association Horse and Hiking Trails ■ ■ ■ ■ ■ • Snowmobile Trails u. u �5-13 Map 5-2 Recreational Trails in Grayling Township City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �6-1 Chapter Six VISION STATEMENT, GOALS AND OBJECTIVES INTRODUCTION This chapter contains a common vision statement for Grayling Township and the City of Grayling plus goals and objectives to reach that vision. The vision statement describes a future that residents of the community would like to achieve. A vision-based plan is different from one that simply predicts trends and tries to accommodate them. A trendsbased plan may not reflect the kind of future residents really want. A vision-based plan provides direction to the community as it makes both short-term and long-term decisions about land use. A Vision for Grayling's Future Introduction Achieving a common vision for the future of Grayling Township and the City of Grayling is a critical part of development of a joint Master Plan. The following visioning statement began with comments made by Grayling Township and City of Grayling residents at a "Futuring" Town Meeting in May of 1996. Residents were asked to imagine themselves in Grayling Township and the City of Grayling, 20-25 years into the future. Residents were asked to describe what they "saw." These statements were recorded and compiled into the following vision statement, which was reviewed and refined by the Township Planning Commission, Township Board and City Council. When reading this vision it is necessary to mentally "transport" yourself 20-25 years into the future. The text is written presuming the year is 2020. This approach is intended to give a clear sense of direction, focusing community efforts toward achieving the future described in the vision. Vision Statement Grayling Township and the City of Grayling have moved into the 21st century as one of the most desirable places to live within Northern Michigan. This has been achieved in spite of the impacts of growth, which has concentrated new development in the relatively small area of privately owned land within the two jurisdictions. Residents and businesses in Grayling Township and the City of Grayling enjoy a rich quality of life and are reaping the benefits of commitments made years ago. The rich visual splendor of the natural environment, as well as social and economic characteristics of the community that initially attracted residents have not only been maintained over time, but enhanced. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-2 Beginning in 1996, coordinated proactive initiatives were undertaken which went well beyond common practice of the day in order to enhance the quality of life in the Township and the City. The results of this hard work are obvious to visitors and residents alike. The buzz word of planning in the 1990's was sustainability (meeting the needs of the present generation without compromising the ability of future generations to meet their own needs). Grayling Township and the City of Grayling have become a true reflection of sustainability, as evidenced by the qualities and conditions described below: The City of Grayling is known as a vibrant resort/commercial community of varied smallscale businesses, recreation services, small industries plus single family homes along treecovered streets. It has a charming, historic, small-town character in the midst of large tracts of northern Michigan forest. Entry into the community at the interchanges on I-75 and from Highway M-72 presents an attractive welcome, due to unique signs that reflect the historic flavor of the City and its compact settlement pattern set in the north woods. Grayling Township has large tracts of publicly owned land which is mostly forested. Quiet, tree-covered residential areas are tucked among the forests, next to Lake Margrethe and along the AuSable River. Attractive, thriving resort, commercial and industrial businesses are located adjacent to the City. The Grayling area maintains both visual and economic links to its heritage as a lumbering town and its present role as a destination recreation area. The visual character of the City and adjacent commercial areas within the Township is uncluttered and adorned with abundant natural features. Streets and public spaces are planted predominately with naturally occurring species of vegetation rather than ornamental species. Signs are fairly uniform in size, are made predominately of natural materials and are simple in design. Utilities are buried underground. Streets are paved and well maintained. Street lights adorn the City streets. The interchanges on 1-75 have been upgraded to standard all direction designs. Many businesses and public buildings reflect a period of the previous century, while more contemporary buildings reflect the northern Michigan setting and blend or accentuate nature. Buildings are attractive -- there are no eyesores. A considerable improvement in the appearance of land, homes and businesses occurred at the end of the century as neighbors helped neighbors clean up yards, paint old buildings and remove unneeded junk and other materials. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-3 Residents appreciate and are good stewards of the natural environment, protecting wetlands and floodplains from encroachment and from siltation or dumping. Riparian owners plant and maintain buffer vegetation that help maintain and improve water quality by filtering runoff and cooling flowing water. Lake Margrethe, the AuSable River and drains that flow into those water bodies are protected and flourish with natural vegetation along the banks and clean flowing water. A wide range of species contribute to both plant and animal diversity. Grayling Township and the City of Grayling are models of residential, commercial and industrial resource protection and havens for wildlife. The protection of natural features has resulted in an improved visual character of the community. The Township and City have thriving commercial, industrial and resort businesses that provide employment to support most families in the community. The former Bear Archery property has been redeveloped and the City's industrial park has been greatly expanded to the south. The Grayling area has the lowest unemployment and poverty rate in the State. More children stay in the area after high school graduation or return after college. There is sufficient competition among local stores to keep prices at an affordable level. Some State lands close to the City have been transferred to private ownership, according to a plan that resulted in additional development, businesses and jobs, without jeopardizing the stewardship interests in the State lands managed for the public benefit. The military base remains a strong physical and economic presence in the community and continues a tradition of mutually supportive activities with the City and Township. Many different affordable housing opportunities exist within the community and people do not have to commute long distances to work. Neighborhoods are very distinct and have strong associations that work to improve neighborhood quality. People in the City of Grayling and neighborhoods in surrounding Grayling Township exhibit a friendly, cooperative attitude, volunteerism abounds and there is a commitment to education and pride in their community. Students in Grayling receive a quality education that matches state and national standards. As a result of that education, and the emotional support and commitment of the community to everyone's self esteem, there is little or no crime, drug use, divorce or teen pregnancy. Health care and services for seniors is high quality. Pride in the community is shown through the constant upkeep of residences and businesses by individuals and the proper maintenance and snowplowing of roads by government road authorities. Residents are active in local government and are willing to pay for improvements to services that are needed. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-4 Important civic and recreational facilities, such as the High School, Mercy Hospital, Hartwick Pines State Park, the AuSable River and City and Township parks are connected to all the neighborhoods by bike paths. Targeted road improvements have improved traffic flow, reduced accidents and reduced travel time. Recreation is a major part of the Grayling area economy and quality of life. Trails for cross-country skiing, snowmobiling, biking and hiking provide multi-season recreation. Canoeing continues on a well-protected AuSable River. Fishing and hunting continues as important activities and there are plenty of fish and game. More people also come to the area for bird watching. An indoor sports complex with a swimming pool in the City provides year around fun for local residents. Goals and Objectives Introduction The following section lists goals and objectives for Grayling Township and the City of Grayling to accomplish in order that the vision be achieved. Goals describe what the community wants to achieve, and objectives are steps to reach those goals. Goal One The City of Grayling and Grayling Township are attractive, well planned communities with a coherent visual character reflecting its location and purpose. Objectives: • Develop design guidelines to show property owners how to protect and enhance buildings and grounds with improvements to signs, building facades, landscaping and parking areas. • Modify, adopt or support enforcement of ordinances that protect visual character, such as blight, noxious weed and sign ordinances. • Encourage compact residential and commercial development and re-development to parcels close to existing development. • Provide training for the Township Planning Commission, Township Board and City Council in how to better enforce ordinances. • Development of new and improved tourist destination attractions and supporting services within the City and Township. • Redevelopment and revitalization of the City commercial district. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-5 • • • • • • • • • Capitalize on the Township's unique natural resources as a means to promote growth and development in the area close to the City. Create a network of trails and walkways to link downtown, the community, and the AuSable River. Emphasize the downtown's historic character and river orientation while reinforcing its small town charm. Create an environment which is oriented to both water-based and land-based visitors. Establish the City as the major center for culture, entertainment and celebrations. Plant more trees along City streets and along highway entryways. Enforce existing appearance and trash codes. Develop incentive programs for property improvement, such as beautification awards. Host workshops and conferences that present approaches for the community and individuals to protect and enhance community appearance (also called community character). Goal Two The economic climate of the City of Grayling and Grayling Township supports full employment and all persons living above the poverty level. Objectives: • Create new jobs through retention and expansion of existing employers and the attraction of new companies. • Target both the light industrial and recreation sectors of the economy for new job creation. • Continue development of the industrial park to accommodate new and expanding business and manufacturing development. • Expand the business and industrial development marketing program to support business attraction and retention. • Support reuse and redevelopment of older industrial sites throughout the City and Township--especially the former Bear Archery property. • Continue to upgrade and enhance the City's transportation and infrastructure system to satisfy the needs of business, industry, tourists and residents. • Coordinate activities between Grayling Township, the City of Grayling and Crawford County as a means of supporting economic development initiatives area-wide and promoting a positive and strong image for the Grayling area. • Establish technical and educational support programs which match residents with industry needs. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-6 • • • • Develop a strategy for use of military land at the airport for private job generating uses. Pursue an agreement with the State which specifies the terms under which those State lands between M-72 and Four Mile Road and east of I-75 would be sold for the purpose of an incremental expansion of the industrial park and west and north of I-75 for future residential development. Improve one of the north-south roads connecting M-72 with Four Mile oad (either south Barker Lake Road or South Staley Lake Road). Enlarge the highway oriented commercial node in the area of the Four Mile Road interchange, especially in the area immediately to the west of the interchange up to one mile from the interchange, to the depth of the current commercial area. Goal Three Grayling Township and the City of Grayling, together, are a recreation destination and provide a wide range of recreation opportunities for local citizens and tourists. Objectives: • Enhance the natural beauty of the City by planting more vegetation, making its physical assets both accessible and memorable to visitors. • Coordinate local efforts with planners of State lands to enhance management for recreation. • Develop a Township Park with activities geared to families. • Develop an indoor recreation facility for area residents that includes a swimming pool. • Develop trail links between the City of Grayling and area facilities such as the High School, Mercy Hospital, the AuSable River, Hartwick Pines State Park, a new recreation facility and other recreation destinations. • Promote the Grayling area as a place which is attractive to resorters, destination vacationers and transient tourists alike. • Strengthen the diversity of shopping and recreational opportunities available to all visitors. • Maintain a high level of hospitality and service for residents and tourists alike. • Protect and improve public access to the lakefront and River. • Coordinate implementation of the County-wide recreation plan. • Coordinate with Camp Grayling the issue of access and improvements to the Hanson's Hill ski area. • Explore new opportunities for trails and trail extensions on public lands with the Military Board, the Department of Natural Resources and the United States Forest Service as a part of the Northern Michigan Ecosystem Management Program. City of Grayling/Grayling Township Master Plan Chapter Six: Vision , Goals and Objectives �6-7 • Encourage property developers through design guidelines and the site plan review process to develop trail connections or to reserve space for future open space trail connections to other developments and existing or future trails. Goal Four The highways, streets and roads in the Grayling area provide adequatf! transportation for the needs of local residents and businesses in all seasons. Objectives: • Develop a comprehensive transportation system which maximizes travel options, including the automobile, bike paths, sidewalks and River paths within the City and to key places in the Township. • Improve traffic safety along the main routes through the City of Grayling. • Improve the safety and efficiency of the City's street system. • Ensure adequate public and private parking is available to meet resident and visitor needs. • Alleviate truck traffic on the business loop and traffic congestion problems within the City during peak visitor travel periods. • Maintain the long term function and capacity of the City's arterial highway system as well as connecting roadways by working closely with MDOT, the County Road Commission and adjacent jurisdictions. • Improve interchanges along I-75 so they are all standard all direction designs, if feasible. • Improve one of the north-south roads connecting M-72 with Four Mile Road (either south Barker Lake Road or South Staley Lake Road) and extend Industrial Drive south to Four Mile Road. Goal Five The commercial areas of Grayling Township and the City of Grayling are economically healthy, contribute to the visual character of the community, and provide a wide range of goods and services at affordable prices. Objectives: • Maintain and improve the diversity of shopping opportunities. • Develop design guidelines to help merchants enhance the visual character of their businesses. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-8 • • • • • • • Create attractive, safe, convenient, and pleasurable pedestrian routes throughout the City's commercial area. Establish new residential development abutting the commercial areas of the City and Township. Encouraging, where feasible, upper floor residential use in the downtown if adequate parking is available. Identify and emphasize structures and places of historical and/or architectural significance to support and reinforce the special identity and character of the community. Create a network of green spaces, providing a focus and variety of experiences while enhancing comfort in the commercial areas. Define, maintain and buffer the edges of commercial areas as related to surrounding neighborhoods. Conduct a facade improvement study, which should provide a range of design suggestions for increasing business visibility, improving the attractiveness and architectural integrity of downtown businesses. Goal Six Grayling area communities have first-rate health care and senior services plus adequate sewer, electric and water service, police and fire protection and animal control. Objectives: • Provide comprehensive and cost effective police protection, fire protection and ambulance service. • Provide support services in locations convenient to all neighborhoods and residents. • Provide public/private self sufficiency programs for individuals with special needs. • Cooperate with the County in the provision of certain community facilities and programs, such as prisons and animal control. • Preserve the City's and Township's ability to satisfy long term solid waste disposal needs. • Maintain the City's sewer and water system and its capacity to satisfy future long term needs. • Coordinate underground infrastructure construction with road construction. • Bury all power, telephone and cable lines as the opportunity presents itself. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-9 Goal Seven The Grayling area has high-quality education for basic K-12 schooling, job training, adult education, post-high-school education opportunities and cultural/historical facilities. Objectives: • Develop and maintain high quality job training, continuing education and post-high school programs. • Promote parental involvement in school programs. • Promote business mentor programs and involvement in the schools. • Develop and maintain cultural/historical facilities in keeping with community support. Goal Eight The citizens of Grayling Township and the City of Grayling live in harmony with the environment. Objectives: • Grayling Township develops and promotes a community recycling program in conjunction with the City's existing program. • City and Township offices develop programs to recycle and to buy recycled products. • The Township develops a composting program in conjunction with the City program. • The City and Township promote and enforce practices to protect drains, creeks, rivers and lakes from chemical pollution, siltation and warming. Goal Nine Area natural resources, such as trees and water, are abundant and protected. Objectives: • Develop a vegetation management plan for the City of Grayling and residential areas of the Township that provides direction for residents in developing and perpetuating a tree canopy and other vegetation that contributes to a natural visual character. • Acquire easements (where possible) for public open space to the banks of rivers and lakes in developed areas and to wetlands, including buffers along edges of wetlands. • Develop design guidelines for sensitive natural areas for use by private property owners in managing their properties to protect natural resources. • Develop pedestrian and bicycle links between residential neighborhoods and the parks. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-10 Goal Ten The City of Grayling and Grayling Township enjoy responsive, responsible governments that are well coordinated and frequently interact with each other. Objectives: • Support uniform zoning, building and fire codes (as appropriate) and enforcement of those codes in both the City and the Township. • Adopt and administer compatible zoning along the City-Township border and Township border with other townships. • Evaluate and refine as needed, the City of Grayling and Grayling Township lot split ordinances. • Develop a region-wide transit system. • Coordinate efforts to promote the Grayling area to the mutual benefit of all jurisdictions. • Develop a set of common policies and programs which address issues larger than those of individual jurisdictions. • Work cooperatively towards maximizing County and State investment within the Area. • Support joint recreational efforts in both the City and the Township, and the local school system. • Develop a regional community center with an emphasis on youth programs. Goal Eleven Volunteers in Grayling Township and the City of Grayling stimulate enthusiasm for community interaction and help provide for those in need. Objectives: • Volunteer organizations in both Grayling and Grayling Township work cooperatively to identify and prioritize needs and to implement projects to address those needs. • Develop or enhance recognition programs for contribution of volunteers to the local community. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6- l l Goal Twelve Camp Grayling and the National Guard remain a substantial, positive part of the life of Grayling Township and the City of Grayling. Objective: • The City and Township continue to work with the National Guard, Camp Grayling administration to address issues of mutual concern in supportive ways. Goal Thirteen: Grayling Township and the City of Grayling have an adequate supply of quality, affordable housing. Objectives: • Promote fix-up programs to rehabilitate substandard housing as an alternative to new construction. • Enlist the aid of organizations such as Habitat for Humanity to renovate existing homes or to build new, infill housing. • Provide incentives to developers to build affordable housing like increasing permitted housing density in areas where services are adequate. • Prohibit the construction of low density housing within the growth boundaries so that lower cost, higher density housing can be built within or close to the City, saving land, infrastructure and service costs. stations :\winword\grayling\graych6 .doc City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �7-1 Chapter Seven FUTURE LAND USE INTRODUCTION Desired future land use arrangements may be difficult to understand if a community were to rely only on the vision statement, goals and objectives in Chapter Six. A generalized description of future land use arrangements that represents one consistent implementation of adopted goals, obj'ectives, and policies is a valuable aid. It is easiest to understand if accompanied with a map. This chapter presents Future Land Use Maps, policies and accompanying text to guide future land use decisions in addition to the vision statement, goals, objectives of Chapter Six. The Future Land Use Maps accompanying the description of future land use in this Chapter (see Map 7-1 and 7-2) seeks to anticipate community land use arrangements for 20-25 years (with the exception of the large industrial area between M-72 and Four Mile Road which is intended to met community needs for a much longer period). The Future Land Use Maps have been formulated based on information in the preceding chapters. The land use arrangements are based on analysis of existing land use, impacts of area trends, projected future land use needs if current trends continue, characteristics of vacant land, community needs for a strong employment base and the land use pattern suggested by the vision statement, goals and objectives. A few key planning and design principles were used to evaluate land use arrangements leading to this Plan. This Plan generally supports application of those principles well into the future. Areas of residential, commercial and industrial land within the growth boundary should be adequate to meet the needs of the community for many decades. Even with slightly different trends and projections, application of the same principles could lead to slightly different conclusions. However, these differences would be related more to the timing of particular land uses than their location or relative relationships to adjoining uses. For example, if a large mixed use development (e.g. 100 single family dwelling units plus some commercial) were built near the City or if a large single employer would enter the scene (e.g. a forest resources-based facility) land use arrangements in this Plan should be able to accommodate them. However, because of changing conditions, it is crucial that this Plan be regularly reviewed and updated at least once each five years to insure its continued relevance in guiding future land use change. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-2 PLANNING AND DESIGN PRINCIPLES Future land use arrangements were determined based on compatibility with surrounding land uses, natural capacity of the land for particular uses, availability of necessary infrastructure and services and consistency with the vision statement, goals and objectives. The following planning and design principles are the technical foundation in support of the proposed land use arrangements graphically depicted on Maps 7-1 and 7-2. The planning principles listed below are implemented primarily through zoning regulations and applied during the site plan review process. These principles are consistent with the vision statement, goals and objectives in Chapter Six and should, along with the relevant land use policies in this and the next chapter, be a key basis for reviewing any subsequent changes to the proposed Future Land Use Maps. These planning principles are: • Protection of Public Health and Safety • Conservation of Sensitive Natural Resources • Environmental Protection • Minimizing Public Service Costs • Efficiency and Convenience in Meeting Land Use Needs • Insuring Compatibility Between Land Uses (Nuisance Prevention) • Sustaining a Job Base Adequate to Support Families. Often a land use decision based on one principle also advances another. For example, prevention of filling or construction on floodplains protects public health and safety, conserves natural resources, protects the environment, and minimizes public service costs (especially for relief efforts). It may also create a valuable buffer or open space between uses and hence helps insure compatibility. Protection of Public Health and Safety Key situations in which this principle is applied include: • A voiding construction or altering construction in areas which present natural hazards. In the Grayling area the primary natural risk is from forest fire and homes built among Jack Pine should have adequate access for emergency response vehicles. There are also areas of wetlands (soils not well suited for support of foundations) and soils with a high potential for groundwater contamination. • A voiding construction in areas with soils contaminated by hazardous and/or toxic waste until after they have been safely cleaned up and certified for reuse. • A void construction in flood prone areas City of Grayling/Grayling Township Master Plan Chapter Seven : Future Land Use �7-3 • A voiding strip development with too many driveways close together in order to prevent congestion and traffic accidents. Conservation of Sensitive Natural Resources Failure to consciously protect sensitive natural resources exposes a community to the risk of destruction of those resources which are often the foundation for an area's character and quality of life. Sensitive natural resources include wetlands, natural rivers, areas supporting an abundance and diversity of wildlife, and unique wooded lands. Poorly planned development in or near these areas can not only destroy the resource and the natural character of the area, but can also result in higher public service costs and gradual degradation of an area's tourism potential. Environmental Protection This principle aims at preventing pollution, impairment, or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and the impact of activities where the water meets the land. Environmental quality is best preserved by planning for appropriate land use activities in and near the waterfront and preventing contamination of air, soil and water. This usually means conducting environmental impact assessments before undertaking certain projects and insuring conformance with all applicable Federal, State and local environmental regulations as new development or redevelopment occurs. Minimizing Public Service Costs Public service costs may be minimized by encouraging new land uses where existing infrastructure is not used to capacity and where expansion can be most economically supplied. This also results in compact settlement patterns, prevents sprawl, and is usually favored by taxpayers because it results in the lowest public service costs both for construction and maintenance. Efficiency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs, existing infrastructure must be optimally used and infrastructure expansion must occur in a manner which keeps the costs low. It also means locating future land uses so that travel between activity centers is minimized, for example, building schools, neighborhood commercial development, and day care facilities, ne,ar the residential areas they serve. This saves municipal costs on initial facility and road construction as well as on future maintenance. Because trips are shorter, it reduces everyone's gasoline expenditures, and conserves fossil fuel supplies for future use. It also reduces travel times and if auto, pedestrian and bicycle travel are planned for, it increases modal opportunities. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-4 Insuring Compatibility Between Land Uses A central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents future nuisance situations between adjacent land uses, such as loud sounds, ground vibrations, dust, bright lights, restricted air flow, shadows, odors, traffic, and similar impacts. A few obvious examples of incompatible land uses include factories, drive-in establishments, or auto repair facilities adjacent to single family homes. With proper planning, land uses can be tiered to buffer impacts and orderly development can occur. Examples include: commercial service establishments on highway frontage with backlot wholesale, storage, or office uses abutting a residential area; or single family residential uses adjacent to park and recreation areas. Sustaining a Job Base Adequate to Support Families A community that has a safe, quality environment, efficient services, and has compatible land uses may not remain a good place to live without a job base that offers sufficient wages to support families. While not all jobs that support families living in Grayling need to be located within Grayling because of excellent transportation facilities connecting to other job markets, without an enlarging job base in the City, growing public service costs must be spread across homeowners in greater proportions in the future. Applying Planning Principles Community Character When applying the above planning principles to new development proposals, one of the key considerations is compatibility with the character of existing development in an area. In describing the character of Grayling, many descriptive words and phrases come to mind, among them: quiet, friendly, clean, small town, bountiful natural assets of water and woods, and good location. Chapter Two documents the existing community character of Grayling. Development Almost all of the land in private ownership in the City of Grayling is developed. The City should use zoning and public improvements to continue to insure that these lands are neither over-developed nor under-developed, and that new development is compatible with adjacent, existing development. The Township and the City should work together to insure that higher density development occurs within the growth boundary and only limited, low density development occurs outside the growth boundary. As new development occurs on vacant land and on land abutting City limits, special efforts should be taken to place each project in the context of the whole City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-5 community and not view it as an isolated element. Each new development should blend with the natural and built environment around it, be linked to it in safe and convenient ways and contribute to the unique small town character of Grayling and the rural character of Grayling Township that is widely recognized and enjoyed by so many. Tourism A sustained tourist-oriented business sector is something that many Grayling business owners want to continue. Yet the increased activity and congestion that . go with successful tourism are characteristics which may negatively impact on abutting neighborhoods. New tourist related downtown development and associated infrastructure improvements need to be planned so as to support the improved quality of (rather than diminish the quality of) abutting neighborhoods. Blending the Resort Areas with the Year-Round Community There will probably always be a division within the community between resort and seasonal areas and year-round areas. Recognizing the importance of each and fair representation of both in community decision making will be an ongoing challenge in making future land use and infrastructure decisions. Achieving and maintaining a balance will be the key to long term success. The existing commercial and residential areas are generally well separated and the demarcation lines are fairly clear. It will be important that they remain essentially where they are as far as new commercial activity, or the necessary balance may be lost. Year-Round Employment/Industrial Development Historically, Grayling has had a mixed source of employment: seasonal service related to tourism, manufacturing and government. Recent developments have helped produce a more balanced, year-round mix of employment opportunities. Winter tourism activities are steadily drawing more people through northern Michigan towns such as Grayling. New industries in Beaver Creek Township to the south of Grayling are a sign of interest in locating in the Grayling area. The hospital has become a major employer in Grayling. New industrial development is both needed and desirable. There are appropriate locations available, and the City should continue its efforts to market this space, add to it as needed, and insure that improvements in quality of life are maintained and improved to help attract good employers. FUTURE LAND USE The mapping of future land use is a pictorial extension of the vision statement, goals and objectives stated in this Plan. Land use is the primary purpose for which a parcel of land is occupied. This Plan is designed to promote orderly development and ensure that appropriate areas are available for all classes of land uses City of Grayling/Grayling Townsh ip Master Plan Chapter Seven : Future Land Use �7-6 anticipated to be needed within the planning area during the planning period (roughly 20-25 years) based on existing trends and a community vision for the future. This Comprehensive Plan promotes orderly development in a number of other ways. Home owners can invest in their properties with protection from the intrusion and impact of incompatible uses in the neighborhood. Overcrowding can be avoided. The City and utility companies can adequately plan for the services needed in (re)developing areas and ensure that adequate land has been anticipated for all necessary uses. The land use/cover categories, mapped for Grayling Township and the City of Grayling on Maps 7-1 and 7-2, are described as follows: • Low Density Residential. This is residential housing on large lots, about one acre or larger. Many are on five to ten acre or larger parcels. Some of these homes are located on long drives, away from the road and others are built close to the road, as strip residential. Additional, low density residential development is planned only in Grayling Township, and is not planned for any land within the Growth Boundary. • Medium Density Residential. This category includes homes on half to one acre lots. Most of these are located close to the city or near Lake Margarethe or along the river. • High Density Single Family Residential. These homes are built on city lots, usually on one quarter acre or less. • Commercial. These are retail and service establishments, such as restaurants, motels, gas stations and grocery stores. • Office. This category includes such businesses as doctor's offices, insurance agents and real estate offices. • Industrial. This category includes businesses that manufacture or assemble goods or process raw materials such as forest products. • Recreation. Recreation uses includes golf courses, parks and ski hills. • Public and Institutional. This category includes government offices, cemeteries, hospitals and schools. • Wetlands. These lands have seasonably high water or standing water which generally makes them unbuildable. • Forest. These lands are covered by at least a 16% stand of trees. • Open lands. These are undeveloped lands which have less than a 16% tree cover. Note: Not all of these categories are represented on both the City and Township Existing Land Use/Cover Maps. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-7 LAND USE POLICIES POLICIES Policies are statements to guide the C1ty Council, Township Board, Township Planning Commission, other boards, authorities and departments in making decisions and developing programs to serve citizens. Following are land use policies developed based on the vision statement, goals and objectives to guide future land use decisions in the City of Grayling and Grayling Township. The policies are organized by general category. Environmentally Sensitive Areas These areas include wetlands, floodplains, steep slopes (generally along the AuSable) and special wildlife habitats. It is the p~licy of the City of Grayling and Grayling Township to: • Preserve environmentally sensitive areas and use them for passive recreation, open space, flood storage and hunting (where compatible with adjacent land uses). ·• Avoid construction on environmentally sensitive lands. Developers shall build on uplands where construction will not damage steep slopes and nearby wetlands or floodplains. • Permit only very low density residential development on large lots on privately owned areas of environmentally sensitive lands. High Fire Risk Areas Large portions of Grayling Township contain pine forests in which the predominant species is Jack Pine. These areas are at high risk for fires and for fires that spread rapidly. See Map 2-1. Homes built in those areas are especially at risk from fire and historically, have often been built with limited accessibility for emergency vehicles. It is the policy of Grayling Township to: • Permit only very low density residential development in High Fire Risk Areas on large wide lots (10 acre minimum) • Encourage State land managers to only permit passive recreation and hunting rather than activities that could promote fires in these areas • Promote only those road improvements that can help ensure safe emergency access to remote properties • Clear Jack Pine and large canopy trees away from residences in fire-prone areas. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-8 Waterfront Areas There are two common types of waterfront properties in the Grayling area. These are lakefront, on Lake Margarethe and riverfront, along the AuSable River. Development that places large areas of impervious surfaces adjacent to water bodies tends to contribute to the degradation of water quality through increases in sediments, oils, chemicals and temperature both during and following completion of construction. It is the policy of Grayling and Grayling Township to: • Permit the division of land for residential development only into low density, wide lots, along waterfront in the Township and on smaller lots in the City • Permit construction only above the floodplain • Encourage property owners to plant greenbelts along the shoreline of both lakefront and riverfront properties • Ensure that land di visions for residential areas allow enough lot area for safe septic systems with adequate distance between septic systems and water wells. Other Residential Areas There are a variety of different residential neighborhoods in the Grayling area. Some of these are older neighborhoods within the City while others include subdivisions just outside the City and strips of houses along the rural roads. It is the policy of Grayling and Grayling Township to: • Encourage the highest density residential development within or close to the City on public sewer and water wherever possible • Limit lot size based on the septic suitability of soils, in areas that will not be on public sewer and water, increasing minimum lot size where necessary to prevent groundwater contamination • A void strip development in which houses line rural roads, decreasing traffic safety and decreasing rural character • Encourage residential development in planned subdivisions where houses can be placed for an efficient use of the land and public infrastructure • Encourage the design of residential subdivisions with pedestrian and bicycle links to commercial, recreation and institutional uses • Encourage the rehabilitation or redevelopment of substandard housing. Commercial Areas Gas stations, convenience stores, restaurants, specialty shops and motels line several of the streets in the City of Grayling and Grayling Township. In the Township, such commercial areas are located primarily adjacent to the City. Commercial businesses are an important part of the lifeblood of the community. The Grayling area has enough commercially zoned land to meet citizen needs for several decades. It is important to maintain a critical mass of commercial City of Grayling/Grayling Township Master Plan Chapter Seven : Future Land Use �7-9 enterprises in the existing commercial areas in order to ensure their long term viability. It is the policy of Grayling and Grayling Township to:. • Prevent new commercial development outside of planned areas • A void new strip commercial development that would serve to destroy the rural character of the community • Encourage more intensive redevelopment of existing commercial areas. • Permit the expansion of the commercial node at the I-75 and Four Mile Road interchange to expand up to one mile west of the interchange to a depth of the current commercial development. Industrial Areas Manufacturing, assembly and warehousing businesses are an important and, hopefully, growing part of the Grayling economy. Industrial uses are (in 1997) somewhat scattered into several industrial areas. There is existing space available in industrial parks. A few old industrial sites and the military airport are underutilized. Yet space for future job growth is inadequate. It is the policy of Grayling and Grayling Township to: • Encourage more industrial development on the military airport property • Expand industrial use contiguous to existing industrial areas • Plan incremental expansion of the industrial area between M-72 and Four Mile Road as South Barker Lake Road or South Staley Lake Road is extended and public sewer and water services are available • Reserve space for expansion of the sewage lagoons to accommodate new development. Park & Recreation Grayling is in the middle of one of the State's prime recreation areas. However, much of that recreation land is primarily available for hunting, fishing and canoeing, and to improve the quality of life for residents, there also needs to be playgrounds for children, ball fields and places for families to walk and ride their bikes close to their homes. Some of these needs are met by the public schools, the City of Grayling and the County Recreation Authority. It is the policy of Grayling and Grayling Township to: • Provide for parks and recreation space as new residential development occurs, both as part of the design of new subdivisions and as separate public parks • Link residential development to commercial, recreation and institutional uses with a network of trails and bike paths. Institutional Areas Schools, government offices and other services such as hospitals help citizens to meet personal needs, to function as a society and to have a good quality of life. It City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-10 is important that these institutions be located where they are readily available to the people they serve. It is the policy of Grayling and Grayling Township to: • Encourage all new schools to be built within or immediately adjacent to the City or an existing school facility • Encourage new medical and related services to locate adjacent or near to the existing hospital as provided in the Zoning Ordinance • Encourage all other new public and related institutional buildings to be erected within or immediately adjacent to the City unless a service response time (like a forest fire station) requires another location. Public Lands Grayling Township has more of the land within its borders owned by the public than by private land owners. This serves to provide a beneficial resource to a wide variety of individuals and businesses. It also limits the choices for locating new development. State and federal land policies make it possible for public lands to be sold to individuals and businesses, although in a limited amount and only for a purpose that serves the public good. One such public good would be to make land available for industrial expansion if the new industrial development does not harm existing business nor community and natural resources, and is phased coincident to the provision of adequate roads, sewer, water and related public services. It is the policy of Grayling and Grayling Township to: • Develop an official agreement with the appropriate State and federal agencies for sale of certain State lands for private development consistent with the land use, infrastructure and staging policies in this Plan. Community Character One aspect of the quality of life of a community is its visual character. A community that is an attractive place to live is better able to compete for business development, since those businesses will have an easier time attracting good workers and customers. It is the policy of Grayling and Grayling Township to: • Encourage annual clean-up/fix-up programs • Encourage preservation of the historic character of older structures • Preserve views to natural areas from public streets and other public property • Maintain natural vegetation along rivers/streams and lakes • Plant more trees in the City and along public roads • Encourage landscaping of parking lots and areas along public roads • Encourage parking on side and back of new buildings, not in front • Maintain existing parallel access roads along the I-75 South business loop and add along M-72 as the opportunity presents itself • Encourage improvement of the visual appearance of "out of character" buildings in downtown Grayling City of Grayling/Grayling Township Master Plan Chaµter Seven : Future Land Use �7- 11 • • • Initiate more beautification efforts in downtown Grayling and along other commercial strips Improve the image of the community as is presented at entry ways Preserve natural features and sensitive lands as new development occurs. station8 :\ winword\gray Ii ng\graych 7 .doc City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7- 12 Map 7-1 Grayling Township Future Land Use City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-13 Map 7-2 City of Grayling Future Land Use City of Grayling/Grayling Township Master Plan Chapter Seven : Future Land Use �8-1 Chapter Eight PUBLIC SERVICES & INTERGOVERNlVIENTAL COORDINATION PLAN INTRODUCTION AND PURPOSE The Future Land Use Plan discussed in Chapter Seven describes the desired pattern of land development throughout the City and Township through the establishment of land uses and densities for areas with common characteristics. The Public Services Plan described in this Chapter identifies the manner and degree to which public infrastructure and services are to be provided within the City and Township areas adjacent to the City to support the planned future land use pattern. Public services and related infrastructure include sewage disposal and potable water, streets and roads, police and fire protection, recreation, and general government services. Because the character and feasibility of land development is directly affected by the extent to which public services are available, the Public Services Plan works hand-in-hand with the Future Land Use Plan and is a critical element of the City of Grayling/Grayling Township Master Plan. OVERVIEW OF PUBLIC SERVICES Policy Basis The Public Services Plan is based on the principle of new development occurring concurrent with or after the public services necessary to serve it are in place. It is the specific intent of the Public Services Plan to minimize opportunities for the leapfrogging of more intensive development into the areas of Grayling Township that lack adequate infrastructure or are unsuitable to accommodate intensive development. The Public Services Plan consists of two policy strategies. The first identifies, by geographic areas, the relative level of new or expanded services. To this end, the Public Services Plan is based upon both the current and future planned land use pattern in the City and adjoining lands in Grayling Township. The expansion or introduction of increased public services is given greatest priority in those areas of the Township where the existing or intended future land uses are to be of such types, intensities or densities that the availability of adequate public services is crucial. The extension of public services will be limited to those areas delineated by the growth boundary on the Future Land Use Map. The City and Township will each base its future capital City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-2 improvement projects, and the expenditure of funds for such projects, upon this policy. The second level of policy strategy addresses future decisions regarding improvements to the City's and Township's respective delivery of individual public services in response to existing conditions and anticipated needs. Collectively, these two policy strategies formulate the manner by which, and conditions upon which, future improvements should be made regarding public services. It is the policy of this Plan that all major public facility improvements be included in the capital improvement program (CIP) of the City or Township (or both if relevant). The Public Services Strategy calls for a future public services pattern quite different than the current pattern that is primarily within the City limits. Planned expansion of City services into discrete portions of Grayling Township is anticipated. The new areas served will be considered "partial urban service" areas until annexed to the City or until a full complement of urban services are made available by a P.A. 425 or other agreement. FULL AND PARTIAL URBAN PUBLIC SERVICES PROVISION The Future Land Use Maps (Map 7-1 and 7-2) depict the urban services area as ultimately expanded, by the year 2020 or beyond. It is also known as the growth boundary. This service district prescribes the extension of sewer and water to serve additional industrial and residential development. Urban Services A full complement of urban services are available to almost all developed properties within the City limits as of 1996. These urban services include paved roads, sidewalks, public water and sewer, electricity, gas, police, ambulance and fire protection. Partial Urban Services Partial urban services are available to those areas of Grayling Township which, in comparison to areas receiving full urban services, are generally characterized by lower development densities, less existing public infrastructure, lower public service levels, and the planned potential for a higher development density pattern on some currently undeveloped or underdeveloped lands. The future land use pattern within the area receiving partial urban services necessitates the need for a higher level of public services than exists in 1996 due to more businesses and homes and projected higher traffic volumes. In particular, lands receiving partial urban services are not capable of accommodating extensive commercial or industrial land uses, or significant high density residential development without City of Grayling/Grayling Townshi p Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-3 public sewer and water, improved roads, and better police, fire and ambulance service. This Plan recognizes that lands receiving partial urban services today may ultimately become part of the area receiving full urban service within the growth boundary. Incremental expansion of urban services as the need, opportunity and resources exists will be the principal vehicle for expansion of services outside the City limits. INDIVIDUAL PUBLIC SERVICE COMPONENTS Streets and Related Transportation As new residential, commercial, and industrial land uses are introduced into the City and Grayling Township, the need for a roadway network able to accommodate the increased traffic demand increases. Ultimately, improvements will be needed or the risk of congestion, vehicular and pedestrian hazards, longer travel time, higher auto "wear and tear," and a general decrease in the quality of road service will occur. Conversely, it must be recognized that an improved roadway network may well attract new or expanded intensive land uses which, in tum, place additional demand on the transportation network. Such change must be managed so that the rate of land use change does not overtax the ability of the City, Grayling Township, and Crawford County to make the necessary improvements. There is no recent comprehensive traffic count and accident data available with which to propose widespread street improvements. This is a need which the City and Township should address, in partnership with the County Road Commission. There are three major identified needs for improvements that can be recommended as part of this Plan. The first is to improve the interstate highway interchanges within the City. The second is to widen M-72 from the downtown westward to M93 in the Township. Eventually, it is hoped, M-72 will be improved between Grayling and Traverse City, providing sufficient lanes for passing throughout the whole stretch. The third improvement is a truck by-pass from M-72 east of Grayling to Four Mile Road. This could be accomplished by improving either South Barker Lake Road or South Staley Lake Road or by extending Industrial Drive through the industrial park to Four Mile Road. Interstate Interchanges There are four interchanges on I-75 serving the Grayling area. These are at: City of Grayling/Grayling Townsh ip Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-4 • • • • Four Mile Road (southernmost boundary of Grayling Township and northern boundary of Beaver Creek Township) I-75 Business Loop (South end of City) North Down River Road Hartwick Pines Road (northernmost interchange). The two interchanges within or adjacent to the City limits are not complete interchanges. The North Down River Road interchange only provides a southbound exit and a northbound entry. The I-75 Business Loop interchange only provides a northbound exit and a southbound entry. Persons stopping in Gray ling while traveling through to another destination have no "easy-off. easy-on interchange near the City. This is believed to deter some travelers from stopping. It was a source of concern in every group at the Futuring Town Meeting. There should be a four-way interchange at North Down River Road. Both City interchanges should be rebuilt to provide full access in all directions. In order to make best use of limited resources, these improvements should be made following the priority of improving the North Down River Road interchange first. The City and Township should also take whatever steps are necessary to retain railroad service and air service to the City, and where feasible, to expand the range of services available from these facilities. In addition, M-72 and the I-75 Business Loop through the City should be improved at the three-corner intersection of both roads and as the Business Loop (James Street) crosses the bridge over the AuSable. These safety improvements will also lessen congestion and help with traffic flow. In making these and related transportation improvements, the City, Township, County and State will respond to the greatest needs as financial resources become available, based upon the following: • The degree to which the improvement is needed to protect public health and safety or preserve or achieve full use of existing facilities. • The degree to which a project represents a logical extension of existing streets or roads within an area of the City according to its intended land use and services level. Sewer and Water The City of Grayling provides sewer and water service to an area roughly within the City boundaries. Public sewer and water service have the effect of promoting new industrial or residential development. Sewer and water extensions can be paid City of Grayling/Grayling Townshi p Master Plan C hapter Eight: Public Services & Intergovernmental Relati ons Plan �8-5 for by either the community as a whole or wholly or in part by the developers of property that would benefit from a sewer or water extension. The City of Grayling consumes about 843,000 gallons of water per day. The municipal system has a capacity of about 1,500,000 gallons per day. The municipal sewer system has a capacity of 550,000 gallons per day and is currently processing about 400,000 gallons per day. The provision of public sewer and water facilities should occur in conformance with the Future Land Use Plan and in the interest of the community's health, safety, and public welfare. Since much of the undeveloped land abutting the City is characterized by soils which, with some exceptions, permit septic systems on larger lots, the goal of permitting more intensive development of these lands will require public sewer and water. It is the policy of the City of Grayling and Grayling Township to: • Extend City sewer and water with the cost paid by the serviced property as the need exists and consistent with adopted City service policies • Identify areas for sewage lagoon expansion and new public water well construction and reserve land as the opportunity presents itself and revenues are available to pay for these new facilities • Establish and maintain a public sewer and water service boundary and then extend the boundary only as new development occurs consistent with the policies for the location and timing of new development. • Approve land development projects involving single family homes in the Township at no more than three dwelling units per acre in any zone allowing residences, and to not allow nonresidential development larger than 50 employees within the growth boundary unless connected to public sewer and water service. • Not extend City sewer and water outside the boundaries of the outer growth boundary, and inside only in a phased manner consistent with other pertinent policies in this Plan. '\ It is the policy of the Township of Grayling that areas outside the service boundary of City sewer and water be developed using on-site wells and septic systems or community well or packaged treatment systems approved according to standards of the Michigan Department of Environmental Quality and the County Health Department. City of Grayling/Grayling Townsh ip Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-6 Stormwater Management As the land surface is covered by buildings, parking lots and other impermeable surfaces, the quantity of stormwater runoff increases. The soils and vegetated landscape which previously absorbed and slowed much of the water associated with storms are gone. Unless specific preventive measures are taken, these conditions encourage increases in runoff flow, soil erosion, sedimentation and pollution of area water resources, as well as some flood potential. Though these conditions originate from site-specific circumstances, their cumulative impact can extend to the entire community and communities beyond if within the same watershed. Inadequate management of stormwater produced due to land development and urbanization threatens public health, safety, and welfare through life threatening flood conditions, contamination of groundwater resources, deterioration of water-based recreation facilities, and damage and loss of property values. In contrast, stormwater management aims to minimize flood conditions, and ensure the quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is adequate. S tormwater management has not been an acute concern to the Gray ling area due to the highly permeable, sandy soils, large areas of wetlands capable of holding large quantities of stormwater, and the relatively low intensity of development. Largescale development which is characteristic of some industries and commercial centers can create localized stormwater problems. It is the policy of the City of Grayling and Grayling Township that the following guidelines will be used in adequately controlling the quality and quantity of stormwater runoff associated with the introduction of new land uses: • Proposed land uses will not be permitted if and where the level of service currently provided by existing stormwater management infrastructure and/or existing drainage patterns would be decreased, unless necessary improvements to such infrastructure or natural drainage are first made. • The current level of service may vary from one site to another but will be generally defined as the rate, quantity, and quality of pre-development stormwater runoff. • All new and existing land uses must comply with all City, Township, County, State, and Federal regulations regarding stormwater management and soil erosion. • All proposed and existing land uses located on sites with slopes of 12% or greater shall take and maintain aggressive measures to inhibit the erosion of soils and sedimentation. City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-7 Support Services and Buildings Support services, as referred to within this Plan, includes all the public services a community may provide to its residents above and beyond sewer. water, roads and streets. In particular, these services include police, ambulance and fire protection and general government services such as tax assessment, cemetery care, code administration and governance services. The reference to these services as support services is not intended to suggest that they are of secondary importance but simply that they are of a different type than that of sewer, water, and street services. As community growth and land development increases, so does the need to extend police, ambulance and fire protection to more individuals, families, and properties. Similarly, as the demand for these services increase, so does the need for services administration and the need for property and buildings from which these services are administered. The Plan is intended to assure that fire, police protection, ambulance, and associated land and buildings, are available to provide for both the existing and future welfare of residents and property within the City of Grayling and Grayling Township. The following policies will assist the City in its pursuit of maintaining, and as necessary, improving the level of service for police, fire and emergency services: • The City will continue to provide fire service in conjunction with Grayling Township (and mutual aid agreements with other municipalities as needed) for fire service equal to the quality of service (fire rating of seven) in place at adoption of this Plan. There is no immediate goal of increasing the fire rating due to the need to convert from a volunteer to a paid staff. • The City will maintain police protection and emergency services at a level adequate to meet or exceed basic health and safety needs and expand the services as revenues permit. • The City will maintain property and buildings in locations necessary to provide appropriate response to calls for police, fire and emergency services. The Township of Grayling will pursue a policy of inter-local agreement in the provision of support services and buildings whenever it is mutually beneficial to do so. Recreation Strategy The Recreation component of the Public Services Plan is fulfilled by the separate 1996 Park and Recreation Plan, developed by Crawford County, which is hereby City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-8 incorporated by reference as an official part of this Master Plan. See Map 8-1 for the location of recreation sites within the Township. INTERGOVERNMENTAL COORDINATION In contrast to decades past when movement between communities was several days travel by stagecoach and the activities of one community had little impact upon the quality of life of other communities, we now Ii ve in an environment of microcomputers, vehicular and mass transit, telecommunications, and urban sprawl. People often live in one community, work in a second, shop in a third, and send children to school in still a fourth. And it all happens in the same day! Roadway corridors, employment centers, and retail trade centers link the activities of one community to the next and beyond. Similarly, the growth and development patterns of an individual community can easily and directly impact growth and development in adjoining and nearby communities. As a result of this regional pattern of living, a community does not exist unto itself but is intrinsically linked with the activities of adjacent communities and others farther away. This dictates the need for communities to cooperate and coordinate community planning and public service endeavors if improvements to quality of life are to be realized. Cooperation by adjacent local governments can result in the better provision of services such as health care, schools, infrastructure and public safety. Not cooperating can lead to the expensive duplication of services, competition for residents and businesses and a diminished quality of life. The Intergovernmental Coordination component of the Master Plan establishes the framework within which the City Grayling and Grayling Township will realize the benefits of coordination with each other and with area municipalities and agencies. It is the policy of the City of Grayling and Grayling Township for each to more effectively carry out its municipal and township activities and responsibilities within the regional context by implementing the following: • The City of Grayling and Grayling Township will develop common procedures whereby both communities and Crawford County are provided the opportunity to comment on amendments to the City's and the Township's Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, capital improvements plan, and related ordinances and programs of the City and Township any time amendments may have impacts on public services or land use decisions of the other jurisdiction. • The City of Grayling will provide the opportunity for comment by adjoining jurisdictions on any development project within 500 feet of the edge of the City and will formally request Grayling Township to permit notice to the City and a City of Grayling/Grayling Townshi p Master Plan Chapter Eight : Public Services & Intergovernmental Relations Plan �8-9 • • comment opportunity on any development project within 500 feet of the Township border with the City. The City of Grayling will pursue the coordination and/or extension of public services to serve City residents and businesses, as well as abutting Grayling Township areas in the most practical and economically feasible fashion, if the demand exists, and in accord with the policies previously set forth in this Plan. The City of Grayling and Grayling Township agree to develop a procedure to deal with issues of greater than individual local concern, and to prepare consistent development guidelines and similar zoning procedures and standards wherever there is mutual benefit in doing so. station8 :\ winword\gray ling\gra ych8 .doc City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �Map 8-1 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project North '1f GtZfil C=:J Public Lands (State and Federa l) Privately Owned Land City of Grayling Boundary • • • Grayling Township Boundary RECREATIONAL FACILITIES 1. Lake Margarethe Forest Campground & McIntyre Land ing 2. Main Street Beach Public Access Site 3. Hanson Hills Recreation Area 4. Grayling Country Club 5. Public High School 6. Hartwick Pines State Park 7. State Forest Campground -· Au Sr1ble River Canoe Forest 8. State Forest Campground -- Burton ' s Landin £ 9. State Forest Campground -- Keystone Fores t 10. Stephen Bridge Road Public Fishing Site -Public Access Site 11. Kneff Lake National Forest Campground 12. Wakely Landing 13. Huron National Forest -- Public Access Site 14, State Fish Hatchery 15 _ Township Park •. Little League Ball Fields 16 _ County Fairgrounds -- Ball Fields 17 _ Grayling Elementary School 18 _ Grayling Middle School 19. Grayling City Park - �8-10 Map 8-1 Recreational Facilities in Grayling Township • City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �9-1 Chapter Nine IMPLEMENTATION PRIMARY IMPLEMENTATION TOOLS Relationship to Zoning The City of Grayling has a zoning ordinance adopted pursuant to the City-Village Zoning Act, PA 207 of 1921. Grayling Township has a zoning ordinance adopted pursuant to the Township Rural Zoning Act, PA 184 of 1943. The intent of these ordinances is to regulate the use of land to provide for orderly growth and development and allow the integration of land uses without creating nuisances. A zoning ordinance defines land use districts and regulates height, bulk, use, area of lot to be covered, and open space to be preserved within each district. Zoning is the principal regulatory tool used to implement a Master Plan. Because zoning is required to be based upon a Plan that serves to guide future land use decisions, the zoning ordinances of the City of Grayling and Grayling Township should be revised to reflect this Plan's new vision, goals, objectives, policies, and future land use proposals. However, the Zoning District Map of each jurisdiction and the Future Land Use Map (see Maps 7-1 and 7-2) for the respective community will not be identical. The Zoning Map reflects existing land use (where it is desirable to continue it) and areas zoned for more intensive use than at present where public facilities are adequate to accommodate more intensive use. In contrast, the Future Land Use Map reflects land use arrangements about 2025 years in the future. (See Section 10.10, p. 245-250, Michigan Zoning & Planning, 3rd Ed., by attorney Clan Crawford, ICLE, Ann Arbor, 1988). Areas outside the City limits of Grayling are subject to zoning by Grayling Township. It is a goal of this Plan that cooperative agreements will continue to be formulated between the City of Grayling and Grayling Township that anticipate expanded City infrastructure and future land use consistent with this Plan. In addition, Beaver Creek Township will need to be considered and included where appropriate. To that end, each of these jurisdictions, and all others abutting Grayling Township are encouraged to review their existing future land use plans contiguous to the City, and where inconsistent, to consider changes. Similarly, existing zoning in Grayling Township should be reviewed to ensure current zoning is not prematurely encouraging intensive use in areas that lack adequate public facilities. In particular, the density of residential development east of Grayling is generally too high in light of the fire prone nature of extensive Jack Pine in the area, the poor quality roads and limited fire services. Consideration should also be City of G rayling/Grayling Township Master Plan Chapter Nine : Implementation �9-2 given to adoption of identical zoning regulations by the City of Grayling and Grayling Township for areas that could be annexed in the future. This will prevent the creation of any nonconforming uses and establish a uniform mechanism for review of land use changes in these areas. An identical PUD zone could be developed for this purpose as has occurred in Frankenmuth and Frankenmuth Township. Relationship to Subdivision and Condominium Regulations The City of Grayling should update existing subdivision regulations following (or concurrent with) zoning changes to implement recommendations in this Plan. The enabling legislation that permits the enactment of such regulations is Public Act 288 of 1967, also known as the Subdivision Control Act of 1967. This Act allows a community to set requirements and design standards for streets, blocks, lots, curbs, sidewalks, open spaces, easements, public utilities, and other associated subdivision improvements. This update should wait the outcome of deliberations on amendments to the Subdivision Control Act in the 1996/1997 Legislative sessions. Condominium regulations should also be enacted pursuant to the Condominium Act, P.A. 59 of 1978 in order to regulate site condominiums, an increasingly common form of development. Grayling Township is encouraged to update existing subdivision and condominium regulations as the opportunity exists. This will be especially important if the Legislature enacts substantial changes to the Subdivision Control Act as were pending in fall 1996 (see SB 112). Grayling Township has no subdivision or condominium regulations and is encouraged to adopt such regulations prior to extension of City sewer or water into the Township. Such regulations are critical to ensuring quality layout of new roads and streets and proper connection with municipal facilities. Relationship to Capital Improvements In its basic form, a capital improvement program (CIP) is a complete list of all proposed public improvements planned for a six year period including costs, sources of funding, location, and priority. The CIP outlines the projects that will replace or improve existing facilities, or that will be necessary to serve current and projected land use development within a community. Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely manner. The use of capital improvements programming can be an effective tool for implementing the Master Plan by giving priority to those projects which have been identified in the Plan as being most important to the City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation �9-3 future development and well being of the community. All proposed capital improvements should be reviewed for consistency with this Plan prior to inclusion as part of a CIP. The Planning Commission of the Township should develop a formal capital improvement program for approval by the Township Board as part of the annual budgeting process. The City Council should continue to develop and annually implement a capital improvement program. Land Use & Infrastructure Policies A strong effort will be necessary to coordinate future capital improvement decisions and land use policies among adjoining units of government. As a result, proposed policy changes should be circulated for comment early. Likewise, proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Housing Program Depending on State and Federal requirements and available dollars, the City and Township may benefit from developing and implementing a housing rehabilitation program. The benefits of such activity may significantly increase as existing housing ages. However, more important in the long term may well be continued efforts to ensure the existing housing stock is maintained. ~ Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc.) is the basic building code adopted by the City and Township to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe, high quality housing and in minimizing deteriorating housing conditions. The City and Township should continue utilization of the BOCA Basic Housing Property Maintenance Code as a basic property maintenance code to regulate deteriorating influences which result from failure to properly maintain property and structures. The Housing Code should be updated and coordinated with a Rental Code. The City and Township should consider adoption of ordinances to decriminalize zoning, building, housing, rental and similar code violations to increase compliance using a parking ticket like approach. 11 PUBLIC WORKS FINANCING In addition to using general fund monies, it is often necessary for a community to bond to raise sufficient funds for implementing substantial public improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction, sidewalks, and public parking facilities. Common municipal bond types include: City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation �9--1- 1. General Obligation Bonds - full faith and credit pledges. the principal amount borrowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system). 3. Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. These traditional financing tools will continue to carry the burden for implementing capital improvements and efforts to preserve City and Township bonding capacity should be maintained. ADDITIONAL IMPLEMENTATION METHODS Other Planning & Economic Development Assistance The Township Planning Commission and the City Council should maintain regular communication with the County and Regional Planning Commissions on issues of mutual interest. These organizations should be encouraged to expand their County and region-wide planning and economic development efforts and to share relevant materials with the City and Township. Likewise a copy of this Plan should be forwarded to these agencies when adopted or amended. Managing Growth and Change The key to successfully managing future growth and community change is integrating planning into day-to-day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode ( or crisis decision making) is by planning and insuring the tools available to meet a broad range of issues are current and at hand. For that reason it will be especially important that the recommendations of this Plan be implemented as the opportunity presents itself (or revised as circumstances dictate). Many new tools may be made available to local governments over the next few years to manage the growth and change process (if pending legislation is enacted). It will be important for City and Township officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation �9-5 • Periodic Updating and Revisions As additional studies are undertaken and land use change occurs, the Master Plan should be updated to reflect the new information. At a minimum the Plan should be comprehensively reviewed and updated at least once every five years. Revision of Ordinances The City of Grayling's and Grayling Township's respective Zoning Ordinar ces should be reviewed and updated to be consistent with this Plan. If this is not done then the legal support for future zoning decisions is undermined. Each Zoning Ordinance should also be thoroughly reviewed and updated at least once each five years. All future rezoning actions should be consistent with this Plan. If they aren't, this Plan should be amended to reflect the policy change. station8:\winword\grayling\graych9.doc • • City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Grayling-and-Grayling-Twp_Master-Plan_1997 Creator An entity primarily responsible for making the resource City of Grayling City Council, Grayling, Crawford County, Michigan Grayling Township Planning Commission, Grayling Township, Crawford County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1997 Title A name given to the resource City of Grayling and Grayling Township Master Plan Description An account of the resource The City of Grayling and Grayling Township Master Plan was prepared by the City of Grayling City Council and the Grayling Township Planning Commission with the assistance of the Grayling Township Board of Trustees and the Planning & Zoning Center, Inc. in 1997. Contributor An entity responsible for making contributions to the resource Grayling Township Board of Trustees (consultant) Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Master plan reports Grayling (Mich.) Grayling Township (Mich.) Crawford County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/986d5f7ecf3d251563836905ee9de757.pdf 9608e3efc68dc2c90aa6f15aee47932e PDF Text Text · ~~~!:1~~;~~~~r~~r~~;:~~~::·~-: 0:- ~ - - _-- - - -~~:-~:-~- ~:~~~::--;~,~-: .... ..: • N; ;.:~ :: '_•'• • • CITY- OF GREENVILLE Master Plan I -I : ,,,. .. : __ ... -r-:-.. !.:~_"__:;.:i~- -~- . -·. -~--; ·_:-:- .. -· ~- ·: -~ : .... -~ ~ ..· ..:~ -·:\:-:ff Commission 1988 t· lr- �GREENVILLE PLANNING COMMISSION JAMES E. (GENE) ROLLO, CHAIRPERSON F. EDWIN O'BOYLE, VICE-CHAIRPERSON GARY R. STUMP CATHERINE LARSEN CHARLES O'DONALD VALERIA NICHOLS ROBERT HEWITT CAROLYN FRYE FORMER PLANNING COMMISSION MEMBERS WHO PARTICIPATED IN FORMULATION OF THIS PLAN. FRED ANDERSON CAROL YN SLOCUM ERIC JOHNSON THOMAS CHRISTENSEN ROBERT GEE VIRGINIA EVANS LARRY PAINTER �INTRODUCTION The Master Plan is the fundamental and official document which the City uses to set down its long rang~ goals. The Municipal Planning Act, Public Act 285 of 1931, as amended, and the City's Planning Commission Ordinance No. ·33, give the City Planning Commission the prepared, adopted, authority to prepare and adopt a pl an. When and maintained, this plan will become an advisory guide for the physical development of the City; providing the best possible living environment for the present and future residents of the City of Greenville. Because the social and economic structure and physical development constantly change, a periodic review and consideration of the contemporary trends must · be undertaken to determine the community's long term goals and objectives. the planning process. For this process to be effective, needs and desires of the people. This is it must reflect the It should interpret realistically the existing trends and conditions, and the dynamic economic and social pressures for change. In addition, public the plan must inspire approval and cooperation among agencies and citizens with the objectives set forth. the various of the City so that they can work in conformity The objectives of this planning process, and more specifically of the Greenville Master Plan, are to provide: 1. A comprehensive means of integrating proposals that look 15-20 years ahead to meet the future development needs of the City. 2. An official, efficient but advisory, uses industrial areas; Cll/am policy statement for of land for residences, encouraging business, parks, orderly recreation and and for coordinating these uses between each 1 and other, and �with other ~ecessary public facilities and services. 3. A logical basis for zoning, subdivision design, and for guiding the activities of the Council; City and public Planning improvements; Commission and the as well as facilitating other public and private endeavors dealing with the City's physical development. 4. A means for private organizations and individuals to determine how they may relate to the development activity and to the official city planning policies. 5. A means for relating the City of Greenville's plans to the plans of adjacent townships and to the dev,elopment of the region as a whole. The Greenville Master Plan will accomplish this assessing the community's characteristics. community's demographics, it's economy, transportation network, inventory and assessment, and planning studies and reports. steps. First, by natural resouices, of the and public opinion. community's facilities recreational opportunities, public utilities, other the several This will involve an analysis of the This will be followed by a review and analysis including the existing land uses, in public Master resources. In completing this Plan will utilize a number of previous This plan will not replace these efforts, rather it will coordinate and incorporate their recommendations into one comprehensive document. From this, the final sections of this plan are developed. The Goals and Objectives section will provide overall policy guidelines for the City. Cl I/am These lead into the Master Plan which will be described 2 in a narrative �form, and graphically presented on the Master Plan map. To the extent possible, specific policy and implementation guidelines and direction The Greenville Master Plan is intended to be long range and dynamic, long term goals and objectives looking possible to are presented. accurately 15 to 20 years forward. based on It is not anticipate all the divergent development pressures the community will face over the recommendations and objectives next 20 years. presented Therefore some component are necessarily general in scope to allow the community the flexibility to react as the needs of the future dictate. Its function is to guide growth and provide a framework detailed decisions can be to assure that related to the broader community-wide perspective. The specific policy and implementation guidelines that are incorporated in plan tend to relate to current needs. Cll/am more 3 this �COMMUNITY CHARACTERISTICS LOCATION SETTING Greenville is located in the southwestern approximately 30 miles northeast of Grand Rapids. portion of Montcalm County, Situated at the junction of M-57 (Washington Street) and M-91 (Lafayette Street), it is . the County's largest city and most significant commercial and industrial center. The community is nestled in a gently rolling active agricultural area; adjacent to the Flat River State Game area. The Flat River divides the City, and three small lakes located on the southwestern side provide a unique recreational and natural resource for the community. POPULATION AND ECONOMY The City has seen moderate growth over the past several decades, although it has not been at the pace of the surrounding areas in the County. Table 1 reflects these past trends. TABLE 1 POPULATION TRENDS AND PROJECTIONS 1960 1970 1980 1984 (Est.) 1990 (Est.) 2000 (Est.) GREENVILLE 7,440 7,493 8,019 8,430 8,650 9,400 EUREKA TWP. 1,470 1,938 2,303 2,581 3,000 3,800 35,795 39,660 47,555 49,757 52,700 59,150 MONTCALM CTY. Source: West Michigan Regional Planning, 1985 This reflects about a 7% growth from 1970 to 1980 and another and 1984. 1980 The estimates were projected by the West Michigan Regional Planning Commission. Cll/am 5% between 4 �County Of Montcalm City Of Greenville Lansing r f I Map1 Location Map City Of Greenville October, 1986 87477 --- �Long term growth trends reflect the same general direction with modest increases by 1990 of 8% over 1980, Recreation Plan confirms and another 9% by these the estimates year with the population for the City of Greenville of 8,740 people. treated as educated guesses. They The 2000. City's projection of 1984 a 1990 These figures should be are primarily intended to provide general guidance on the direction of growth for the City. Listed below are some key characteristics of the City's residents as identified in the 1980 census: --The age distribution through 6 -11%, for the City's ages 7 through 15 -14%, residents is fairly typical: ages 16 through 59 -53%, Ages 1 ages 60 through 74 -12%, and 75 and over -10%. --40% of the population lived in a different home in 1980 than they did in 1975. Just less than half moved in from outside of the County. This is a fairly normal population movement. --The average household income excluding in 1979 was $14,238 single family household was $18,732; (average family income average per capita income was $6,635). Table 2 provides a comparative analysis of selective social and economic characteristics for the City, County, and State. Cll/am 6 -- �TABLE 2 COMPARATIVE SOCIO-ECONOMIC CHARACTERISTICS % Graduated Greenvi 11 e Montcalm Cty. Outside urban areas* State of Michigan % living in 1975 Residence Same Different % Born in Greenv. Median Family Income % Family Below Poverty Level H.S . Col. 64.6 63.8 14.4 8.8 60 60 21 20 82 87 $18,000 $16,942 8.2 9. 4 69.3 13.4 52 27 77 $19,476 7. 2 69 . 0 14.3 56 26 72 $22,107 8.2 · Note: *Including places of 2,500 to 10,000 pop. outside of urbanized areas. Source: US Census - 1980 Greenville's regional economy was originally tied to the agricultural community . However, during the 20th century a non-agricultural durable goods manufacturing industry has developed. City's residents . Greenville. Table 3 reflects current Durable manufacturing In fact, is employment patterns of clearly the dominant activity in three of the County's four largest employers are located in Greenville. Two of them are classified as durable based manufacturers. TABLE 3 EMPLOYMENT CHARACTERISTICS Occupation Held Managerial/Executive Professional Technical Sales Service Admin. Support Farming Precision Producti on/repair Laborers Source: Cl 1/am No. ~ 300 378 73 310 383 394 43 9 12 2 10 12 12 1 341 961 31 11 Industry Employed Agriculture Construction Manuf. (Dur.) Manuf . (Non-Dur.) Trans./Comm. Wholesale \ Retail FIRE Business/personal services, entert. Profess i ona 1 Pub. Administration US Census - 1980 7 the No. ~ 44 100 1,097 188 101 62 586 179 3 35 6 3 2 19 5 169 557 84 18 1 5 3 �As with most rural areas, unemployment continues to be high. a comparison of Montcalm County and Table 4 identifies Greenville's unemployment for the past several years. TABLE 4 AVERAGE ANNUAL EMPLOYMENT/UNEMPLOYMENT RATE 1 9 8 0 1 9 7 8 1 9 8 3 1 9 8 5 County Grv. County Grv. County Grv. County 18,975 NA 20,300 3,375 22,700 3,750 22,425 3,700 # of Unemployed 2,625 NA 2,850 325 3,750 425 3,650 425 Unemployment 13.8 NA 19.0 16.5 11. 4 16 . 3 11. 2 Total labor force % Source: 9.5 Grv. Michigan Employment Security Commission, 1986 These figures represent significantly higher unemployment rates over both the region and the state for the same period. Table 5, and Economic Indicators by Sectors, reviews the strengths manufacturing dominates manufacturing activities the and local and other economic base of the community. examines the various economic sectors weaknesses economy. in local economies . Encouragement economic sector areas, of Again, non-durable would broaden the This would mitigate the effects of significant shifts in the State's economy, on the local economy. Cll/am 8 -- �TABLE 5 1982 ECONOMIC INDICATORS BY SECTORS Number of Establishments $ Payroll (Mill) Manufacturing 25 77.8 437.6 Wholesale Trade 21 4.5 137.8 114 7.1* 73.7 74 4.1 13.5 Retail Trade Services $ Sales** (Mill) NOTES:*Only establishments w/payroll, not including establishment w/out payroll. **Services - $ receipts for establishments w/payroll; Manufacturing-$ value of shipments. Source: US Census of Manufacturing, Wholesale Trade, Retail Trade, and Services Industries, 1982. NEIGHBORHOOD CHARACTERISTICS The quality of Census, the units were housing is generally good. most current and complete data available, considered overcrowded. In 1980, housing units with about two-thirds of them, 1980 for all housing types was about 4%; was 3.8%. single According to the 1980 U. S. only 2% of the housing there were owner-occupied. the vacancy rate for 3,235 year-round Vacancy rates in rental housing The types of housing units found in Greenville in 1980 included: 74% family residences; family of 10 or more units; 15% as multifamily of 2 to 9 units; and 4% for mobile homes. The Planning 7% as multiCommission feels, and building permit data indicates, that the percentage of housing units in the multi-family and mobile home categories has increased since 1980. Public and subsidized housing is available in the City and is provided by private parties and the City of Greenville Housing Commission. Cll/am 9 both �Reviewing building permit activity provides trends in both the housing and economic growth. since 1970 have an indication of more current Building trends in Greenville typically followed the cyclical fluctuations of the national and state economy. The annual number of building permits issued 94 a year (although it varies considerably, from year to year). has averaged Single family residential growth has fallen from an average of 18 new homes a year to about however, two new houses per year in recent years (see Figure l); only multiple-family construction has increased considerably in recent years. There have been a considerable number of permits to demolish over the past 14-year period surveyed - 1970 to 1984. industrial In summary, sufficient existing This has been a result of growth, expansion, and building and housing code enforcement. building starts since 1970 have fluctuated widely but appear to to keep pace with local demand for all types of uses. third of the permits issued each year are for improvements to existing (garages, building pools, additions). This Almost one building is a positive sign that the homeowners are improving their homes; thus preserving the quality of housing within the City. Cll/am be 10 �140- 120-+- Legend 100-+- ~ Residential • D 'O Q) ::J 8 0 -+- I?? fl) fl) Commercial, Office, Professional Industrial I Demolitions fl) ;t: ... E ~ 60 ~ :; . 40 ~ '" .:- ~ 20 +I O I 197 i j ry r:'.: I I111 " -□ i toH■ u_J ilJ~.□I loi ID J~1 ;r 1: " '; j I j 3 ! m!il i • 7 1978 1979 1980 1981 1982 1983 Years 1984 1985 Figure 1 Building Permits · Issued 1970-1986 City of Greenville WIiiiams & Works ________________________JI September, 1987 87477 I �NATURAL RESOURCES Greenville is located principally loamy in a gently sands. rolling agricultural the City, flowing north to south, resource. The identified in the publication: March 1976 . The region's 50, Three lakes; Baldwin, 100, Manoka, southwestern part of the City. lakes is are Como Lake the areas are Adjacent to the River a large wetland area. snakes river which Flood Hazard Analysis of the Flat River, and 500-year flood and River and is dammed at Franklin Street . The federal government has established flood prone areas for are Soils The most dominant natural feature is the Flat River and it represents the City's most unique natural through region. are located and identified. in the extreme just east of the All of these are environmentally unique, and should be maintained for low intensity uses. COMMUNITY ATTITUDE SURVEY In the first quarter of 1985, conducted. Five property owners. labels were surveys selected survey results was were mailed to a random sample of Greenville from each quadrant A 32% return rate was achieved with The residents The City was divided into four quadrants and (tax randomly opportunity. attitudes. hundred an attitude survey of Greenville can be assessment) to assure equal response a variety of opinions found in the Appendix. Briefly, and the survey reported: 1 An equal number of blue collar and white collar workers responded to the survey . 1 80% of the respondents work in the Greenville area. Cll/am 12 �• Over 75% have resided in the City for more than 10 years. • The major reasons they live in Greenville include owning property and prefer a small city. • 97% thought Greenville should continue to grow on a planned basis but did not have a strong opinion as to direction. • The majority thought new residential growth should be encouraged in the form of single family homes, senior citizen housing, and apartments. • 64% thought old, large single family homes should be allowed to be converted to apartments but with controls (parking) • Two basic reasons respondents shop for goods outside the City were better selection and less expensive prices. • About 90% thought downtown. the City should encourage more commercial development Commercial growth was also encouraged north and west of the downtown area. • There was a split decision when asked if parking meters discouraged shopping in the downtown area. • A majority of respondents indicated a desire to encourage more light industrial development. • Industrial development should be encouraged in industrial parks. • 72% of the respondents thought the City should develop more · recrea-tional areas and facilities. , The most stated facilities include parks/playground, and senior areas. Cll/am 13 a swimming pool, places for teens, �1 Major assets of the City include people, size of community, fire/police department, school system, community center, and appearance . 1 The greatest problems include traffic congestion, high taxes, snow removal, parking meters, and sewers and sludge disposal. 1 Sidewalks, curb and gutter were specific city improvement received a strong positive response. improvements received a mixed response, the most frequently . Cll/am 14 Funding questions sources with general tax funds which for· these suggested �COMMUNITY FACILITIES AND RESOURCES With an understanding of the basic charateristics about the people, the economy, and natural features of the community, we can turn to the man-made facilities and resources. This discussion will look at both the well tangible, as less cultural and political physical resources. facilities, These are important since they have a direct impact on the development and growth as all of the City . Existing Land Uses Map 2, Existing Land Use, throughout the City. In graphically portrays the distribution of land general, the commercial and industrial areas are located along major thoroughfares and are isolated from most residential Larger tracks City. No in areas. of land are available for development along the perimeter of the significant comments, uses the or critical Master Plan land section use conflicts of this plan exist. will Additional expand on this discussion. The existing single homogenous units. from family neighborhoods in the The character of the housing in City these are well defined as neighborhoods ranges new homes to older estate type structures built 50 to 100 years ago. larger estate homes have been the current planning process. subject of much A few conversation during alternative these structures, such as apartments or retail shops. these establishments. older homes into A change of this this owners of these larger homes have requested that the Planning Commission research and consider convert These apartment nature uses for The primary thought is to buildings could land or retail substantially business alter the tranquility of the existing neighborhoods in the City. Cll/am 15 L- �Within the City of Gr~envil~e ~he large dlder homes the community. ·' They are generally ·isolated in are scattered throughout the midst of a residential ·,.') neighborhood, of parking, thus making signs, adjacent to :l~e co~~ersion t9 ~ .retail center difficult in terms and traffi~ fl6w . "There is generally limited yard area these older homes, / thus making the provision of parking virtually impossible and placing an undue burden on residential streets. A potential reuse of these structures that could be considered is to establish a professional office (i.e. generates design studio, a~countant, limited traffic flows) on the lower level, utilized as a single family · residence. This could or other office which and the upper level to be be accomplished in these large older homes with special use approval which requires Planning Commission action after public comment is received from the surrounding neighbors. This alternative would restrict the reuse potential of this older homes, but allow an economical use of these homes and also provide sensitivity to the existing residential neighborhood regarding the reuse of the structure. Fire, Police and Other Municipal Services Greenville operates its own Fire and Police protection combined Department of Public Safety. These operations municipal complex which also includes the City Hall. the services under a are housed in the The recent expansion of administrative offices should ensure adequate space for a number of years. The Department of Public Works, Greenville Transit building, Fairplains Street. library the waste water treatment the new and the new water service building are located on The Community Center is is located on plant, located on Kent Road, and the s. Franklin Street. All of these facilities are fairly new buildings Cll/am 17 I.a. �School System The Greenville Public School system is currently comprised of three schools, a middle school, elementary school Recreation growth. Plan, in and the City. school a high school. Based on There is also one parochial population enrollment levels will elementary projections in the continue to exhibit modest School enrollment in the Fall of 1986 was greater than anticipated 1987 Kindergarten enrollment is exceeding earlier projections. the school system to reanalyze student projections for significant long term increases are not expected. and This has caused future years. However, The public school system is completing a three-building expansion program involving two elementary buildings and the high school. future is not With, these completed, anticipated; further expansion in the nor should the schools need to immediate purchase any additional land for the next 20 years. Utility Services Greenville enjoys quality. supply a plentiful Public water is available throughout the entire City. is a series of seven wells southeast side of the City. adequate source of all joined from a common aquifer on the future demand, and water quality is such that Long range plans call for an additional elevated tank to be constructed on the northeast side of the City near the industrial park. The current delivery system would allow immediate extension of waterlines if annexation were to occur. Cll/am The Groundwater supplies are currently more than to meet current and treatment is not necessary. storage supply of ground water which is of excellent 18 �School System The Greenville Public School system is currently comprised of three schools, a middle school, elementary school Recreation Plan, growth. 1987 in and the City. school a high school. There is also one parochial Based on population enrollment levels will elementary projections in the continue to exhibit modest School enrollment in the Fall of 1986 was greater than anticipated Kindergarten enrollment is exceeding earlier projections. the school system to reanalyze student projections for significant long term increases are not expected. and This has caused future years. However, The public school system is completing a three-building expansion program involving two elementary buildings and the high school. future is not With- these completed, anticipated; further expansion in the nor should the schools need to immediate purchase any additional land for the next 20 years. Utility Services Greenville enjoys quality. supply a plentiful Public water is available throughout the entire City. is a series of seven wells southeast side of the City. adequate tank to industrial park. future demand, are currently more than and water quality is such that Long range plans call for an additional elevated be constructed on the northeast side of the City near the The current delivery system would allow immediate extension of waterlines if annexation were to occur. Cll/am The source of all joined from a common aquifer on the Groundwater supplies to meet current and treatment is not necessary. storage supply of ground water which is of excellent 18 �The City of Greenville operates its own secondary sewage treatment plant. The sewage treatment system currently has excess capacity to accommodate additional growth. The existing sanitary sewer trunkline system is extensive and should be able to accommodate growth in all directions. However, many of the current sewer trunk lines were built during the 1930's and are beginning to deteriorate. Infiltration combined sanitary and storm sewer systems the treatment plant's capacity. from the river, are placing unnecessary demands For this reason, on the older trunk lines are being replaced and the sanitary and storm water systems are This and the older being separated. project will increase the treatment plant efficiency by eliminating storm water flows and river seepage into the treatment system, and allow the treatment plant to operate well below capacity into the future. Transportation The City maintains approximately 48 miles of streets. Except for about one mile, all streets are paved. the City. The Map 3 identifies the official transportion system for street system can be classified into three broad categories for planning purposes. The major streets are part of the local arterial and collection system and are functionally designed to facilitate intra-area traffic and provide connections to other arterials. traffic. The local street system is Their principal purpose is to move intended to provide local desired operating speeds of 25 to 35 miles per hour. Cll/am 19 access at �The two state trunk lines, M-57 and M-91, Lafayette (M-~1) running north/south, are the two regional arteries. intersect in the downtown area. and Washington (M-57) running In addition, east/west, Lafayette (M-91) is the major thoroughfare through the central business district with a majority of downtown businesses having frontage on this street. The Flat River runs through the downtown area; downtown streets that cross the river, important links and since there are only two Lafayette and in the transportation system. The Franklin, these are remaining street system generally runs parallel to these two major collectors in a grid pattern, interrupted frequently by the river's course. Traffic counts on Lafayette and Washington indicate a defined pattern. north of the Flat River on , M-91 average between 16,000 day. West of town on M-57, 15,000 -20,000 vehicles per day. substantially lower, to MOOT, near Hillcrest, Counts 18,000 vehicles per traffic counts average between Traffic counts south and east of the City are averaging 7,000 and 5,300 per day, respectively (according 1983 Traffic Record). From this data, it appears that the greatest traffic demands are on the north and west side of the City. The increase in motor vehicle traffic has also been a major concern City. Recently the City's Traffic Committee assessed the problem of traffic congestion and truck movements. It reviewed suggestions for the designation of truck routes along Hillcrest-Charles Streets, Avenue. It suggested and Walnut Street and the implementation of the new Charles-VanDeinse (if costs can be reduced), and consideration of one way movements and design improvements around the downtown. Cll/am VanDeinse investigating the use of Fairplain and Youngman-Backus roads as a truck route, connector streets of the 21 These suggestions met �with much opposition from the school district, citizens, and the Planning Commission. Other issues identified by the Committee include conflicts between pedestrian traffic and highway traffic. delivery vehicles, A review of the proper routing of service and directing pedestrian circulation, and locating parking lots, was also recommended. Parking itself is adequate with public and private parking lots, and on-street parking available throughout the downtown area. Several Railroad other forms of transportation are available within the City. provides daily freight transportation is rail service through the The C&O City. Public provided by a City operated demand/response system. system transports approximately 44,000 passengers annually. There is no The inter- city bus or passenger rail or air service available to the City. Non-commercial air service is available located three miles south of the City. lighted east/west Maintenance runway; building and and at the Greenville Municipal Airport The airport has one 3,700 foot paved and a 1,750 foot hangar space are turf, north/south, available. runway. One charter service utilizes the airport and it is also used for private general aviation purposes. The closest commercial airport is the Kent County International Airport, which is approximately 40 miles southwest of the City. Recreational Facilities The City of Greenville enjoys a large and facilities. acres. Cll/am The City owns varied supply of recreational and operates nine municipal parks, Park facilities encompass a number of uses 22 totaling 137 including picnic areas, �playgrounds, ball diamonds, jogging, nature, The City of Greenville Recreation Plan completed short range ski trails, and a public beach. in 1984, outlines long and improvements to these parks and provides an extensive inventory of existing private and public recreational facilities. Briefly, these facilities include: 1. Baldwin Lake Beach - Supervised public beach with concession stands, picnic facilities, restrooms and winter skating. 2. Alan G. Davis Park - Ball fields, cross-country skiing, tennis, picnic areas, nature trails, playground, concession stands, restrooms, and fitness and jogging course. 3. Franklin Street Park - Riverbank fishing, picnic areas, and bandstand. 4. Old Waterworks Fields - Ball fields. 5. Pearl Street -Playground, basketball, outdoor ice rinks, and picnic areas. 6. Tower Park - Playground, picnic areas, restrooms, Camp Wah-Wah-Tay-See {special group camp), downhill ski area, and public boat landing. 7. Veteran's Memorial Park - Tennis and basketball courts, horseshoe wading pool, playground, picnic areas and shelters, and restrooms. 8. Friendship House Park - Cll/am Paved walkways and picnic areas. 23 pits, �9. Jackson Landing - Canoe launch and picnic area. 10. Heritage Park - Benches, sculpture and fountain. 11. Edwards Creek Park - Roadside picnic area. Map 4 graphically locates these facilities. Major needs identified in the Recreation Plan include improvements at Alan G. Davis Park (little league and women's softball fields, play areas, and parking facilities); additional neighborhood park land for the extreme southwestern portions of the City; tennis and soccer facilities, Citywide; more and a multipurpose recreational center, which would include an indoor swimming pool, gym, exercise and weight room, racquet ball courts. and These items are detailed in the Recreation Plan which is available for review in the City offices. Economic Development Resources The City has utilized three major tools to encourage economic development: Downtown Development Authority, Economic Development Corporation. taxing and bonding authority, Tax Increment Financing (TIF). from increases in the Tax Increment Finance Authority, The and the The Downtown Development Authority (DOA), has but generally uses a method of financing called This approach captures growth in taxes resulting property values in the DOA Development area. The Economic Development Corporation (EDC), is a financing vehicle which can issue tax exempt bonds for private entities or participate programs. However, the 1986 in federal economic development Tax Reform Act has severely restricted the use of tax exempt bonds for private activity uses of a non-manufacturing nature. Cll/am 24 �■ I I, I The Tax Investment designated areas Finance Authority (TIFA) similar to the DOA. has an park on the City's active DOA which developed three improving the business climate in the downtown area. improvements to streets, increment parking lots, northeast These plans outline future and sidewalks and include planting of The DOA is also participating with private interests in retail-commercial building. and alley improvements, tax increment the development acquisition, of a district as The ODA has established a its major source of funding along with federal and state agents. -Revenues captured for the first been sufficient to kiosks, etc . ). Longer range plans call for parking lots and new retail developments. financing edge. plans geared towards street trees in addition to providing street furniture (benches, renovated in The focus of the TIFA is the Greenville west commercial area and the industrial Greenville can capture tax support the downtown and the renovated building. As several years beautification projects, future revenues have property increase, more projects will be completed. To date, firms Greenville's EDC has not been very active, having applied for EDC assistance. private activity tax exempt bonds, with only a few private With the tightening restrictions on the EDC may function less as a financing vehicle and more as an economic development planning and facilitating agent of the City. Cll/am 25 ~ �- Other Community Resources Several other community facilities are located in the City. a public library located on South Franklin Street, East Kent Road. The Community Center offers activity facilities to the general community. City Hall. beds. It , also Ambulance service is based Historical and a community center on seminar, and there, social with 40 additional provides emergency care facilities, Society operates the Franklin at the river. meeting The District Court is housed in The Community Hospital has 66 acute care beds, extended care The City operates and Aero-med service a County is available. Flat River Historical Museum, The located on Forest Home Cemetery is located off East Baldwin Lake Drive, across from Baldwin Lake. The Greenville Housing Commission administers programs, including 35 single family Friendship House. related 20 townhouse units, and the Friendship House is a 2-building complex providing 81 of subsidized housing. the National homes, a variety of housing Other public facilities located within the City include: Guard Armory, and the Montcalm County 4H Fairgrounds. these facilities are located on Hillcrest at the West end of the City. resources are located on Map 4. Cll/am units 27 Both of These �GOALS AND OBJECTIVES The Planning Goals and Objectives provide the policy guidance for the Master Plan. As Greenville; represent such, they represent the values and desires of the citizens of values which must be reflected in the plan in order for it to truly the people. values or desires, While goals are intended to be general statements of objectives are more specific as to timing, quality, and quantity. The Planning Commission, as appointed representatives of the community, has developed these planning goals and objectives for guiding future growth the City. It is in felt these goals will provide a strategy to improve the City' living environment by taking full advantage of the area's assets. LAND USE GOALS: * Maintain the character of Greenville as a low rise, low density residential community. * Develop the most desirable and economical pattern of land utilization in order to allow for the economic provision of community facilities. * Designate and reserve industrial sites in locations which provide room for expansion, accessibility, and protection from encroachment by other land uses. * Designate and reserve land for future retail centers which will provide adequate off-street parking, convenient access, facilities. Cll/am 28 and attractive shopping �* Improve public recreation facilities and opportunities. * Encourage buffer strip development to separate conflicting uses. Land Use Objectives Review and update the Zoning Ordinance to conform with the objectives of this Master Plan by 1989, and review and update every 3-5 years thereafter. Review and update the subdivision control procedures to conform with the objectives of this Master Plan by 1989 and review and update every 3-5 years thereafter. Implement downtown development plans calling for streetscape and parking area beautification and renovation of commercial properties by 1990. HOUSING GOALS * Ensure a safe and adequate supply of single and multiple family housing units, corresponding to demand and income levels and in ~onjunction with a policy of coordinated street and utility extensions and improvements. * Encourage residential development based on the neighborhood concept which provides that residential neighborhoods shall be designated and located such that safe and convenient access is provided to nearby churches, schools, parks, shopping areas, and other community facilities. * Promote the location of future housing units in such a way that economical public sewer and water can be provided along with other private and public utilities. * Promote low density residential development. Cll/am ......__ 29 �Housing Objectives: Rigorously enforce building, housing and fire/safety codes to bring all non-conforming residences up to housing code standards within 10 years. Permit through a special use process the adaptive reuse of larger/older homes in a manner which is consistent with the neighborhood pattern by allowing office use sides in the area between the river and Washington, of Bardy and Franklin; and from the river to East Oak, both to include both sides of Clay, Webster and Smith -all providing conforming off-street parking. Revise residential density and unit size requirements ordinance to coincide with in the zoning the low density goals of the Planning Commission. TRANSPORTATION GOALS: * Promote a transportation system which will facilitate the movement of vehicular and pedestrian traffic in a safe, convenient, and economical manner. This includes paved streets, sidewalks, and curb and gutter on all City streets. * Institute a policy of limited exit and entrance points on major thoroughfares. Iransportation Objectives: -- With respect to truck routing, undertake the following activities: 30 �1) Pursue discussions . with (MOOT) and entire area the Michigan Department of Transportation Eureka Township to develop permanent truck routes in the including, if necessary the VanDeinse to Charles connector. 2) Recommend ordinances empowering local law enforcement personnel to ticket violators of truck route network ultimately developed. Install the following traffic improvements by 1989 to accomodate current truck traffic until a permanent truck route system is developed with MOOT and Eureka Township 1) Widen Charles Street at Lafayette and increase the turning radius on the northwest quadrant of that intersection to provide proper westbound truck turning room. 2) Install wider turning radius on the northwest quadrant of the intersection of Lafayette and Washington to provide proper west bound truck turning room. It should be noted that although this intersection should from the truck route be removed improvements are system, the intersection badly needed by local truck traffic and passenger vehicles. 3) Install wider turning radius on the southeast intersection at Lafayette and Fairplains to provide quadrant of the proper eastbound truck turning room. 4) Install wider turning radius on the southeast quadrant of the intersec- 31 �tion of Lafayette and VanDeinse to provide proper eastbound truck turning room. 5) Widen VanDeinse at Walnut to provide proper turning room for westbound truck traffic, of that install wider turning radius on the southwest quadrant intersection to bound trucks, provide proper truck turning room for south and widen the southeast quadrant of that intersection to provide proper turning room for trucks bound for the industrial park. COMMUNITY FACILITIES GOALS: * Acquire and develop land for a system of parks and recreation facilities, strategically located so that all areas and age groups are served. * Provide public sewer and water services, adequate in quantity, to meet present and anticipated future demands for fire protection and household, business and industrial use. Community Facilities Objectives: Implementation of the City Capital Improvements Program as approved by the City Council. Implement the Recreation Plan Improvements with priority given to completing improvements to serve the Greenville West Development, and the expansion of Veterans and Pearl Street parks by 1993. Cll/am 32 �GOVERNMENTAL GOAL * Encourage the continuing communication and cooperation with surrounding communities with respect to solving mutual problems and opportunities. Governmental Objectives: The Planning Commission will meet regularly with planning bodies in Eureka Township and Montcalm County to discuss areas of mutual concern. Support the efforts of. the DOA, TIFA, and EDC to attract at least one non- durable/light industrial facility annually using PA 198 of 1974, PA 450 of 1980, PA 197 of 1975, and other incentives as appropriate. CONTINUED PLANNING GOAL * Implement a program of periodic review and amendment of the Master Plan and amendments as necessary to ensure adequate control and direction over future growth while maintaining a progressive and subdivision regulation, up-to-date zoning ordinance, capital improvements program, and other studies or ordinances as required by changing conditions and trends. Continued Planning Objective: Annually prepare a report which highlights assessing the City's efforts at implementing this plan, Master Plan as necessary. Cll/am previous year's 33 activities, and updating the �The Planning Commission will meet periodically with such organizations as the DOA, TIFA, Board Chamber of Commerce, of Education, Downtown Retailers Association, and the City Council. The purpose of these meetings will be to keep the Planning Commission informed on community needs and opportunities. Cll/am EDC, a broad spectrum of �MASTER PLAN PLANNING CONCEPTS AND DIRECTIONS Maj6r concepts which serve as the basis for the land use areas illustrated in the Master Plan include the statements, previous sections of this document. assumptions are those locating the the Greenville west commercial business industrial the in the Plan update. Among these industrial area in northwest and northeast corners of the City, area, found Other major plan concepts include planning and zoning decisions made prior to this Master decisions and goals development, the central area at Fairplains and Washington Street, the network of City parks, and the established pattern of residential neighborhoods. The Master Plan recognizes that the growth and industry expansion of local has created a need for additional affordable housing. has provided more acreage for multi-family housing as well as and area The Master Plan preserving the single family character of existing neighborhoods. The central commercial and office area has been enlarged to encourage expansion and opportunity. is designated. Immediately adjacent (east and west) a buffer/transition An office area to the east and southeast providing opportunity for new construction or conversion of existing this area structures to office use. In area older homes may be converted to office uses or multi-family uses provided off street parking and signage requirements are observed. A major transportation consideration is alternative interim and permanent routes through the City. The recommendations of the Planning Commission are set forth in the Transportation Objectives in the preceeding section. Cll/am truck 35 �FUTURE LAND USES Future land uses are identified on Map 5 of this Greenville Master Plan. A more specific description is outlined below. Industrial. The areas designated are planned and zoned for industrial growth. Types of uses envisioned for these areas include so-called clean manufacturing and fabrication, assembly, packaging, printing, reproduction, transportation, storage and warehousing types of industrial uses. With the expansion of the multi-family areas, a market for mini-storage areas may be created and should be included as an industrial use. New industrial development and reuse of existing promoted. Although lacking a convenient Greenville has much to offer new industry. the City's vacant facilities should be Interstate Highway connection, The business retention efforts of economic development staff and the Chamber of Commerce should take full advantage of the available industrial land. To the extent these efforts to retain and expand the industrial base are successful, the diversity and health of the local economy will be enhanced. Commercial. Commercial areas illustrated on the Plan map reflect the where long-term commercial growth is encouraged. they exist today - planned and zoned. locations The bulk of these areas are as Expansion potential exists within these areas and the Planning Commission and the Downtown Development Authority should continue to coordinate plans and ideas for the enhancement of Greenville business downtown and in neighborhoods and strip commercial developments. Cll/am 36 �The strength of the downtown commercial base is vitally important to the overall health of the community. For greatest impact, the retail core should remain concentrated and significant retail expansion should not be encouraged stronger downtown emerges. However, developments must not be ignored as might a existing neighborhood and strip commercial these provide convenience otherwise leave the area but for their existence. to beautify the downtown area, until shopping that The efforts of the ODA improve it convenience and fill vacant stores should be supported. Office. The The office areas designated on the Plan map reflect a two-fold purpose. first is to provide a land use separating high and low intensity uses of land and the second is an opportunity to convert large, older single family dwellings into a reasonable use without altering the architectural character of the area. Such uses would include professional offices (i.e., CPA), design that the studios, and other similar low traffic uses. Zoning Administrator review each project site attention given to parking, medical, legal, It is recommended plan with special character of site and area, and surrounding uses of land. Residential. in The Master Plan map graphically illustrates several this category. Future uses of land (parks, is somewhat limited. Available land for There are density residential vacant land north of W. Hillcrest churches, schools, home should be closely reviewed to determine their long-term impact on the neighborhood and surrounding area. development areas All of the areas are established residential neighborhoods. non-residential occupations) large Street and Youngman Road, new single family approximately 42 acres of low Washington Street between S. a 37 acre parcel on Kent Road (only 17 acres of which are not wetlands and are developable) and a few smaller tracts, Cll/am 37 �most of which are planned for multiple residential. The demand for good quality single family housing appears to be strong and the City could encourage development by participating in some of the pre-development costs of a constructively phased development. The City's Zoning Ordinance provides for minimum unit sizes that could in severely undersized units in high density projects. result This is a reflection of prior development and zoning dec,sions that are no longer feasible or desirable in the local market place. The Zoning ordinance should be revised to remove or amend these obsolete provisions . In the area of converting older single family houses to multi-family units, the Zoning ordinance should be amended to provide for such as a special use. Such conversions can dramatically change the character of older neighborhoods if not properly supervised and controlled. Minimum unit sizes must be be provided. conversions Off street, rear or side yard parking must increased to prevent abusive resulting in as many as six or eight small apartments in one large older building. Street System. The street system incorporated into the Master Plan is designed to facilitate the movement of through and local traffic in a safe, and economical manner. Major streets include M-57 (Lafayette), Baldwin, Hillcrest, Charles, VanDeinse, Walnut. convenient (Washington), Fairplains, Marvel, and A Charles-VanDeinse Connector has been suggested to improve traffic flow. A permanent truck route is to be established by the City, MOOT, and Eureka Township. Cll/am M-91 38 �IMPLEMENTATION There are a variety of different ways to assist in making this plan The Goals a reality. and Objectives provide a framework for making decisions. that process, To aid in several traditional and less traditional resources are available. This final section of the Plan, will briefly review some of these tools. Regulatory Actions: * Zoning Ordinance Review and Revision this is critical to ensure that the Zoning Ordinance is consistant with this land use plan. * Subdivision Control Procedures - similarly, this should be reviewed to ensure that future developments are consistent with modern principles of land use planning. * Capital Improvements Planning - this is a six year program which prioritizes major capital improvement projects and will assist in focusing specific direction in implementing this Master Plan. * Building and Safety Code Enforcement - this ensures that the current housing and building stock is maintained in a stable condition and minimizes deterioration. * Planning Commission Authority and Map Improvements Act - these public acts provide the authority to review projects before they are implemented to ensure that they are consistent with this plan. Public Facilities and Resources: * General Obligation Bonds - for major public improvements. * General Revenue Bonds - through the City, the Economic Development Corporation Cll/am 40 �and Downtown Development Authority or Special Assessments Districts providing financing for municipal projects. * Tax Increment Financing - by using the Downtown Development Authority or Tax Increment Finance Authority to capture growth in tax revenues. * Industrial Tax Abatements - under Act 198, Public Acts 1974, which will provide incentives for a new industry or rehabilitating existing industry. * Michigan Municipal Bond Authority will purchase small municipal bond issues resulting in lower overall borrowing costs. State and Federal Resources: * Small Cities Community Development Block Grant Program and UDAG - these programs provide discretionary grants and loans for economic development and planning projects. * Land and Water Conservation Fund/Michigan Natural Resources Trust Fund - for providing recreational facilities. * Michigan Outstate Equity Fund/Michigan Council of Arts Grants - which provides resources for cultural and art projects. * Historic Designation - this can provide technical assistance and rehabilitation tax credits. * Michigan Strategic Fund - to provide assistance, technical information, and bonding authority. Private Initiatives: * Joint Ventures and Private Sector Syndications - To promote public projects by using private sector capital. * Private Purchase and Lease Back - Again, Cll/am 41 using private resources to finance �and lease-back public facilities. * Private Foundation and Local Business Donations - efforts should be made to ' encourage local participation from private busi~ess within the c{ty and from foundations within the community and outside the area. Coordination Public participation and coordination with other organizations critical in ensuring that the planning process works. also The Planning Commission should encourage a maximum amount of participation planning organizations, is municipal and county agencies, and work with other as well as state ' officials. This effort would provide a useful interests. As indicated previously, the Planning periodically meet with -like planning bodies County. exchange of ideas Commission in Eureka Twp. The purpose of these meetings should be to review matters fields as economic development, downtown redevelopment, appropriate should and Montcalm of mutual concern (i.e. truck routes) and to develop agreement on joint action. specialized In such transportation development, These meetings can serve to the Planning Commission aware of the activities of these organizations staff and their impact on this document. can or the Planning Commission should meet periodically with staff and/or advisory bodies. staff resources and keep and In addition, these organizations and benefit from the more generalized perspective of the Planning Commission. In this connection, it must be remembered that the Planning Commission is not charged with the responsibility of developing specific expertise in all areas of local development. Rather, it is intended to serve a coordinative and advisory role to a number of public and quasi-public authorities and agencies. In this capacity, the Planning Commission can serve the important function of Cll/am 42 �information clearing house while, simultaneously, supervising the general direction of growth and development in the community. As a final mechanism to making this plan work, and updated regularly. On an annual basis, it must be reviewed, assessed, the Planning Commission should consciously consider what has been done to achieve the goals and objectives of this plan, and what has changed in the community to necessitate changes in the plan. This is the most important part of the planning process for if the plan is not reviewed, reconsidered, or adjusted, it will only have momentary value. It is the planner's responsibility to ensure that this plan becomes a living document. advocate Therefore, role in it is critical that the Planning reviewing, administering planning process. Cll/am 43 and Commission following play the through in this �REFERENCES The following list of documents, references in compiling this Plan. studies and reports were used as Copies of these documents are available in the City offices for review. 1. Recreation Plan, City of Greenville, March 1984. 2. Charles-VanDeinse Connector Phase I Report, Granger Engineering, Inc. January 1982. 3. Zoning Ordinance, City of Greenville, 4. Street Improvement Program, Adrain H. Effective November 1981. Koert, Traffic and Parking Consultant, November 1980. 5. Downtown Revitalization Plan, Gove Associates, 6. Parking and Transportation Plan, Gove Associates, Inc., August 1980. 7. K-Mart Economic Impacts Study, 8. CentralBusiness District Study, Michigan State University, May 1979. 9. Regional Analysis: Comprenhensive Planning Needs, West Michigan Region 8 Office, Inc., August 1980. October 1979. Regional Planning Commission, June, 1976. 10. Flood Hazard Analysis - Flat River, U.S. Dept. of Agriculture Soil Development Plan and Future Land Use, Current Master Plan, Conservation Service, March 1976. 11. Community Williams &Works, May 1975. 12. Traffic Survey Report, 13. Greenville 14. 1980 AAA Automobile Club of Michigan, Traffic Study, Greenville Traffic Committee, Census of Population and Housing; 1982 Census Wholesale Trade, Retail Trade, and Services Industries; of County Business Patterns, US Bureau of Census. Cll/am 44 1973. 1986. of Manufacturing, and 1980 Census �A P P E NO I X • l �FINAL RESULTS Mar:::h, CITY OF GREENVILLE Pl ANNING COMMISSION THIS IS A RANDOM SAMPLE OF THE RESIDENTS OF OUR CITY. MINUTES TO GIVE US YOUR THOUGHTS ANO IDEAS. 1985 PLEASE TAKE A FEW In order to assist the City Planning Corm,ission in the developm,rnt of goals, objectives and priorities to assure the sound future growth of the city, your opinions and answers to the following questions are needed. TO BE COMPLETED BY AN ADULT MEMBER OF THE HOUSEHOLD (PleasP. note - your name is not required.) 1. GENERAL INFORMATION 1 A. B. Male ill• Female lli• Married .2§.!i Single ill• No. in household Are you ~ under 35; ~ 35-65; ~ over 65 What is your occupation? Blue Collar Employed now .?.il• Unemployed now 49\ Il._; tihite Collar 51\ Retired 2 3 4 5 6 - I ~;. - -1::, - L:?\ - 14 ·• 12\ 1\ J9\ C. Where does the principal wage earner in your family work? (Please name City.) Greenville 80\ Grand Raoids 10, D. How long have you lived in Greenville? o - E. Why do you live in Greenville? ~1.L Prefer small city li..:i.L Home town ~l...!..... School system 10 years 24.S\; 11 - 20 years 24.51.; 21 - 40 years 27.5\; over 40 y~ars 2J.3\ (ch@ck one or more) ; 7 Close to r@crP.ational areas ~.::_ Own property Other tJear work I relatives 1 :,eople job opt!nin<JS F. Should Greenville continue to grow on a. planned basis? Yes~; No~ North --21!,_; East~; South~; West~; All. directions~ G. Over the past five years, the City of Greenville has experienced much growth. Do you feel this growth has been good for the City? ~Yes;,:!_NO H. In your opinion, this rate of growth has been: lli Too slow 12, Too fast -21! Just right 2. RESIDENTIAL GOALS A. Should the City encourage new residential development? ~Yes;~No B. Should the City ~ill Single ~...fil Senior ; ~ Mobile encourage: (check one or more) family homes J49 Apartments ~itizen housing ill Duplex home park 1124 Low income housing C. Should old, large singll! family homes be allowed to be converted to apartments? Yes, out wi~h controls. �I ► 3. COMMERCIAL GOPLS A. If you shop outside the Greenville area, why? 1..2.l Less expensive Other ~ B_e tter service parl:i :1g meters, like malls better, ill Better selection sccc i a 1 tv shrms. B. How often do you make major shopping trips outside the Greenville area? _11_ weekly;~ monthly;_ other Varies c. Should the City encourage more commercial development? E2l Yes; l.ll No ---..--------- If D. what kind? Restaurant, ilalL Deuartment Store, Retail, Shoe :store where? Downtown, West Greenville i,orth Greenviile Does metered parking discourage your shopping in the downtown area? ill Yes; fil No SO, 4. INDUSTRIAL GOALS A. Should the City encourage more industrial development? ~Yes;~ No If so, what type should it be? (Check one or more) 2.!,! Light man~facturing Other and warehouseing Any Kind, hi9h tech ~ Heavy manufacturing B. Should the City help by providing utilities or roads? ~Yes;~ No C. What are your feelings about the location of industry? (Check one) d7\ Should all be in controlled 13, No restriction on location industrial parks? Cornnent: __1J_o_t_1n_r_e_s_i_d_e_n_t_i_a_l_a_r_e_a_s_._ _ _ _ _ _ _ _ _ _ _ _ _ _ __ 5. RECREATTON GOALS A. Should the City encourage more recreational areas and facilities? ~Yes;~ No;~ in the City;~ nearby B. What type of recreational facility do you feel is most needed? ::;wimm1nq Pool, pl.1c:c's for tc:ens, parks / play9round 6. I csee Attac :1menc1 seniors area What do you feel are the greatest assets fn the City at this time? (S=e Attachm.,ncJ People, size, Fire / Police Dept., school system, community center, appt!arance. 7. What do you feel are the greatest problems in the City at this time? Traffic congestion, high taxes, snow removal, parking meters, sewer sludge diposal. 8. Additional comments: csee Attachment) & �9. FUNDING A. Do you think the City is getting its fair share of: 60\ FP.deral funds; 40, State funds 8. Do you think the City should agressively "go after" such funds? _ill Yes; lli No C. Do you think G~eenville taxes in telation to benefits received are: ~ High; fil Average; .l.!... Low (Remember. your tax bil 1 inc 1udes taxes for schoo 1s. city services, ar.d county requirements.) 10. COMMUNITY IMPROVEMENTS A. Do you support a sidewalk improvement program in Greenville? ..JJl." Yes; ~ No 8. If so, how should this be funded by? 1.§l General tax funds m Specific tax earmarked for sidewalks ~ Spt>cial assessment _ Other (please specify) 1 1, Donations In<.iividuals oay, federal; st;ai;e fJ!ods C. Do you s·upport a curb and gutter i mprovemt>nt program in Greenv i 11 e? ill Y~s; .ill No If so, how should this be funded? 57\ General tax funds 22!. Specific tax earmarked for"sidP.walks ~ Special assessment _ Other (please specify) a, Donations Individuals nay, ~ederal/state funds D. MOTE: RESULTS OF THIS QUESTIONNAIRE WILL BE REVIE',IEO AT A PUBLIC MEETING AT THE CITY HALL TO BE HELO ON MARCH 13, at 8:00 P.M. TELL YOUR FRIENDS. Please refold this questionnaire so that the City Hall address and stamp is visible. If you desir~, remove your namP. and address label from the auP.stionnaire. Staple or tape the questionnaire and place in the mail. Thank you for your corrments. GREENVILLE PLANNING CO!'MISSION �ATI'ACHMENT /sb. Types of Recreation areas ·needed: 2x 28x 4x 4x 6x 7x 4x 16x 3x 9x 4x 2x 2x 2x •• Cycle paths Swlmming Pool Picnic Area Tennis courts Ice Skating Baseball E' ield Camping Skiing Places for Teens Spa/Gym Parks/Playground Recreation for Senior Citizens Movie Theatres Dances Multi-use Facility Family Oriented AuditoriWll ~ackel:ball courts Walking ?aths Educational Programs Greenville's Assefts 5x Bx 5x 1 l:< llx 20x 2x 7:< 5x 2x 2x ax Bx 3x 2x 5x 1 lx ox 2x 6x 9x 2x 3x 2x J,c Jx 3x Jx Appearance Fire/Police Department City Management Size PcoplEi School System Danish Festival Churches Clean l!ospitAl L.1.brary Location Industry Parks/Playgrounds Low Crime Rate Progressive CoffllllW\ity Good Shopping Areas Great Services 11ai.l Delivery Community Center West Side Expansion Rec. Areas Downtown Work Available Mei Jer Competition Now Cj,t~ Hall Small Town Living G.aneral Lay-out Business/Factories Parks Restaurants Close to Grand Rapids Dial-a-ride Baldwin Lake Public Safety Department No City Income Tax Broad Tax Base Transit Bus Best water Police and Fire Building 7. Greenville's Problems Sx 12x Sx 2x 19x 2x 3x 2x 2x 2x 6x 4x 4x 7x 2x 2x 9x Jx 7x Jx 3x 6x 2x Jx Jx Poor Snow Removal City Managers are poor administrators Lack of traffic lights Need different route for Semi's Tratfi~ cony~st.1.on parking close to corners-blocking right t~rn lane Dogs running loose Not clean-enough Too many slum areas Too many on Welfare Not enough industry No jobs for· teens Parking Meters Poor Police Department Drugs Sewer, Sludge Disposal Empty Building downtown Downtown merchants are afraid of competition Outdated Zoning Restri~tions Downtown revitalization No forsight in planning for future Not enough rec. areas for teens/children Air Pollution Resuurants close early on Sunday Too much tax al:latement on non-essential projects Not enougn sidewalks Sidewalks not maintained High taxes (they change from Township to Townshiµ) Need library expansion No curfew enforcement Decaying houses in older section of town Updradd of Baldwin 9each needed No promotion of rec. facilities Parking Need a city tax for Greenville Need fitness center City agencies interfering with private enterprise Need more retail clothing stores Need aggresaive retailers Poor water drainage in city Rundown apartments near downtown Property Taxes Too many ball fields Junk cars stores in back yards Refuge thrown from cars Poor enforcement of speed ll.lllit No parking near City Hall Danish F~stival Crime All the bars Tax Breaks for new business not old business ��-------~ 0 / I H O(IHS( □B~□□!B~ ~qJDDI ~ 1 □□ ~ ~DJ □ D~D1D □ R[SS ST ~1 I1 iiHlJ Di ·NGRC_s_sll. 8 ....,.,,J }_t TRVNK 6RANO lt'[Sf(NN ''""" ~u::-u~- . ~~::r -] =- .,...,c: IL-...J~~ ,□ ~ r--.c::; s...__ ~- ':D ~~. ~~ LJ1 ~,,----irri~ol '11_:]□a:o-.'.:J~in~-- ~~L:-~I 1 i- 1 Y. I'\ ~1,l n,, - ;~,:1i ~~1n , I :::Gl1 1 ~ 1 rn " § L_J ~ _ 1 - - - - - - -· § !. .: ~%!;1 : =, u 1u~ ~1, 1 ~~, ilol-===-=~· . 'J ~ JV00 I ~1L]CJ~1 _J - - ]Iell ~I~/~ Dip~ 8[NITA SI~ ~., ~t ~r~~C]I □□□ 5 ::I;1□,,,2'"'"'. ,~1,-/~Lll. i1□ I~□:□ 1L_fil LJ - !~ [ 2 .I ': ~□ l(un[" ~In!§I w • ·1c=i1 ~□ , .. c,:.:: ti SI I. &11CR•ooJ ,~ SI I/ R0SCw00~ ; s•~0 .-I 1 11 ~,Rl(R ~ -..cr+A_\!J/ OOOlAkO 1 -· _;---t1 0 Legend . - - - - - - County Line .. .... - - - - - - Corporate Limits Street Systems N - - - - State Trunk Line ■ ■ ■ ■ 1122zz111111121 County Primary County Local ==== Local · Street = = II Major Street Map3 1111111111 I Village Adjoining City or Street ® City Offices SCALE 1 0 1000 1000 JOO0 IT Transportation Map City Of Greenville Prepared by Michig?n Department or Transportation ---- 0 '"'--''""" October, 1986 �,- :;; 0 H O(IN S( □a~□□:B~ ·~ 1/D □ ,,lfflOfO □ c=J □,□□ ~1 ~ ~n n fili §11~ -~ ~ ~[]001 1 SI I ~~;;;::;;;:;;~ ~ Rl l( ROI O ~ ■■ SI J :;;11 :;;" 11 - - r ]IT ~~i ]~ ~,r m1~ 1111 2 11 I" IS ~]. 1· A g ----,r=iJ~=-c,- .,,-4SHt"IG10N 18: 1.2.'.'. 11 !1111illilllL.IUlLJUli"·" "ili',•,llliil!! .. llil-. , I.-. ~ - ' I I · ·'I 1 1 ~ l__1L 'LJ m:m,,,fi?,::::1,1 i... ~I DiLJ□□[ ~ L_:J~t ifr::::i~□: c=i 1~,? !e/1:j ~D, ,. "''" ~ -------1 ILJ lc uR(kA §I I c:=J1 s1 ~ 101 (V:J le s,1/ 0 &1,c ,•ooollg srII ~~IL- ~~ 1 \\ I\ l I · .. ' -~ ~• 0 I 1. [ill " &~~F·· - - Cily Hall • Public Safely Da vis Park Pearl Streol Park Old Water Works Field Frankl in Street Park Friendship House Park Jackson's Landing Veterans Memorial Park Camp Wah -Wah -Tay-See (Tower Mountain) I Tower Park J Baldwin Lake Beach K Edwards Creek Park/ Roadside Park L · Public Boa If anding M yanoe Launch A Alan G . B C D E F G H 5. Treatment Plant 6. Friendship House Residence_ 7. County 4-H Fairground 8. National Guard Armory 9. Hospital 10. Greenville Country Club (PVT.) 11. Fores! Home Cemetery 12. Community Genier i 3 . City • Transit Sys l em i 4. Co. Ambulance Base 15. Water Service Building School Property Olher (Public, Semi-Public) \\ '"I c:Ji 2. library 3. Fial River Museum 4. DPW & Waler Dept. Well Fields ~ Existing Parks CJD l . • OH• OO~ N a High School b Middle School c Baldwin Heights School d Black Field e Cedar Gresl School I Walnut School SCALE '0 lOOO 1000 JOO0 f r Map4 Public & Recreational Areas City Of Greenville Prepared by Michigan Department of Transportation -Williams & Works - - - - - - - - - - - - - - - - - - July, 1987 P.7;',77 �0 ., . r2··, ,: . ___ _ ,._ R R R ·. I , ,.., ,✓..,__ Qt,,, ~~,1 r L_J M-F Legend - - - - Co:.m~y line Street Sys!ems - - - S:31e Trunk Line =x====:r• Co~n:y ?r;r,:~ry ===C~ur.ty ~•I ~ ~.bj:::r S :reet === Vi::a~e A::}:::inir.9 c ;:y :,r S:reet 0 IT] Re~•den:,;,J I M-F j J..!ull, Far7l,;y" ~ Commc,c,al [TI ln~us:nal . [:QJ or:,ce [B Pu~!;c j . ·r Ma;:, 5 Master Plan c::y C:!i:e:. !y of Greenville Pr,....:J.Jf?C:;y Decem~er. f987 ;tevi:1ed ~ / !/ 9 0 I ill!:V:SE::> ,12:1,1 � 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 Greenville_Master-Plan_1988 Creator An entity primarily responsible for making the resource Greenville Planning Commission, City of Greenville, Montcalm County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1988-02-29 Title A name given to the resource City of Greenville Master Plan Description An account of the resource The City of Greenville Master Plan was prepared by the Greenville Planning Commission and Williams & Works and adopted on February 29, 1988. Contributor An entity responsible for making contributions to the resource Williams & Works (consultant) Subject The topic of the resource Master plan reports Greenville (Mich.) Montcalm 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/b9c8d352e175aa36a8b47b8bf02479c2.pdf f605d008baa720f2dbcbcf91952b6dca PDF Text Text ... I ie · Chapter 51 - I ~oni~; . -,;~-~ ~ ·-, l'~--~\ . :-'. ~.-·_.,-.:;~_,_-~. · , - ~ ... :,._...,i."t.- . - -:- .... -....~ . .- .,. ~-"f S . .5 -, ;· . ·'" . ·- ' ;-;. )_ .- - . ,: .-· ,,. ; ~ ~ -:... ·.~TITLE ·V ~ ZONl~G.rAND P~ANNING CHAPTER 51 ZONING ARTICLE I - SHOR T TITLE 5 . 1. Short Title . This Chapter shall be known and may be cited as the City of Ionia Zoning Ordinance . ARTICLE 1I - CONSTRUCTION OF LAXG UAGE A'.\"D DEF INITIONS G. 5 . Construction of Language. The following rules of construction apply Lo the text of this Chapter: (1) The particular shall control the general. (2) In cases of any clifforencc of meaning or implication between the tc:>rt ol this Chapter and any caption or illustra tion, the text shall control . (3) The word "shall" is always mandatory and not discretionary . The word "may" is pL•r missive . (-l) \\'ords used in the present tense shall include thC' future; and words used in the singular number shall include the plural, and the plural the singul::tr, unless the conll:xt clearly indicates the contrary . (5) A "building" or "structure" inc l udes any part thereof. /G) The phrase "used for" includc·s ''arranged for", "designed for'', "intended for", "maintained for" , or •·occupied for" . (7) The word ''person" includes an individual, a corporation, a partnership, an incorporated association, or any otlK·r similar entity . �~ _5_._G_·______________T_it_l_e_\_r___z_o_n_i_·n_g_·_a_n_d_P_la_nn__ir_ig_, f / (8) (9) Unless the context clearly indicates the contrary, wlwre a regulaLion involves two or more items, conditions, provisions, or events connected by tho conjunction ''and", "or", "either ... or", the conjunction shall be interpreted as follows: (a) "And" indicates that all the connected items, conditions, provisions, or events shall apply. (b) "Or" indicates that the connected items, conditions, provisions, or events may apply singly or in any combination. (c) "Either .. . or" indicates that the connoctc,cl items, conditions, provisions or events shall apply singly but not in combination. Terms not herein defined stall have the meaning customarily ass igncd to them. 5. G. Definitions - (A-TI) (1) Accessory Use. or Accessory: An "accessory use'' is a use which is clearly incidental to, customarily found in connection with, and (except in the case of accefsory offstreet parking space or loading) located on the same zoning lot as the principal use to which it is related. \\'hen "accessory" is u -eel in the text, it shall ha\·c· the same meaning as accessory use. An accessory use includes, but is not limitc•d to, the following: (a) Residential accommodations for servants and / or care takers. (b) Swimming pools for tbe use of the occupants of a residence, or their guests. (c) Domestic or agricultural storage in a barn, shed, tool room, or similar accessory building or other structure. (d) A newsstand primarily for the convenience' of the occupants of a building, which is located wholly within ., • f �5. 6 Chapter 51 - Zoning such building and has no exterior signs or displays . Storage of merchandise normally carried in stock in c onnection with a business or industrial use, unless s uch storage is excluded in the applicable district reg ulations. (f) Storage of goods used in or produced by industrial uses or related activities unless such storage is excluded in the applicable district regulations . (g) Accessory off-street parking spaces, open or enclosed, subject to the accessory off-sh·eet parking regulations for the district in which the zoning lot is located . (h) Uses clearly incidental to a main use such as but not not limited to: offices of an industrial or commerci al complex located on the site of the commercial or industrial complex . (i) Accessory off-street loacling, subject to the offs treet loading regulations for the district in which the zoning lot is located . (j) Accessory signs, subject to the sign regulations for the district in whicl1 the zoning lot is locatc>d . Alley:- Any dediculed public way affording a secondary means of access to abutLing property , and not intended for general traffic cir-eulation . (3) Alterations: Any change, addition, or modification in construction or tyµ<: of occupancy, or in the structural members of a building, such as walls or partitions, columns, beams or girders, the consummated act of which may be referred to herein as "altered" or "reconstructed". (4) Apartment: A sui te of rooms or a room in a multiplefamily building arranged and intended for a place of residence of a single family or a group of individuals living together as a single housekeeping unit. (5 ) Auto Repair Station: A place where_~, /.\.long with the sale .L r.r ~ . ~ ... .. ~..,. ... ' •·• ~:'-• ~ -,:\ ..:. ,.,··. ' ., . �Title V - Zoning and Planning of engine fuels, the following services may be carried out: general repair, engine rebuilding, rebuilding or reconditioni9-g of motor vehicles, collision service, such as body, frame, or fender straightening and repair; overall painting and undercoating of automobiles . (6) Basement: That portion of a building which is partly or wholly below grade but so located that the vertical distance from the average grade to the floor is greater than the vertical distance from the average grade to the ceiling. A basement shall not be counted as a story . (7) Block: The properly abutting one side of a street and lying bei\veen the Lwo nearest intersecting strc<:ts, (crossing or terminating) or between the nearest such street and railroad right-of-way, unsubdivided acreage, lake, river or live stream or between any of the foregoing and any other barrier to the continuity oi development, or corporate boundary lines of the municipality. (8) Building: Any structure, either temporary or permanent, having a room suµported by columns or walls, ancl intended for the shelter or enclosure of persons, animals, chattels, or property of any kind. (S) Building Ilcight: The vertical distance measured from the established grade Lo the highest point of the roof structure for flat roofs; Lo the deck lino of mansard roofs; and to the average height between eaves and ridge for gable , hip, ru1d gambrel roofs. Where a building is located in sloping terrain, the height may be measured from the average ground level of the grade at the building wall. (10) Building Line: A line formed by the face of the building, and for the purpose of this Chapter, a minimum building line is the same as a front setback line. ,.. ' . , •''·... I. ,<. -l ~- .. ~ '.' . ' --::·i',,.,; ~ ... '\ :~ .:,~;~-~ <. ....,,, ~ ,. ~t:.i, �,:g·m z:w•"rrc ' ~..--;. ; -. ,\,t--C:.,i -- 1 i •, 0 if -g ..,r, Vl N . 0 ,[I 2 ~ 1/,. l tf STORY _HORy ,f. 1 ---- Jt: "'-.;. .·,,, AI e J ·. JJ A - ----- ------------- -------*-----AVERAGE GRADEl, C B BASEMEN_J .> !. C HQfil'. "A" GREATER THAN •9• 15 STORY "c" "A" LESS THAN •e• "C" IS BASEf:fEUT ~,·.!. ,., ...,, cy'' :~ ,· ~ , BASEMENT . ~ \,.., ,. ." C, n' .;~~~?~ I· ~.,, a STORY :,( ~< ~: ., ~ ,"!' ~~';;-~-'--,.-.~-:"--~- -!~_''_:_..::_ ~ ~r.,.~, ' ·' .. ~ <..r,-:'~;" .iT. - :.;._.';, 't . ~. ~ ,. �T itie \ - Z on lo p; and P lan nrn g H H MANSARD ROOF HIP ROOF 11. 2 H H GAMBREL ROOF H • HEIGHT OF GABLE ROOF BUILDltlG BUILDING HEIGHT ' I I \ ,. \ ,..__ : i ..... ~r-· . _, ,.I ' �5.6 Chapter 51 - Zoning 0 • - ...;;I ~ ...z I-~ - !to ~ I" ·::, ~ r-- Z 0 "' ~ I "N,"Q"l,I 1' ~170nd C .,a: ...>- I I z I I 0 a: u. z l£J "i " ~-- z ..J ...w er: ... I l- C) z ILi - I - C ..J (/) I I L _ :::> L__ i__ _J I m Ir . .: L . ~- , ;_ f, ,: -· ~ :-."'i ~{ ~' ,, ., .... ... ,. . -- ,,.... ., ..., . . __,. �~ - 5_ ._7 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ T_i_tl_c_\'_ -_z_ o_n_ing _o-_a_n_d_ P_l_an_n_in_g_ f l 5 . 7. Definitions - (C - D) (1) Clinic : An establishment where human patients who are not l odged' overnight are admitted for examination and treatment by a group of physicians, dentists or similar professions. (2) Club: An organization of persons for special purposes or for the promulgation of sports, arts, science:s, literature, politics, or the like, but not operated for profit. (3) Convalescent or :Nursing Home: A structure with sleeping rooms, where persons are housed or lodged and are furnished with meals, nursing and medical care . (--l) Development: The construction of a new building or other structure on a zoning lot, the relocation of an existing building on another zoning lot , or the usc of open land for a new use . (5) District : A portion of the incorporated area of the municiµality within which certain regulations and requirements or various combinations thereof apply under the provi s i ons of t his Chapter. (6) Drive - in: A business establishment so developed that its retail or service character is dependent on providing a driveway approach or parking spaces for motor vehicll's so as to serve patrons while in the motor vehicle rather than within a building or structure . (7) Dwelling Unit : A building or portion thereof, designed for occupancy by one (1) family for residential purposes, having cooking facilities, and a gross floor area of not less t han five hundred (500) square feet. (8) Dwelling, One-family: A building designed exclusively for and occupied by one (1) family. (9) Dwelling, Two-family : A building designed exclusively for occ upancy by two (2) families living independently of eac h other . (10) ,Dwelling , Multiple-family: A building, or a portion ther eof, designed exclusively for occupancy by thr~e '{3) ';. :~ . - :~·, ( \. . ., . : -:.. )' ·~. i . '~·· ,, ~ .".:"- oft . ·, . . ~·.....; ' �5.8 Chapter 51 - Zoning or more families living independently of each othl'r. 5. 8. Dcfillitions - (E-F) (1) Erected: Built, constructed, altered, reconstructed, moved upon. or any physical operations on the premises ,,hich are required for construction, excavation, fill, draina~c, and thl like, shall be considered a µart ol erection. (2) Essc,ntial Services: The erection, construction, alteration or maintenance by public utilities or mw1icipal departments of underground, surface, or overhead gas, electrical, steam, fuel or water transmis:;ion or distribution system, colllction, communication, supply or disposal systems, including towers, poks, wire:;, mains, drains, sewers, pipes, conduits, cable s , fire alarm and police call boxes, traffic signals, hydrants and similar equipment in connection hen·with, but not including buildings which arc necessary for the furnishing of adequate service by such utilities or municipal departments for the general health, safety, or welfare. ( (3) Lxcavation: Any breaking of grow1d. except common household gardening and ground care. (--1.) Family: One or two persons or parents, with their direct lineal descL•ndants and adopted children (and including the domestic employees thereof) together with not more than two persons not so related, living together in the whole or part of a dwelling comprising a single housekeeping unit. Every additional group of two or less pl rsons living in such housekeeping wlit shall be consiclcrcd a separate family for the purpose of this Chapter. (5) Farm: The carrying on of any agricultural activity or the raising of livestock or small animals as a source of income. (6) Floor Area, Residential! For the purpose of computing the minimum allowable floor area in a residential dwelling unit, the sum of the horizontal areas of each story of the bUi~ding shall be measured from the exterior faces of ; . - I . ... .. . ~ ,A; 4 ..... - : .. ' �_:1;.~:,-;•s'.r~ , ...., . . :~ ~ .,., , ~i ('' .....-_,,;:·i' ~~ ,' .1· f ...;;.; ,,,. _.- ~:·~'t. ;~... \· ,...~•' ;,., •" . '·:\·~:- p,..;;, ,j_-"j,__,:" f I• ;_-:!J':t rr<.-:. '-l,., ·:1 .,..------, -i~ ~-\~1t~·\ - ~ '! .. ~ ·~1 ,.. l ~: r ' ,. -~·,.,., ,:t ; ·.~ '"· •I tJOFFICEI J'{. r ~ 6TOR. I '-~ . -., t .·,•• -i ...~( '\~; ··'t:11 . , .,, I '1 ,:t .........·~·~ .... •._.1}f, ·1t'·1"•--;:· i'. ·,,:\ ·'~-¼ ', · SALES 8 SERVICE i' ,? "' 1'.: ;·, ~ f ·,ii~~--.. \",j,:<',(, . '~,_-;1 ..... ,,., ' ;: E •?ct·>l? TOTAL FLOOR AREA .•I, '.,,: fl) USABLE FLOOR AREA --: (FOR PUR PO S ES OF COMPUTI NG PARKING) :~) r, N g I,, :=; ., OS ,-':" ,$ ·•i, .., ":;i",~ ' g_ FLOOR AREA ai g ij ' '•.t~.' ''<i ,\. :,---'.,,_ ....~ ...•-·t ;_J ,:, ,. -r?r~ ~:. /.~ .. : ,,.. " -::~ ~~-~-: . ~ ~ 3~-! �r a,,., 5.9 Chapter 51 - Zoning the exterior walls or from the centerline of walls separating two buildings. The floor area measurement is exclusive of areas of basements, unfinished attics, attached garages, breezeways and enclosed and unenclosed porches. (7) Floor Area, Usable (for the purposes of computing parking): That area used for or intended to be used for the sale of merchandise or services, or for use to serve patrons, clients, or customers, such floor area which is used or intended to be used principally for the storage or processing of merchandise, hallways, or for utilities or sanitary facilities, shall be excluded from this computation of "Usable Floor Area". l\leasurement sum of the horizontal areas of the several floors of the building, measured from the interior faces of the exterior walls. 5. 9. Definitions (1) (G -J) Garage, Private: An accessory building or portion of a main building designed or used solely for the storage of motor-driven vehicles, boats, and similar vehicles owned and used by the occupants of the building to which it is accessory. (2) Garage, Service: Any premises used for the storage or care of motor-driven vehicles, or where any such vehicles are equipped for operation, repaired, or kept for remuneration, hire or sak. (3) Gasoline Service Station: A place for the dispensing, sale, or offering for sale of motor fuels, directly to users of motor vehicles, together with the sale of minor accessories and services for motor vehicles, but not including major automobile repair. (4) Grade: The ground elevation established for the purpose of regulating the number of stories and the height of buildings. The building grade shall be the level of the growu:I adjacent to the walls of the building if the finished grade is level. If the ground is not entirely level, the grade shall be determined by averaging the elevation of the ground for each face of the dwelltng. _;, �~ -5_._1_ o_ _ _ _ _ _ _ _ _ _ _ _ _ _T_it_1_e_v __ -_z_on_i1_ 1g_· _a_n_d_ P_l_an _ n_in_g_ I (5) Hotel : A building or part of a building, with a common entrance or entrances, in which the dwelling units or rooming uµits are used primarily for transient occupancy, and in which one or more of the following services are offered : (a) Maid service (b) Furnishing of linen (c) Telephone, secretarial, or desk service (d) Bellboy service A hotel may include a restaurant or cocktail lounge. public banquet halls, ballrooms, or ml'eting rooms . (6) Junk Yard: An open area where waste, used or second hand materials are bought and sold, exchanged, stored, baled, packed, disassembled, or handled including buL not limited to scrap iron and other metal, paper, rags, rubber tires, and bottles. A "Junk Yard" includes automobile \\Tecking yards and includes any area of more than two hundred (200) square feet for storage, keeping or abandonment of junk but does not include uses established entirdy within enclosed buildings . 5 . 10 . Definitions - (K - L) (1) Kennel, Commercial: Any lot or premises on which three (3) or more clogs, cats or other household pets are either permanently or temporarily boarded. Kennel shall also include any lot or premises where household pets arc bred or sold . (2) Loading Space : An off-street space on the same lot with a building, or group of buildings, for the temporary parking of a commercial vehicle while loading and unloading merchand~se or materials. (3) Lot : A parcel of land occupied, or intended to be occupied, by a main building or a group of such buildings and accessory buildings, or utilized for principal use cUld uses ·accessory)hereto, together with such yards and open spaces as are r equired under the -provisions of this �Chapter 51 - Zoning 5 . 10 Chapter . A lot may or may not be specifically designated as such on public records . ( (4) Lot, Corner: A lot where the interior angle of two adjacent sides at the intersection of two streets is less than one hundred and thirty-five (135) degrees. A lot _abutting upon a curved street or streets shall be considered a corner lot for the purpose of this Chapter if the arc is of less radius than one hundred fifty (150) feet and tangents to the curve, at the two points where the lot lines meet the cun·e or the straight sh·eet line extended, form an interior angle of les s than one hw1dred thirty-five (135) degrees . (5) Lot, Interior: Any lot other than a corner lot. (6) Lot, Through: Any interior lot having frontage on two more or less parallel streets as distinguished from a corner lot. In case of a row of double frontage lots, all yards of said lots adjacent to street shall be considered frontage, and front yard setbacks shall be provided as required. (7) Lot, Zoning: A single tract of land, located within a single block, \\hich. at the time of filing for a building permit, is designated by its owner or developer as a tract to be used, developed, or built upon as a unit, under single ownership or control. A zoning lot shall satisfy this Chapter with re s pect to area, size, dimensions, and frontage as required in the district in which the zoning lot is located. A zoning lot, therefore, may not coincide vvith a lot of record as filed with the County Register of Deeds, but may include one or more lots of record. (8) Lot Area: The total horizontal area within the lot lines of the lot. (9) Lot Coverage: The part or per cent of the lot occupied by a building including accessory buildings. (10) Lot Depth: The horizontal distance between the front and r ear lot lines , measured along the median between the ··,., ·... ..... _ .I ' ,, �~ -o_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _T_it_lc_,·_- _z_on_in_g _an_d _Pl_aru_ n_· ng STRE E T i I I ,I , r INTERIOR ,THROUGH a CORNER LOTS ·,·"':. ,, -¥- ~ ~· ' .. :,.Y .- ~.' '•' •~ I I �Chapter 51 - Zoning 5.11 side lot lines. (11) Lot Lines: The lines bmmding a lot as defined herein: (a) Front Lot Line: In the case of an interior lot, is that line separating said lot from the street. In the case of a corner lot, or double frontage lot, is that line separating said lot from either street. (b) Rear Lot Line: That lot line opposite the front lot line. Jn the case of a lot pointed at the rear, the rear lot line shall be an imaginary line parallel to the front lot line, not less than ten (10) feet longlying farthest from the front line line and wholly within the lot. (c) ( Side Lot Line: Any lot line other than the front lot line or rear lot line. A side lot line separating a lot from a street is a side street lot line. A side lot line separating a lot from another lot or lots is an interior side lot line. (12) Lot of Record: A parcel of land, the dimensions of which are shown on a document or map on file with the County Register of Deeds or in common use by Municipal or County officials, and which actually exists as so shown, or any part of such parcel held in a record ownership separate from that of the remainder thereof. (13) Lot Width: The horizontal distance between the side lot line, measured at the two points where the building line, or setback line, intersects the side lot lines. 5.11. Definitions - (M-N) (1) • t Main Building: A building in which is conducted the principal use of the lot upon which it is situated. (2) Main Use: The principal use to which the premises are devoted _and the principaT purpose for which the premises exist. (3) ' Major Thorofare: An arterial street which is intended to serve as a large volume traificway for both the imme. diate rouru.c.ipal area and the region beyond, , and is · • ... ... ,: ~. -,J ~. II, ~ l ~t I I I I ·I: "i Ir . ~ _•i J - ..~ t'i �V_ -_ Zoning and Planning 5._11_ _ _ _ _ _ _ _ _ _ _ _ _ _Title o•_ ___ ___ __ _ _ __ designated as a major thorofarc, park·way, freeway, expressway, or equivalent term on the l\Iajor Thorofarc Plan to identify those streets comprising the basic structure of the Major Thorofare Plan. (4) Master Plan: The comprehensive plan including graphic and written proposals indicating the general location for streets, parks, schools, public buildings, and all physical development of the :\lunicipality. and includes any unit or part of such plan, and any amendment tu such plan or parts thereof. Such plan may or may not be adopted by the Planning Commission and/or the legislative body. (5) l\Iobile Home (Trailer Coach): Any vehicle designed, used, or so constructed as to permit its being used as a conveyance upon the public streets or highways and duly licensable as such, and constructed in such a manner as will permit occupancy thereof as a dwelling or sleeping place for one or more persons. (6) Mobile Home Park (Trailer Court): Any plot of grow1d upon which two or more trailer coaches, occupied for dwelling or sleeping purposes are located. (7) i\Iotel: A series of attached, semi-detached or detached rental w1its containing a bedroom, bathroom and closet space. Units shall provide for overnight lodging and arc offered to the public for compensation, and shall cater primarily to the public traveling by motor vehicle. (8) Municipality: The City of Ionia, Ionia County, l\lichigan. (9) Non-Conforming Building: A building or portion thereof lawfully existing at the effective date of this Chapter, or amendments thereto, and that does not conform to the provisions of the Chapter in the district in which it is located. (10) t Non-Conforming Use: A use which lawfully occupied a building or land at the effective date of this Chapter, or amendments thereto,.. and that does not conform to the , use regulations of the district in which it is located. (11) Nursery, Plant Materials.: A space, building or structur·e, or combination thereof, for -'!:he storag-e of live • j �Chapter 51 - Zoning 5.12 trees, shrubs, or plants offered for retail sale on the premises including prodt1cts t1sed for gardening or landscaping. The definition of nt1rsery within the meaning of this Chapter does not include any space, building or structure used for the sale of fruits, vegetables or Christmas trees. (12) ( Kuisance Factors: An offensive, annoying, unpleasant, or obnoxious thing or practice, a cause or source of an noyance, especially a conti1rning or repeating invasion of any physical characteristics of activity or Ltsc across a property line ,,•hich can be perceived by or affects a human being, or the generation of an excessive or concentrated movement of people or things, st1ch as: (a) noise (b) dust (c) smoke (d) odor (e) glare (f} fW1H~S (g) flashes (h) vibration (i) shock wave:; (j) heat (k) electronic or automatic radiation (1) objcctional cfflt1cnt (m) noise of congregation of people, particularly at night, (n) passenger traffic (o) invasion of nonabutting street frontsige by traffic. 5. 12. _DefiniLions - (0-S) (1) Off-Street Parking Lot: A facility providing vehicular ... ;,. . �I a ta.., Title V - Zoning and Planning "'5. 12 parking spaces along with adequate drives and aisles, for maneuvering, so as to provide access for entrance and exit for the parking of more than three (3) vehicles. (2) Open Front Store: A business establishment so developed that service to the patron may be extended beyond the walls of the structure, not requiring the patron to enter the structure. The term "Open Front Store" shall not in clude automobile repair stations or automobile service stations. (3) Parking Space: An area of definite length and width, sa id area shall be exclusi\"e of drives, aisles or entrances giving access thereto, and shall be fully accessible for the storage of parking of permitted vehicles. (4) Public Utility: A person, firm, or corporation, municipal department, board or commission duly authorized to furnish and furnishing under Federal, State or municipal regulations to the public: gas, steam, electricity, sewage disposal, communication, telegraph, transportation or water . (5) Room : For the purpose of determining lot area requirements and density in a multiple - family district a room is a living room, dining room or bedroom, equal to at least eighty (80) square feet in area. A room shall not include the area in kitchen, sanitary facilities, utility provisions, corridors, hallways, and storage. Plans presented showing 1, 2, and 3 bedroom units and including a "den", "library" or other extra room shall count such extra room as a bedroom for the purpose of computing density . (6) Setback: The distance required to obtain front, side or rear yard open space provisions of this Chapter. , (7) Sign : The use of any words, . numerals, figures, devices, designs, or trademarks by which anything is made known such as are· used to show an individual, firm, profession, _ or business, and are visible to the general publi~. Sign, Accessory; A sign whtch is accessory to the prin- ,.. , _(8) cipal use of the premfses. :>~ , ~- ~; ' ~ ' ; 1I I �Chapter 51 - Zoning (9) 5 . 13 Sign, Non-Accessory: A sign which is not accessory to the principal use of the premises. (10) Story: That part of a building except a mezzanine as defined herein, included between the surface of one floor and the surface of the next floor, or if there is no floor above, then the ceiling ncx1; above. A story thus defined shall not be counted as a story when more than fifty (50) percent, by cubic content, is below the height level of the adjoining ground. (11) Story, Half: An uppermost story lying under a sloping roof having an area of at least two hundred (200) square feet with a clear height of se ven feet six inches (7 - 6). For the purposes of this Chapter the usable floor area is only that area having at least four feet (4) clear height between floor and c e iling. (12) Street: A public dedicated right-of-way, other than an alley, which affords the principal means of access to abutting property. (13) Structure: Any thing constructed or erected, the use of which requires location on the ground or attachment to something having location on the ground. 5.13. Definitions - (T-Z) (1) Temporary Use or Building: A use or building permitted by the Board of Appeals t o exist during periods of construction of the main building or use, or for special events. (2) Use: The principal purpose for which land or a building is arranged, designed or intended, or for which land or a building is or may be occupied. (3) Yards: The open spaces on the same lot with a main building occupied and unobstructed from the ground upward except as otherwise provided in this Chapter, and as defined herein: (a) Front Yard: An open space extending the full width of tbe lotl the depth oi which is the minimum . -, .... �r ... ~ ,. '1 ".... ;~ u li.,: ,~~ '! ytl~_- f.,?·•~ .• " ~ <...' ... £•~~t. •; i' ,,:, \ ,t " ;,,. UNFINISHED ATTIC r-., .1; r.. ~ ... ~ r I.,, ~ .~•~,}: ~ .._ !... ,(r~· . ..'~ •'-· MEZZANINE ~1; ,~..,,,!f· ... ~ t. ~(~,,;,,. ~ ,; ,....,. (, ; ;~ t FLOOR AREA NOT TO EXCEED 30 % OF FLOOR B ELOW I ·,. I 2ND STORY ,. ~ j ft; I l '·~ ,:- ~~ i,l< ,r-,..•.-:-•i ,. • °'> f, 1..·.~- .:-,; ' 1sr 1(1·'· .. . ·f , GRAD~' ·'ff. LINE • ... I~, . ..,~. , 'I ] ,( STORY .. I l-__, '----- BASEMENT --- 2 ;, I ~~ / / <: D N FLOOR 8 ARl;A ' i=. " aq "'A. ;j -"l,•/ " 'tJ ,,1.•'. '4•· ,,,)~ "5· 5 BASIC STRUCTURAL TERMS ~·' ,; \~ ,i ,._ ;, ). 1, I ~•·· r,. ''l £·~...!.·: ~.:.-.:- .-. _·.:!". . . :...L.:. •·- - -'-·\ �Chapter 51 - Zoning 5.13 ( f~ :.. . <1 >- I- z o: ·E ~ J .... _, 0 ...z 0 0: V ,' 1-- w w er I-- en SIDE l YARDS - ,,.,,... t .). l . . . • f (' .. �)f Title V - Zoning and Planning 5.13 ~ I horizontal distance between the front lot line and the nearest point of the main building. (b) Rear Yard:--.An open space extending the full width of the l ot the depth of which is the minimum horizontal distance between the rear lot line and the nearest point of the main building. In the case of a corner lot, the rear yard may be opposite either street frontage . (c) Side Yard: An open space between a main building and the side lot line, extending from the front yard to the rear yard, the width of which is the horizontal distance from the nearest point on the side lot line to the nearest point of the main building. Zoning Exception~ Varia~ -(a) Exception: Exception is a use permitted only after review of an application by the Board of Appeals or Commission other than the administrative official (Building Inspector), such review being necessary because the provisions of this Chapter covering conditions, precedent or subsequent, are not precise enough to all applications without interpretation, and such ·~eview i\required by this Chapter. (b) Variance: A modificat¼!L._~~':..~~ - ~e Zonin.1l_Chap!ex..gr'.:1-n!;d whe~ _stri~~t:!o:r:cement _Jlf: the 2.QJ1ing Chapter wowdcause undue haraslup _.2wing to circumstances l@~~ivid11a~_:; ~ty on which~ ~aJj___anc~is grante~. _ The crucial points of variance are undue harclshiJ} --~-r=:~::-:=::-:-::-:-:-s,..,.:.~,_....;.: --- -- ___, . ~and unique circumstances i:PP g _§~~ •A var~an~ is not justified u l i r e ~ ~ t s are,,. ~ t iILthe ca~e~ ,_ I . The "Exception" .differs from the "Vari~ce" in sexeral respects. '"An exceptiorrdoes not require "undue hardship" in order to be allowable. The exce"ptions that are found in this Chapter appear as "special approval" l:)y Planning Commission, legishtt,cye-bodY., or Board o'I Appeals. These land uses ;,,+ "•. ~ ... " �Chapter 5 1 - Zoning 5. 21 c ould not be conveniently allocated to one zone or another , or the effects of such uses could not be def.initely foreseen as of a given time. The general , c haracteristics of these uses include one or more of the following : i. ii. --iii. They require large areas, They are infrequent, They sometimes create an unusual amount of traffic, _ i\'.. , . They are sometimes obnoxious or hazardous, v . They are required for public safety and convenience. ARTICLE III - ZONING DISTRICTS AXD MAP 5 . 20 . Districts Established. For the purpose of this Chapter the City of Ionia is hereby divided into the following districts: Residential R-1 R-2 R-3 RT RM - 1 RM-2 '" Districts One-Family Residential District One - Family Residential District One - Family Residential District ,Two-Family Residential District - l\'Iultiple-Family Residential District - Multiple-Family Residential District Nonresidential Districts B- 1 - Neighborhood Business District B-2 - Community Business District B- 3 - General Business District I-1 - Light Industrial District 5.21. District .Boundaries. The boundaries of these districts a r e hereby established as shown .on the Zoning Map, City of Ionia Zoning Chapter, which accompanies this Chapter, and which map · with all notations, references, and other information shown t hereon .shall be as. m uch a part of this -Chapter as if fully �Title V - Zoning and Planning ( described herein .. The Official Zoning l\fap shall be on file in the City Clerk's Office . The Planning Commission may maintain a map or maps of a larger scale for reference purposes . J 5 . 22 . District Boundaries Interpreted . \\'here uncertainty exists with respect to the boundaTies of the various districts as shown on the Zoning Map, the following rules shall apply: (1) Boundaries indicated as approximately following the center lines of streets, highway, or alleys, shall be construed to follow such center lines. (2) Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines. (3) Boundaries indicated as approximately following City limits shall be construed as following City limits. (4) Bow1daries indicated as following railroad lines shall be construed to be the midway between the main tracks . (5) Boundaries indicated as following shore lines shall be construed to follow such shore lines, and in the event of change in the shore line shall be construed as moving with the actua.l shore line; boundaries indicated as approximately following the center line of streams, rivers, canals, lakes, or other bodies of water shall be construed to follow st,ich center lines. (6) Boundaries indicated as parallel to or extensions of features indicated in subsections 1 through 5 above shall be so construed. Distances not specifically indicated on the official Zoning Map shall be determined by the scale of the map . I (7) Wb.ere physical or natural features existing on the ground are at variance with those shown on the official Zoning Map, or in other circumstances not covered by subsections 1 through 6 above, the Board of Appeals shall interpret the district boundari~s. 5:-23. Zoning of Annexed Areas. Whenever any area is annexed tQ the City of Ionia one of the following conditions will ,.\3-pply: �5. 32 Chapter 31 - Zoning r (l) Land that is zoned previous to annexation shall be classified as being in whichever district of this Chapter most closely conforms with the zoning that existed prior to annexation, such classification to be recommended by the Planning Commission to the City Council and the Cow1cil shall approve same by resolution. (2) Land not zoned prior to annexation shall be automatically classified as an R-1 District until a Zoning :\lap for said area has been adopted by the City Council. The Planning Commission shall recommend the appropriate zoning districts for such area ,1ithin three (3) months after the matter ic- referred to it by the City Council, or ,,•ithi.n one (1) year after the• annexation is completed. 5.2 --L Zoning of \ ·acatcd Area s . \\"henevcr any street, alley or other public way, within the City of Ionia shall be.· ,·acate d such !::'trcet, alley or other public ,,·ay or portion thereof, shall automatically be classific•d in thl' same zone district ai:; the prope' rty to ,,·hich it attachei:;. ( 5. 25. District Reguiremcn.!:?, All buildings and uses in any District shall be subject to the proYisions of Article XU, General ProYisions and Article ).lll, General Exceptions. ARTICLE I\' - H-1 THROUGII R-3 ONE-FAJ\lILY RESIDENTIAL DISTRICTS ,;-':- ¥~ {~ Inte-ll.t. The R-1 tlu-ough R-3 One-Family Residential - Districts arc de•signed to be the most protective· of the ru,iden. t~al districts. The intent is Lo provide for an environment of - predominantly low-density, one-family dwellings, along with tesidentially related facilities which serve the residents of the ' district . ..,--- 5 . 32. Pr.incipal Uses Permitted. In a One-Family Residen. tial District, no building or land shall be used and no building shall be erected except for one or more of the following specified uses unless Qthetwise provided in this Chapter. . 7' . 'it f ,.. ~ ... ;.. . ~ • < ... �Title V - Zoning and Planning (1) One-Family dwellings. (2) Agriculture on parcels of land separately owned outside the boW1daries of either a proprietary or supervisors plat, having an area of not less than five (5) acres, all subject to the health and sanitation provisions of the City of Ionia. (3) Publicly owned and operated libraries, parks, parh.'vvays, recreational and cultural facilities. (4) Cemeteries which lawfully occupied land at the time of adoption of this Chapter. (5) Public, parochial and other private elementary schools offering courses in general education, and not operated for profit. (6) Accessory buildings and uses customarily incident to any of the above permitted uses provided no accessory building shall be used for commercial or industrial purposes including but not limited to retail, manufacture or storage activities. '- [ Principal Uses Permitted Subject to Special Approval. The foll.o;,ing us,es may be permitted, subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission. 5. 33. r l ·(l) Chui·ches and other facilities normally incide.n tal thereto fop_o'.Ylt1~0oclit~s: - - - - . -, ~b)ec~t_;_g~; (a) Buildings of greater than the maximum height allowed' in Article XI, Schedule of Regulations, may be all0\V€d_provided front, side, and rear yards are increased above the minimum required yards by one (1) foot for each foot of building height that exceeds the maximum height allowed. (ll)_ T_he site shall be so located as to have at least one . ~ r t y line aputting a major thorofare a.s "9-e.s:i~ated on. the Major Thorofare Plan. All access · ....-to (he site shall be d:frectly onto a marginal access , '5t!'rvicedrive ther-~o( or upon 13aid Major 'tborofare ..~ ; - - . . • ,l,, ..... ·) s "t·l. ~... ~ J>- ;. ~- . ~~" :•c-:- '\ ~ i., \ �" Chapter 51 - Zoning 5.33 with the approval of the Commission. (2) Public, parochial and private intermediate and/or secondary schools offering courses in general education, not operated for profit. The proposed site shall have direct access only to an existing or planned major thorofare. (3) utility and public service buildings and uses (without storage yard) when operating requirements necessitate the locating of said building within the district in order to serve the immediate vicinity. (4) Private non-commercial recreational areas; instilutional or community recreation cente rs; non - profit swimming pool club, all subject to the following conditions: (a) The proposed site for any of the uses permitted herein which would attract persons from, or arc intended to serve, areas be yond the immediate neighbor hood shall have at least one property line abutting a major thorofare as designated on the Major Thorofare Plan, and the site shall be so planned as to provide all access directly to said major thorofare . (b) Front, side, and rear yards shall be at least eighty (80) feet wide, and shall be landscaped in trees, shrubs, and grass. All such landscaping shall be maintained in a healthy condition. There shall be no parking or structures permitted in the se yards, except required entrance drives and those wall s used to obscure the use from abutting residential districts. ( (c) Off-street parking shall be provided so as to acc ommodate not less than one half of the member families and/ or individual members. The Planning Commission may modify the off-street parking requirements in those instances wherein it is specifically determined that the users will originate from the immediately adjacent areas, and will therefore be ,pedestrian. Prior to the issuance of a building · permit or zoning compliance permit, by-laws of the "organization shall be provided in order to establish the · membership- involved for computing t~e off-street · . ·,i. . 'f ~-:· .., t- i4' c ' ,-/, ..;;:•• '· ~ :-'"·) !'-tf.... f'..::·~ • .;~/► ,' • •:... �Title V - Zoning and Planning 5.33 r parking requirements. In those cases wherein the proposed use or organization does not have by-laws or formal membership, the off-street parking requirement shall be determined by the Planning Commission on the basis of usage. (d) Whenever a swimming pool is constructed under this Chapter, said pool area shall be provided with a protective fence, six (6) feet in height, and entry shall be provided by means of a controlled gate. (5) Golf courses, which may or may not be operated for profit subject to the following conditions: (a) The site shall contain at least six (6) acres for each bole and be so planned as to provide all access directly onto or from a major thorofare as designated on the Major Thorofare Plan. (b) The site plan shall be laid out to achiern a relationship between the major thorofare and any proposed service roads, entrances, driveways, and parking areas which will encourage pedestrian and vehicular traffic safety. (c) Development features including the principal and accessory buildings and structures and uses shall be so located and related as to minimize the possibilities of any adverse effects upon adjacent property. This shall mean that all principal or accessory buildings shall be not less than two hundrc,ct (200) feet from any property line abutting residentially zoned lands; provided that where topographic conditions are such that buildings would be screened from view the Planning Commission may modify this requirement. (6) Private pools-as an accesory use within the rear yard only, provided they meet the following requirements: (a) Th~re shall be a distance of not less than ten (10) ·f eet, between the adjoining property line a:nd the out-side of t~~ pool wall. r ··,;_,1 ' ~ •I : . 1' -~ ~ r_;_ :_~ :-i'. ~:~ -- • f- ::.~~ ;- .,., t:· ~ -.·.,.L. .,. t , '' '.J_ .., ~ ~ r . -, •;'.• . --~ ~:1 ~;---,. A �Chapter 51 - Zoning (7) 5.33 (b) There shall be a distance of not less than four (--l) feet between the outside pool wall and any building located on the same lot. (c) No swimming pool shall be located less than thirtyfive (35) feet from any front lot line. (d) No swimming pool shall be located less than ten (10) feet from any side street or alley right-of-way, or the distance required for side yard by the Zoning Chapter, whichever is greater. (e) No swimming pool shall be located in an easement. (f) For the protection of the general public, all yards containing swimming pools shall be completely enclosed by a fence not less than four (4) feet in height. The gates shall be of a self-closing and latching type, with the latch on the inside of the gate not readily available for children to open. Gates shall be capable of being securely locked when the pool is not in use. Provided, however, that if the entire premises of the residence is enclosed, then this provision may be waived by the Building Inspector upon inspection and approval. Homes for the elderly provided they meet the following minimum requirements: (a) Building of greater than maximum height permitted in Article XI, Schedule of Regulations, may be al- lowed provided front, side and rear yards arc increased above the minimum required yards by a distance equal to the total height of the structure. (b) The site shall be so located as to have direct access to a major thorofare or secondary (collector) street. All access to the site shall be directly onto a marginal access service drive, or upon said major or secondary street with the approval of the Planning Commissi~n • . (c) fn addition to the above requirements, housing for the elderly shall meet the. minimum requirements o\ 'I ' ,, T! �Title V - Zoning and Planning Article VI, section 5. 54(3), of the Zoning Chapter. (d) Off-str<:~et parking requirc.:ments shall be in compliance ,,ith Article >..'11, section 5 . 12-1(3), of the Zoning Chapter. 5. 3-L Area and Bulk Requirements. Sc.:e Article XI, Schedule of Regulations, limiting the height and bulk of buildings, the minimum size of lot permitted by land use, the maximum density permitted and proyiding minimum ya.rd setback requirements. ARTICLE\' RT TWO-FAi\IILY RESIDEXTUL DISTRICTS ~ ·;;. -H. Intent. The RT -Two-Family Residenti~rict is .i.n~!cinded to afford a t ~ i o n of land u~e in cxi~ting housing areas !2r. per mittcd Ill:\\' consfructioii o{ coln~<ir.si.Qll_ of e~isti_!_l_!i_St~_tures bet,,·een ad iaccnt residential and con, merci~l_, _olli£e., thorufarcs or other tiSes which would affect residential character. ·This'district allows the construction of new two-family {csi_) dences ,,·here slig;htly greater densities arc permitted. This distr.i.ct also reco2;nizes the existence of older residential a~s ~ t ) , ~ t • r c --larger houses,m\-~ orcan 6c'ct>nvertect -..!_rom single - family to two-family residences in ordl•r to extend the eecmomic lift> of these st1:uctures and encourage expenditures 1or re pairs: 'and lU.txiernization. - * 5 . 42. Princioal Uses Permitted:- In a Two-Family Residential District no building or land shall be used and no building shall be erected except for one or more of the following specified use~ _unless otherwise provided in this Chapter. (1) All uses permitted and as regulated in section 5. 32, ,Prn1Cfpal'"Ttses Permitted, One-Family Residential Districts. The standards of the "Schedule of Regulations" applicable to the R-1 One-'Famtly'Residentin.l District , shall apply as minimum standards when one-family dwellings are erected . -- ' (2) .I ti . Two-Family dwellings . T ~ ·::,; ~l �Chapter 51 - Zoning (3) Accessory buildings and uses customarily incident to any of the above permitted uses. 5. 43. (1) 5.44 Conversion of One-Family Structures. A single family structure located in an RT zone, and which lawfully existed prior to the effective date of this Chapter may be converted for use as a two-family structure subject to the review and approval of the Planning Commission and subject to the following conditions. (a) A site plan as required in section 5. 135, Site Plan Review, shall be submitted to the Planning Commission together with a completed Building Permit Application. (b) Fully dimension architectural drawings indicating the following: i. Room layout or arrangement, size and proposed use. ii. Dwelling unit entrances and exits. ( iii. Front elevation of the proposed conversion. (c) All aspects of the structure including but not lim iied to: heating, electrical, plumbing, fire prevention, installation and roofing shall be in com plcte conformance with applicable housing, building, health or fire codes and provisions of this Code. The Building Inspector shall certify that compliance is met at the time of Planning Commission review. (2) The Planning Commission may require the modification of any part or parts of tho proposed conversion to assure compliance with provisions of this Code or where it is found to be necessary for the preservation or enhance ment of historical or architectural features of the structure to be converted or the neighborhood within which it is located. 5.44. · Area and Bulk Requirements·~ See Article Xl, Schedule of Regulations, limiting the height .aria bulk -of buildings, the ,I , �Title V - Zoning and Planning ~- 51 ... minimum size of lot permitted by land use, the maximum density permitted, and providing minimum yard setback requirements. ARTICLE VI RM-1 MULTIPLE-FAMILY RESIDE~TIAL DISTRICT 5. 51. Intent. The R:.\T-1 and R:.\1-2 l\Tultiple-family Res idential Districts are intended to provide sites for multiple-family dwelling structures, and related uses, which will generally sen·e as z ones of transition betwe en the nonresidential district s and lower density single-family districts. The i\lultiplc-family Districts are further provided to serve the limited needs for the apartment type of unit in an otherwise low density single-family community. 5. 52. Principal Uses Permitted. In a l\1ultiple-family Residential District no building or land shall be used and no building shall be erected except for one or more of the following specified uses unless otherwise pro\·ided in this Chapter: (1) All uses permitted and as regulated in the R-T Twofamily Residential District; except one-family residential dwellings. (2) J\Iultiple-family dwellings. (3) Accessory buildings and uses customarily incident to any of the abm·e permitted uses. 5. 53. Required Conditi ons. In the case of multiple dwelling developments, all site plans shall be submitted to the Planning Commission for its review and approval prior to issuance of a building permit. Approval shall be contingent upon a finding that: (1) The site plan shows that a proper relationship exists between local streets and any proposed service roads, driveways, and parking areas to encourage pedestrian an<:I vehicular t;·affic safety,, and --~ t ... ~ ·!,. ::. ,'t.• . ~,.; ....~ .._. !': ...✓ ~ ~. \' ~"".:./"'...: ... :- ,. ;J;\'- ·- ~:.. ,:·.,_.,. •. ~~· i_.. .. �. Chapter 51 - Zoning 5 . 54 ( (2) All the development features including the principal building or buildings and any accessory building, or uses. open •spaces, and any service roads, driveways and parking areas arc so located and related to minimize the possibility of any ad\·crse effects upon adjacent property, such as, but not limited to, channeling excessive traffic onto local residential streets, lack of adequate screening or buffering of parking or service areas, or building groupings and circulation routes located as to interfere with police or fire equipment access. 5. 5-L Uses Permitted Subject to Special ApproYal. The following uses may be permitted. subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission: (1) Nursery schools, day nurseries and child care centers (not including dormitories). proYided that for each child so cared for there is provided and maintained a minimum of one hundred and fifty ( 15 0) square feet of ou tcloor play area. Such play space shall have a total minimum area of at least five thousand (5,000) square feet. and shall be fenced or screened from any adjoining residential land with planting. (2) General hospitals, with no maximum height restrictions, when the following conditions are met: (a) All such hospitals ::;hall be developed only on sites consisting of at least ten (10) acres in area. (b) The proposed site shall have at least one property line abutting a major thorofarc as designated on the Major Thorofare Plan. All access to the off-street parking area for guests. employees, staff, as \\ell as any other users of the facilities, shall be directly from a major thorofare. (c) The minimum distance of any main or accessory building from bounding lot lines or streets shall be at least one hundred (100) feElt for ·front, rear and .side yards for all two- (2) story structures. For every story above two (2) the minimum. yard distance �Title V - Zoning and Planning 5.54 ( shall be increased by at least twenty (20) feet. (d) Any use which is subsidiary to the principal use, is under s·eparate ownership or control or is operated in conjunction with a general hospital including but not limited to restaurants or coffee shops, gift, flower, book or notions shops, pharmacy or equipment rental areas. etc. , shall be wholly within the main building; shall not have direct access to the exterior of the building, shall not erect or maintain any sign or advertising device on the exterior of the building or surrounding area. (3) Housing for the elderly when the following conditions are met: (a) All housing for the elderly shall be provided as a planned development consisting of at least five (5) acres and may provide for the following: i. ii. Cottage type dwellings and / or apartment type dwelling units. Common services containing, but not limited to, central dining rooms, recreational rooms, central lounge. and war kshops. (b) All dwellings shall consist of at least three hundred and fifty (350) square feet per unit (not including kitchen and sanitary facilities). (c) Total coverage of all buildings (including dwelling units and related service buildings) shall not exceed twenty-five (25) percent of the total site exclusive of any dedicated pub! ic right-of-way. (4) Convalescent homes and orphanages when the following conditions arc met: ~·.. 1 (a) - ~ The site shall be so developed as to create a land to building ratio on the lot or parcel whereby for each one (1) bed in the home there shall be provided not less than fifteen hundred (1,500) square feet of land area per bed; shall provide for landscape setting, .off-street rm-king, service-drives, loading space, .... ...;;. :., "'· •1e:- ... .,,-.. ~ -. ...... l. , ... ~ .• .-: ~ .-: '"'· I \~ ~ ,.J.., . ._ _ " ! i• i~ .. -~ ,. ~. -. ~- ~ i ., .. r ~ '!.i �Chapter 51 - Zoning 5.62 yard requirements, and space required for accessory uses. The fifteen hundred (1,500) square feet requirement is over and above the building coverage area. (b) No building shall be closer than forty (40) feet from any property line. (5) Accessory buildings and uses customarily incident to any of the above permitted uses. 5. 55. Area and Bulk Requirements. See Article ::\.1, Schedule of Regulations, limiting the height and bulk of buildings. the minimum size of lot permitted by land use. maximum density permitted and providing minimum yard setback requirements. ARTICLE VII B-1 NEIGHBORHOOD BUSINESS DISTRICTS 5. 61. Intent. The B-1 Neighborhood Business District, as herein established, is intended to meet the day-to-day convenience shopping and service needs of persons residing in adjacent residential areas. 5. 62 . Principal Uses Permitted. In a Neighborhood Business District, no building or land shall be used and no building shall be erected except for one or more of the following specified uses unless otherwise provided in this Chapter: (1) Generally recognized retail businesses which supply commodities on the premises, such as, but not limited to groceries, meats, dairy products, baked goods or other foods, drugs, dry goods, clothing and notions or hardware. · Personal service establishments which perform services on the premises, such as, but not limited to, repair shops (watches, radio, television, shqe, etc.), tailor shops, beauty parlors or barber shops, photographic studios, and self-service l_~ undri,e s· and ·dry cleaners. ,+' .- .,_ !". • ~ - \ - �Title V - Zoning and Planning 5. 63 r f (3) Dry cleaning establishments, or pick-up stations, dealing directly with the consumer. Central dry cleaning plants serving more than one retail outlet shall be prohibited. (4) Business establishments which perform services on the premises, such as, but not limtcd to, banks , loan companies, insurance offices, and real estate offices. (5) Professional sen·ices including the following: office s of doctors. dentists, osteopaths, and similar or allied professions. (6) Facilities for human care such as hospitals, sanitariums. rest and convalescent homes. (7) Post office and similar governmental office buildings serving persons living in the adjacent residential area. (8) Other uses similar to the above uses. (9) Accessory structures and uses customarily incident to the above permitted uses. 5. 63. Required Conditions. (1) All business establishments shall be retail or service establishments dealing directly with customers. All goods produced on the premises shall be sold at retail on premises where produced. (2) All business. servicing, or processing. except for offstreet parking or loading. shall be conducted within a completely enclosed building. 5. 64. Principal Uses, Permitted Subject to Special Approval. The following uses may be permitted. subject to the conditi ons hereinafter imposed for each use and subject further to the review and approval of the Planning Commission. ( 1) Gasoline service station for the sale of gasoline, oil. and minor automotive accessories only and where no repair work is done, other than incidental service, but not including steam cleaning c{r undercoating , vehicle body repair, painting, tire recapping, engine or driv~ train ,:-, • rebuilding, auto dismantling, upholstering, auto glass .- - - .- ';~ • .. .,,,. ......a,: ""~.:"--"'V- :...---..,.... "i.'"', �... 5.G4 Chapter 51 - Zoning w z :::i w :< a, 0 0: z :::i 0: ::> u ---- -r y ----- _j_ '1 >- GASOLINE <! :< SERVICE WI z, w STATION :'. a: 0 .___j i] -- - - - - ~7X _L I f I I I I I :-y-1 X t ·X-+ = MINIMUM DISTANCE A DRIVEWAY OR CURB CUT, FOR ACCESS, CAN BE LOCATED FROM A STREET INTER - SECTION Y = MINIMUM DISTANCE A DRIVEWAY OR CURB CUT, FOR ACCESS, CAN BE LOCATED FROM AN ADJOINING PROPERTY LINE. LOCATIONS OF DRIVEWAYS FOR STATION GASOLINE SERVICE ., •• I �Title \' - Zoning and Planning 5.65 r work. storage of inoperable vehicles, and such other activities whose ex:ternal effects could adversely ex:tend beyond the property line. (a) The curb cuts for access to a service station shall not be permitted at such locations that will tend to create traffic hazards in the streets immediately adjacent thereto. Entrances shall be no less than twenty-five ('.25) feet from a street inter section (measured from the road right-of-way) or from adjacent residential districts and shall not exceed two (:2) access points for each service station site. (b) The minimum lot area shall be fifteen thousand ( 15, 000) square feet, and so arranged that am pie space is available for motor vehicles which are required to wait. (c) All permitted repairs and services shall be conducted within a building except for the sale of products and performance of services not involving a prolonged wait by consuml'rs. (2) (cl) All tires, batteries and accessories, except for motor oils, shall be stored within the principal building. (e) All areas bet vcen the street curbs and street rightof-way lines (except for access ways and sidewalks) shall be suitably landscaped with trees, shrubs or grass and shall be neatly maink'lined in a healthy growing condition. (f) At least ten (10) per cent of the total site area shall be landscaped with trees, shrubs or grass and shall be neatly maintained in a healthy growing condition. Publicly owned buildings, public utility buildings, telephone exchange buildings, electric transformer stations and substations, gas regulator stations with service yards, but without storage yards; water and sewage pumping stations. 5.65. . Area and Bulk Requirements. See Article XI, �Chapter 51 - Zoning 5.72 Schedule of Regulations, limiting the height and bulk of buildings, the minimum size of lot by permitted land use, and providing minimum yar/i setback requirements. ARTICLE VIII B-2 COM:\IUNITY BUSmESS DISTRICTS 5. 71. Intent. The B-2 Community Business District is intended to cater to the needs of a larger consumer population than is serwd by the i\Cighborhood Business Districts, and is generally characterized by an integrated or planned cluster of establishments served by a common parking area and generating large volumes of vehicular and pedestrian traffic. 5. 72. Principal Uses Permitted. In a Community Business District, no building or land shall be used and no building shall be erected except for one or more of the following specified uses unless otherwise provided in this Chapter. ( (1) Any use permitted in the B-1 District as principal uses permitted, subject to the regulations applicable in the following section of this Article. (2) All retail business, service establishments or processing uses as follows: (a) Any retail business whose principal activity is the sale of merchandise in an enclosed building. (b) Any service establishment of an office, showroom, or a workshop nature of an electrician, decorator, dressmaker, tailor, baker, painter, upholsterer or an establishment doing radio or home appliance repair, photographic reproduction, and similar service establishments that require a retail adjunct. L (c) Private clubs, fraternal organizations, and lodge halls. (d) Restaurants or other places serving food or beverage, except those having the character of a drive-in. �Title V - Zoning and Planning • 5. 73 / I (e) Hotels and motels. (f) Theaters, assembly halls, concert halls or similar places of assembly when conducted completely within enclosed buildings. (g) Business schools and colleges or private schools operated for profit. (h) Other uses similar to the above uses. (i) Accessory structures and uses customarily incident to the above permitted uses. 5. 73. (1) Required Conditions. All business establishments shall be retail or service establishments dealing directly with consumers. All goods provided on the premises shall be sold at retail on the premises where produced. (2) All business, servicing or processing, except for offstreet parking, loading and those open air uses indicated as being subject to special conditions in section 5. 74, shall be conducted within completely enclosed buildings. 5 . 74. Principal Uses Permitted Subject to Special Approval. The following uses may be permitted, subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission. (1) Open air business uses when developed in planned relationship with the B-2 District as follows: (a) Retail sales of plant material not grown on the site, and sales of lawn furniture, playground equipment and garden supplies provided further than such uses shall be located at the exi;erior end of the building mass located in a B-2 District. (b) Recreational space providing children's amusement park and other similar recreation when part of a planned development, provided further that such use be. ,10::ated at the exterior end of the building mass located in a B-2 District, but not at the intersection ...... . ..... .,.._ �5.82 Chapter 51 - Zoning of two major thorofares. Such recreation space shall be fenced on all sides with a four (4) foot chain link type fence. (2) Bowling alley, billiard hall, indoor archery range, indoor tem1is courts, indoor skating rink, or similar forms of indoor commercial recreation when located at least one hundred (100) feet from any front, rear, or side yard of any residential lot in an adjacent residential district. (3) Automobile service centers, when developed as part of a larger planned shopping center designed so as to integrate the automobile service center within the site plan and architecture of the total shopping center, and provided further that a building permit shall not be issued separately for the construction of any automobile service center within the "B-2" District. ( 5. 75. Area and Bulk Hcquirements. See Article }G, Schedule of Regulations, limiting the height and bulk of buildings, the minimum size of lot by permitted land use, and providing minimum yard setback requirements. -- ARTICLE IX B-3 GENERAL BUSIXESS DISTRICTS 5. 81. Intent. The B-3 General Business District is intended to provide sites for more diversified business types which would often be incompatible with the pedestrian movement in the Neighborhood Business District or the Community Business District. 5. 82. Principal Uses Permitted. In a General Business District, no building or land shall be used and no building shall be erected except for one or more of the folloWi.ng specified uses unless otherwise provided in this Chapter. (1) Any retail business or service establishment permitted in B-1 and B-2 Districts as Principal Uses Permitted and Uses Permitted Subject t(}Special Conditions . . - - - -- - - - --- - ... - - �Title V - Planning and Zoning <6. 83 ... (2) Auto laundries (car wash) when completely enclosed in a building, (3) Bus passenger stations. (4) New and used car salesroom, showroom, or office. (5) Other uses similar to the above uses. (6) Other structures and uses customarily incidental to the above permitted uses. 5. 83. Principal Uses Permitted Subject to Special Approval. The following uses may be permitted subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission. (1) Outdoor sales space for exclusive sale of new or secondhand automobiles, house trailers, or rental of h·ailcrs and/ or automobiles, all subject to the following: (a) The lot or area shall be provided with a permanent, durable, and dustless surface, and shall be graded and drained as to dispose of all surface water accumulated within the area. (b) Access to the outdoor sales area shall be at least sixty (60) feet from the intersection of any two (2) streets. (c) No major repair or major refinishing shall be done except within a fully enclosed building. (d) All lighting shall be shielded from adjacent residential districts. (e) Inoperable vehicles shall be stored within a fully enclosed building. (2) ... .- Business in the character of a drive-in or open front store, subject to the following conditions: (a) A setback of at lea-st sixty (60) feet from the Planned right-of-way line of any existing or proposed street must be maintained. (b} :Access points shall be-located at least sixty (60) feet �• Chapter 51 - Zoning 5.84 from the intersection of any two (2) streets. (c) All lighting shall be shielded from adjacent residential districts. (d) A six (6) foot high c6mpletely obscuring wall shall be provided when abutting or adjacent districts are zoned for R, B-1 or B-2 Districts. The he ight of the wall shall be measured from the surface of the ground. Said wall shall further meet the requirements of Article XII, General Provisions . (e) The front twenty (20) feet shall be suitably land s caped with trees, shrubs or grass, neatly maintained in a healthy and growing condition. (3) Yeterinary hospitals or clinics, provided all activiti e s are conducted within a totally encl osed main building and provided further that all buildings are set bac k at least two hw1dr ed (200) feet from abutting residential districts on the same side of the street. (4) Plant materials nursery for the retail sale of plant materials not gr own on the site, and sales of lawn furniture, playground equipment and garden supplies subject to the following conditions: (a) The storage and/ or display of any materials and / or products shall meet all setback requirements of a structure. (b) All loading and parking shall be provided off-stree t. (c) I: ~. ...~- \>" ♦ .... ...i,. • .~ •;,. The storage of any soil, fertilizer, or other l oo se, unpackaged materials shall be contained so as to .Prevent any effects on adjacent use. 5. 84. Area and Bulk ·Requirements. See Article Xl, Schedule of Regulations, limiting the height and bulk of buildings, the minimum size of lo't by permitted land use:, and providing minimum yard setback requirements, • a '· ., ...... · )~·.· ~· t(2:;:.~ "" $.?~'• "'?to ~". P-~ !,.,,: . "~ ' -- ~ - lat fo ' _\< • . C ~ ,.. •. . ~~ ~ 4. ,· . -. , - ~.. ~- ..t:._ . .. ': ".; �Title V - Zoning and Planning ARTICLE X I-1 LIGHT INDUSTRIAL DISTRICTS 5. 91. Intent. The 1-1 Light Industrial District is intended so as to primarily accommodate wholesale activities, warehouses, and industrial operations whose external, physical effects are restricted to the area of district and in no manner affect in a detriment.a.! \Vliy any of the surrounding districts. The 1-1 District is so structured as to permit, along with any specified uses, processing, packaging, assembly, and/or treatment of finished or semi-finished products from previously prepared material. It is further intended that the processing of raw material for shipment in bulk form, to be used in an industrial operation at another location, not be permitted. The general goals of this use district include, among others, the following ::;pecific purposes: (1) To provide sufficient space, in appropriate locations, to meet the need s of the City's expected future economy for all types of manufacturing and related uses. (2) To protect abutting residential districts by separating them from manufacturing activities, and by prohibiting the use of such industrial areas for new residential development. (3) To promote manufacturing development which is free from danger of fire, explosions, toxic and noxious matter, radiation, and other ha.zards, and from offensive noise, vibration, smoke, odor and other objectionable influences. (4) To promote the most desirable use of land in accordance with a well constructed plan. To protect the character and established pattern of adjacent development, and in each area to conserve the value of land and buildings and other structures, and to protect the City's tax revenue. I 5. 92. Principal Uses Permitted. In a Light Industrial District, no building or land shall be used and no building shall be erected except for one or more of the following specified uses unlqss otherwise provided in this Chapter; ,. l. ,t . rl ,..,,,., ....... ,., t .... i .. . . ' - ·')-r ..}•,. /. \ •. --' �Chapter 51 - Zoning 5.92 ( (1) Any use charged with the principal function of basic research, design, and pilot or experimental product devel_opment when conducted within a completely enclosed building. (2) Any of the following uses when the manufacturing, com pounding, or processing is conducted wholly within a completely enclosed building. That portion of the land used for open storage facilities for materials or equipment used in the manufacturing, compounding, or processing shall be totally obscured by a wall on those sides abutting R-1 through R-3, R-T, R-M, B-1, B-2, and B-3 Districts, and on any front yard abutting a public thorofare except as otherwise provided in section 5, 133(4). In I-1 Districts, the extent of such a wall may be determined by the Planning Commission on the basis of usage. Such a wall shall not be less than four feet six inches (4 '-6 ") in height and may, depending upon land usage, be required to be eight (8) feet in height, and shall be subject further to the requirements of Article XII, General Provisions. A chain link fence, with intense evergreen shrub planting, may be considered an obscuring wall. The height shall be determined in the same manner as the wall height is above set forth. (a) Warehousing and wholesale establishments, and trucking facilities. (b) The manufacture, compounding;, processing, packaging, or treatment of such products as, but not limited to: bakery goods, candy, cosmetics, pharmaceuticals, toiletries, food products, hardware and cutlery, tool, die, gauge, and machine shops. (c) The manufacture, compounding, assembling, or treatment of articles or merchandise from previously · prepared materials: bone, canvas, cellophane, ·· cloth, cork, elastomers, feathers, felt, fibre, fur, glass, hair, horn, leather, paper, plastics, rubber, precious or semi-precious metals or stones, sheet.' metal, shell, textiles, tobacco, wax-, wire, wood, and yarns. ~ ~- . ~ .• .,. ....... ... t.. ;- -~ ,· . ',--l"'" .. J~.. �Title V - Zoning and Planning - ... f (d) The manufacture of pottery and figurines or other similar ceramic products using only previously pulverize1 clay, and kilns fired only by electricity or gas. (e) l\1anufacture of musical instruments, toys, novelties, and metal or rubber stamps, or other molded rubber products. (f) Manufacture or assembly of electrical appliances, electronic instruments and devices, radios and phonographs. (g) Laboratories - experimental, film, or testing. (h) l\lanufacturing and repair of electric or neon signs, light sheet metal products, including heating and ventilating equipment, cornices, eaves and the like. (i) Central dry cleaning plants or laundries provided that such plants shall not deal directly with consumer at retail. (j) All public utilities, including buildings, necessary structures, storage yards and other related uses. (3) Warehouse, storage and transfer and elech•ic and gas service buildings and yards, public utility buildings, telephone exchange buildings, electrical transformer stations and substations, and gas regulator stations. Water supply and sewage disposal plants. Water and gas tank holders. Railroad transfer and storage tracks. Railroad rights-of-way. Freight terminals. (4) Storage facilities for building materials, sand, gravel, stone, lumber, storage of contractor's equipment and supplies, provided such is enclosed within a building or within an obscuring wall or fence on those sides abutting all Residential or Business Districts, and on any yard abutting a public thorofare. In any I-1 District, the extent of such fence or wall may be determined by the Planning co'mmisshm on the basis of usage. Such fence or wall shall not be less than five (5) feet in height, and may1 depending on land usage, b~ required to be eig~t.(8) _,. > .. > . ', •• ,; ,(. li ....... �Chapter 51 - Zouing 5.93 feet in height. A chain link type fence, with heavy evergreen shru bbery inside of said fence, shall be considered to be ap. obscuring fence . (5) Munic ipal uses such as water treatment plants, and rese r voirs, sewage treatment plants, and other municipal b uildings and uses, including outdoor storage . (6) Commercial kennel. (7) Greenhouses. (8) Trade or industrial schools . (9)_ Other uses of a similar and no more objectionable char acter to the above uses. (10) Accessory buildings and uses customarily incident to any of the above permitted uses. 5 . 93. Principal Uses Permitted Subject to Special Approval. The following uses may be permitted, subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission: t • (1) Auto engine and body repair, and undercoating shops when completely enclosed. (2) Lumber and planning mills when completely enclosed and when located in the interior of the district so that no property line shall form the exterior boundary of the 1-1 District. (3) Metal plating, buffing and polishing, subject to appropriate meas ures to control the type of process to prevent noxious results and/or nuisances . (4) Retail uses which have an industrial character in terms of either their outdoor storage requirements or activities (such as, but not limited to, lumber yards, building materials outlets and garage sales, upholsterer; cabinet maker, outdoor boat or house trailer, automobile , or agricultural implement s~les) . ..; ,I 1-_ (5) Other use_s of a similar character to the above uses. �., r. Title V - Zoning and Planning ~. 94 5. 94. Required Conditions. Any use established in the I-1 District after effectiv~ date of Ordnance 204 (5-19-71) shall. be operated so as to comply with the performance standards set forth hereinafter in Article XII, General Provisions. 5 . 95. Area and Bulk Requirements. See Article XI, Schedule of Regulations, limiting the height and bulk of buildings . the minimum size of lot by permitted land use and providing minimum yard setback requirements. ...: . ., ... "~ • . . I. .. :- r... ~ .. no ,. J... ~ ~, ~ ,. .. , >,' I < -~, , • ., .I , • ";.,- ~ '>;. ... •• �~.,.,.. r. ~ J t/ • () """--~ t 5. 101. •. . ,, ,II, ~;~, • 'I . ZONING DI::iTHICT ill/\Xl~lll:11 IIU(,IIT ~IINlillUM YAHD SETB,\CK ~IIN! il1UM FLOOH ~llNll\IUill 1/.UNIKG LOT SIZJc__ P l-:1\ _lJ_NII_ ._j_lF S]'H ll.f'.1'11 fl! ii_ (J.'l HI.OT IN FLl,IL..__ AHEA PJ-:H UNIT LACI! (SQ. FT.) ALU.A IN \\'ll>Tll l'l-l·T Ff!ONT St, ...fl..:_ IN Ff-.L_"r:.._ 1 - - -IN SIDE HJ-:Al1 ·· - - R-1 One-Familv f!c•sidcntial 8,000 _ f .j c.., ,._ '•'~ •¢ -0 Schedule Li miting Hl'ight, Bulk, 0l'nsit):_t}n1__A~·ca _t.?.l. ~!·1i 1~~~t!·i£!. .. ... _;~l f ~ 0 .., /\HTICU. XI -- SCJLl,.DLILE 01' lll 'eU LATIONS _!}~ H -~ One-Family ncsidenti~ L@l..!1.._0I_Hl_ (!l)_'!__U_ H -3 Onc-Fami_!y_HC'sidcnlial (a)20. 000_ (;t) 100 BT T wo--,Fanlilv fll'sidcntia.l ,10 .j ()(Ill ::!5 ---- ~5_(h) lO-G(b) ~)) 901) 25% :lll(.\>) U-~(h) :l5(1J) 900 25% --~5 :IO_Qi\ 1-1-lOtlil_ 220,1 900 25% :!5 30(h) lOlhL_~lb) 700 z5r7i, lllH-500 2IlH-700 3BB-!100 25% -- .• H M-1 Multiple-Family Hesidenti:tl 3,500 30 23 50(c) 30(c) 30(cl ~'~ HJ\14-jl Multiple-Family Hcsitknlinl ' ~ ,t(\I l, l ,~ t.. ,.. f..- , . l , 800 :Jo ;Z;) 30(c) r,0(<') ~ll(c) l ' t nH-500 2Lll{-700 aBH-!lOll 25% ---- B-1 .J ,ocal BusineS$ -- -- ~5 ~5Ld\ re, Ii) ~()(f) B-2 Communitv Busin0ss --- -- - 30 -- -- -- B-3 Gcner:-il Dusine!--S --- :lilf<!.,__ll__ ~-_IL_ ~ ---- -- -10 nofi -- 1-1 Lie:ht Industrial .( ~. ~- . - ') ir)" N 0 j· ( .. ., r . % or LOT Af!EA CUVJ-:H li:D (BY AL L BUH.DINGS) ~:, , .· ..'!': I MAXIMU1\l 'i. -- 1, tiO(h i\ Ii k\ 25% -- "',._ ~ -. -~ 0 ,._ �., r. \. Title V - Zoning and Planning 5 . 102 f 5 . 102 . Notes to Schedule. (a) See section 5. 103, A\'eraged Lot Size, and section 5 . 1 04, SubdiYision Open Space Plan, regarding flex ibility allowances. (b) For all uses permitted other than single-family residential, the setback shall equal the height of the main building or the setback required in section 5. 33 or 5 . 101, whichever is greater. (c) In the R:\-1-1 and H.l\I-2 :'llultiple-Family Residential Districts, minimum distance between any two (2) buildings shall be regulated according to the, length and height of such buildings, and in no instance shall this distance be less than thirty (30) feet. Parking may be permitted within a required side or rear yard, but shall not cover more than thirty (3U) pt:rcent of the area of any required yard, or any minimum distance between tho buildings. Till' formula regulating the required minimum distance betwet•n two (2) buildings in the R:'11-1 and H:'11-2 Districts is as follows: S = L.\ -,- LB + 2(!1A + IIB), 6 where 1 S= Required minimum horizontal distance bl'tween any wall of building A and any wall of building B or the vertical prolongation of either. L'\ = Total length of building A . The total length of building A is the length of that portion or portions of a wall or walls of building A from v. hich, when viewed directly from above, the lines drawn perpendicular to building A will intersect any wall of building B. LB= Total length of building B. • The total length of building B is the length of that portion or portions of a wall or walls of ., ... �r. Chapter 51 - Zoning r 5.102 building B from which, when viewed directly from above. the lines drawn perpendicular to building B will intersect any wall of building A. HA= Height of building A. The height of building A at any given level is the height aboYe natural grade level of any portion or portions of a wall or walls along the length of building A. };'atural grade level shall be the mean level of the ground immediately adjoining the portion or portions of the wall or walls along the total length of the building. IlB ~ Height of building B. The height of building B at any given level is the height above natural grade' level of any portion or portions of a wall or walls along ihe length of building B. Katural grade level shall be the mean level of the ground immediately adjoining the portion or portions of the wall or walls along the total length of the building. (d) Off-street parking shall be permitted to occupy a portion of the required front yard provided that there shall be maintained a minimum unobstructed and landscaped setback of lcn ( 10) feet between the nearest point of the off-street parking area, exclusive of access driveways, and the nearest right-of-way line as indicated on the Major Thorofare Plan. (e) No side yards are required along the interior side lot lines of the District, except as otherwise speciliecl in the Building Code, provided that if walls of structures facing such interior side lot lines contain windows, or other openings, side yards of not less than ten (10) feet shall be provided. On a corner lot which borders on a residential district, there shall be provided a setback of twenty (20) feet on the side or residential street. On an exterior side yard abutting a residential district or abutting a street there shall be provided a setback ·.. ,. ' ~ -~ ~ ; ' ;;.. ~~ �r.----- --------------------.Till<· \ - Zt'ning aocl Planning- 5, 102 ,,,. B A A 8 FORM u 1 A MINIM IJM A MIN. DISTANCE BETWEEN BUILDINGS = LA+ Ls + 2 (HA+ Ha) 6 DISTANCE SPACING FOR MULTIPLE DWELLINGS ., •v. . • ;I!,,. .- .'- •-. ,,,.. \ l • .,. ~ t t{ .. . .. ... 1-.: ,, ... ... ,r • �r.--~-------------------------._ _. Chapter 51 - Zoning 5.102 of ten (10) feet in width. (f) Loading space shall be provided in the rear yard in the ratio of at least ten (10) square feet per front foot of building and shall be computed separately from the off-street parking requirements except in the instance of 0S-1 Districts loading space shall be provided in the ratio of five (5) square feet per front foot of building. Where an alley exists or is provided at the rear of buildings, the rear building setback and loading requirements may be computed from the center of said alley. (g) N" o building shall be closer tha.n seventy-five (75) feet to the outer perimeter (property line) of such district, or to any major thorofare. (h) Off-street parking shall be permitted in a required side yard setback. (i) Off-street parking for visitors, over and abo\'e the number of spaces required under section 5. 124 may be permitted within the required frontyard provided that such off-street parking is not located within forty (40) feet of tho front lot line. (j) No building shall be located closer than filty (50) feet to the outer perimeter (property line) of such district when said property line abuts any residential district. ·- (k) All storage shall be in the rear yard and shall be completely screened with an obscuring wall or fence, not less than six (6) feet high, or with a chain link type fence and a greenbelt planting so as to obscure all view from any adjacent residential, office or business district or from a public street. (1) No off-street loading space shall be located in any required front yard area; provided any loading space ·, located in a non-required front yard area shall be screened from view from all adjacent streets. �.~5.103 Title V - Zoning and Planning 5. 103. Averaged Lot Size. (1) The intent of this section is to permit subdivider or developer to vary his lot sizes and lot widths so as to average the minimum size of lot per unit as required in Article XI. Schedule of Regulations, for each One-Family Residential District. If this option is selected, the following conditions shall be met: . (a) In meeting the average minimum lot size, the subdivision shall be so designed as not to create lots having an area or width greater than ten (10) per cent below that area or width required in the "Schedule of Regulations", and shall not create an attendant increase in the number of lots. (b) Each final plat submitted as part of a preliminary plat shall average the minimum required for the district in which it is located. (c) All computations showing lot area and the average resulting through this technique shall be indicated on the print of the preliminary plat. 5. 104. Sulxlivision Open Space Plan. (1) '- Intent. The intent of the Subdivision Open Space Plan is to promote the following objectives. (a) Provide a more desirable living environment by preserving the natural character of open fields, stands of trees, brooks, hills and similar natural assets. (b) Encourage developers to use a more creative approach in the development of residential areas. (c) Encourage a more efficient, aesthetic and desirable use of open area while recognizing a reduction in d~velopment costs and by allowing the developer to • by-pass natural obstacles on the site. (d) Encourage the provision of open space within reasonable distance to all lot development of the subdivision and to further encourage· the development of �r:-~---~;;-~---------------------.... Chapter 51 - Zoning ... r 5. 104 recreational facilities. (2) Moq.ifications to the standards as outlined in Article XI. Schedule of Regulations, may be made in the One-Family Residential Districts when the following conditions are met: (a) f. The lot area in the R-2 and R-3 One-Family Residential Districts which are served by a public sanitary sewer system may be reduced up to ten (10) per cent. In the R-2 and R-3 Districts this reduction may be accomplished in part by reducing lot widths up to ten ( 10) feet. These lot area reductions shall be permitted, provided that dwelling unit density shall be no greater than if the land area to be subdivided were develo ped in the minimum square foot lot areas as required for each One-Family District under Article XI. Schedule of Regulations. All calculations shall be predicated upon the One- Family Districts having the following gross densities (including roads): R-1 - 4. 1 dwelling units per acre; R-2 - 2. 7 dwelling units per acre; R-3 - 1. 6 dwelling units per acre. (b) Rear yards may be reduced to thirty (30) feet when such lots border on land dedicated for parks. recreation. and/or open space purposes, prov ided that the width of said dedicated land shall not be less than one hundred ( 100) feet measured at the point at which it abuts the rear yard of the adjacent lot. (c) Under the provisions of ite m (a) above of this subsection (2), for each square foot of land gained within a residential subdivision through the reduction of lot size below the minimum requirements as outlined in the Schedule of Regulations, at least equal amounts of land shall be dedicated to the common use of the lot owners of the subdivision in a manner approved by the City._ (d) · -The area to bf;l dedicaJed for subdivision open space ' . < • ,., . . �Title V - Zoning and Planning $'. 111 , purposes shall in no instance be less than four (4) acres and shall be in a location and shape approved by the Planning Commission. (e) The land area necessary to meet the minimun requirements of this section shall not include bodies of water, swamps or land with excessive grades making it unsuitable for recreation. All land dedicated shall be so graded and developed as to have natural drainage. The entire area may, however, be located in a flood plain. (f) This plan, for reduced lot sizes, shall be permitted only if it is mutually agreeable to the legislative body and the subdivider or developer. (g) This plan, for reduced lot sizes, shall be started within six (6) months after having received approval of the final plat, and must be completed in a reasonable time. Failure to start within this period shall void all previous approval. (h) Under this planned unit approach, the developer or subdivider shall dedicate the total park area (see item (a) above) at the time of filing of the final plat on all or any portion of the plat. ARTICLE XII - GENERAL PROVISIONS 5. 111. Conflicting Regulations. Whenever any provision of this Chapter imposes more stringent requirements, regulations, restrictions or limitations than are imposed or required by the provisions of any other law or Ordinance, then the provisions of this Chapter shall govern. Whenever the provisions of any other law or Ordinance impose more stringent requirements than are imposed or required by this Chapter, then the provisions of sue h Ordinance shall govern. 5. 112. Scope. No building or structure, ~r part thereof, shall hereafter be erected, constructed or altere!l _and =. • ,.., r~., ;:_, 1 \ ·~,.,., ·.. t .;..;:~-"Y :\t",r.:~ • '-~~.. -~ .. .r:· , I �5. 115 Chapter 51 - Zoning ( maintained, and no new use or change shall be made or maintained of any building, structure or land, or part thereof, except in conform~ty with the provisions of this Chapter. 5. 115. Nonconforming Uses of Structures and PremisesIntent. It is the intent of this Chapter to permit legal nonconforming lots, structures, or uses to contirnte until they are removed but not to encourage their survival. It is recognized that there exists within the districts established by this Chapter and subsequent amendments, lots. structures, and uses of land and structures which were lawful before this Chapter was passed or amended which would be prohibited. regulated , or restricted under the terms of this Chapter or future amendments. I j Such uses are declared by this Chapter to be incompatible with permitted use s in the districts involved. It is further the intent of this Chapter that nonconformities shall not be enlarged upon, expanded or extended, nor be used as grounds for adding other structures or uses prohibited elsewhere in the same district. I' i! I t. A nonconforming use of a structure, a nonconforming use of land, or a nonconforming use of a structure and land shall not be extended or enlarged after passage of this Chapter by attachment on a building or premises, or additional signs intended to be seen from off the premises, or by addition of other uses of a nature which would not be permitted generally in the district involved. I I ' I I, • . To avoid undue hardship, nothing in this Chapter shall be deemed to require a change in the plans, consh·uction of de signated use of any building on which actual construction wa s lawfully begun prior to the effective date of adoption or amendment of this Chapter and upon which actual building construction has been diligently carried on. Actual construction is hereby defined to include the placing of .construction materials in permanent position and fastened in a permanent manner; except that where demolition or removal of an existing building has been substantially pegun preparatory to rebuilding such demolition or removal shall be deemed to be actual construction, provided that .... - :·. f •• • . . ' it ~ * ,..J ·.• ""' ... ~::.1- - • -: ~- • ..; ..: �Title V - Zoning and Planning :;, 116 work shall be diligently carried on until completion of the building involved . 5.116 . Nonconforming Lots. (1) In any district in which single-family dwellings are per- mitted, notwithstanding limitations imposed by other provisions of this Chapter, a single-family dwelling and customary accessory buildings may be erected on any single lot of record at the effective date of adoption or amendment of this Chapter. This provision shall apply even though such lot fails to meet the requirements for area or width, or both. that are generally applicable in the district; provided that yard dimensions and other requirements not involving area or width or both, of the lot shall conform to the regulations for the district in which such lot is located. Yard requirement variances may be obtained through approval of the Board of Appeals . (2) I If two or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are of record at the time of passage or amendment of this Chapter . and if all or part of the lots do not meet the requirements for lot width and area as established by this Chapter, the lands involved shall be considered to be an undivided parcel for the purposes of this Chapter, and no portion of said parcel shall be used or occupied which does not meet lot width and area requirements established by this Chapter , nor shall any division of the parcel be made which leaves remaining any lot with width or area below the requirements stated in this Chapter. 5 . 117 . Nonconforming Uses of Land. Where, at the effective date of adoption or amendment of this Chapter, lawful use of land exists that is made no longer permissible under the terms of this Chapter as enacted or amended, such use may be continued so long as it remains otherwise lawful, subject to the following provisions: . (1) No such nonconforming- use shall be enlarged or increased, nor extended to occupy a greater area of land than was, occupied at the effective date- of adoption or · . •~ • • : je-~·;· .. . .,,, ,,_..... ,r"" -=-1: ',, "l,,;. . . . . r .,.,. ~-: ~ �Chapter 51 - Zoning 5.119 amendment of this Chapter. (2) No such nonconforming use shall be moved in whole or in part 'to any other portion of the lot or parcel occupied by such use at the effective date of adoption or amendment of this Chapter. (3) 1f such nonconforming use of land ceases for any reason for a period of more than thirty (30) days, any subsequent use of such land shall conform to the regulations specified by this Chapter for the district in which such land is located. 5 . 118. Nonconforming Structures. Where a lawful structure exists at the effective date of adoption or amendment of this Chapter that could not be built under the terms of this Chapter by reason of restrictions on area, lot coverage, heights, yards , or other characteristics of the structure or its location on the lot. such structure may be continued so long as it remains otherwise lawful, subject to the following provisions: ., ... < (1) No such structure may be enlarged or altered in a way which increases its nonconformity. Such structures may be enlarged or altered in a way which does not increase its nonconformity. (2) Should such structure be destroyed by any means to an extent of more than sixty (60) per cent of its replacement costs exclusive of the foundation, it shall be reconstructed only in conformity with the provisions of this Chapter. (3) Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the district in which it is located after it is removed. 5. 119. Nonconforming Uses of Structures and Land. If a lawful use of a structure, or of structure and land in combination, exists at the effective date of adoption or amendment of this Chapter that would not be permitted in the district under the terms qf this Chapter, the lawful use may be continued so long as it r~mains otherwise lawful, subject to the fo~~owing pruvisions~ ._ �5.119 Title V - Zoning and Planning ,r I \ (1) No existing structure devoted to a use not permitted by this Chapter in the district in which it is located shall be enlarged, extended, constructed, reconstrupted, moved or structurally altered except in changing the use of the structure to a use permitted in the district in which it is located . (2) Any nonconforming use may be extended throughout any parts of a building which were manifestly arranged or designed for such use, and which existed at the time of adoption or amendment of this Chapter, but no such use shall be extended to occupy any land outside such building. (3) If no structural alterations are made, any nonconforming use of a structure or structure and land in combination, may be changed to another nonconforming use of the same or a more restricted classification provided that the Board of Appeals, either by general rule or by making findings in the specific case, shall find that the proposed use is equally appropriate or more appropriate to the district than the existing nonconforming use. In permitting such change, the Board of Appeals may require conditions and safeguards in accord with the purpose and intent of this Chapter. Where a nonconforming use of a structure, land, or structure and land in combination. is hereafter changed to a more conforming use, it shall not thereafter be changed to a less conforming use. (4) Any structure, or structure and land in combination. in or on which a nonconforming use is superseded by a permitted use, shall thereafter conform to the regulations for the district in which such structure is located. and the nonconforming use may not thereafter be resumed. (5) When a nonconforming use of a structure, or structures and land in combination is discontinued or ceases to exist for six (6) consecutive months or for eighteen (18) months during any three (3) year period, the structure, or structure and land in combination, shall not thereafter J;,e usetj.. excep! in conformance ~rith the regulations of the district in which it is loc;ated. Stru9tur'es. occupied by . .. ,._,,_;,•~. f"..,_• -~~~t.,f.s-.r.:: ~· " t"I: ,flt-? ,. �Chapter 51 - Zoning ( 5.123 seasonal uses shall be excepted from this provision . (6) \,\,'here nonconforming use status applies to a structure and land in combination, removal or destruction of the structure shall eliminate the nonconforming status of the land. 5. 120. Repairs and i\Iaintenance. On any building devoted in whole or in part to any nonconforming use, work may be done in any period of twelve ( 12) consecutive months on ordinary repairs, or on repair or replacement of nonbearing walls, fixtures, \,iring or plumbing to an extent not exceeding fifty (50) percent of the assessed value of the building , provided that the cubic content of the building as it existed at the time of passage or amendment of this Chapter shall not be increased. Nothing in this Chapter shall be deemed to prevent the strengthening or restoring to a safe condition of any building or part thereof declared to be unsafe by any official charged with protecting the public safety, upon order of such official. ( 5.121. Uses Under Exception Provisions :\Ot Nonconforming Uses. Any use for which a special exception is permitted as provided in this Chapter shall not be deemed a nonconforming use, but shall, without further action , be deemed a conforming use in such district. 5 . 122. Change of Te nancy or ()\\ncrship. There may be a change of tenancy, ownership or management of any existing nonconforming uses of land, structures and land in combination. 5.123. Accessory Buildings. Accessory buildings , e xcept as otherwise permitted in this Chapte.r shall be subject to the following regulations: ., (1) Where the accessory building is structurally attached to a main building, it shall be subject to, and must conform to, all regulations of this Chapter applicable to main buildings . (2) Accessory buildings shall not be erected in any required yard, except a rear yard. .. ,, .. �...... 5:123 Title V - Zoning and Planning (3) An accessory building shall not occupy more than twentyfive (25) percent of a required rear yard, plus forty (40) percent of any nonrequired rear yard, provided that in no instance shall the accessory building exceed the ground floor area of the main building. (4) No detache d accessory building shall be located closer than ten (10) feet to any main building nor shall it be located closer than three (3) feet to any side or rear lot line. (5) No detached accessory building shall exceed one (1) story or fourteen (1-±) fe e t in height. (6) \\'hen an accessory building is located on a corner lot, the side lot line of which is substantially a continuation of the front lot line of the lot to its rear, said building shall not project beyond the front yard line required on the lot in rear of such corner lot. In no instance shall an accessory building be located nearer than ten (10) feet to a street right-of-way line. (7) When an accessory building in any Residence, Business or Office District is intended for other than the storage of private motor vehicles, the accessory use shall be subject to the approval of the Planning Commission. (8) The parking of a trailer coach for periods exceeding twenty-four (24) hours on lands not approved for trailc r courts shall be expressly prohibited, except that the Building Inspector may extend temporary permits allowing the parking of a trailer coach in a rear yard on private property, not to exceed a period of two (2) weeks. All trailer coaches owned by residents of the City and stored on their individual lots shall be stored only within the confines of the rear yard and shall further respect the requirements of this section applicable to Accessory Buildings, insofar as distances from principal structures, lot lines, and casements are· concerned. All trailer coaches parked or stored, shall not be connected to sanHary, water, e~ectrical or gas facHities antj shall not be occupied. :,, .. . ·- . ,J ' �Chapter 51 - Zoning 5.124 5.124. Off-Street Parking Requirements. There shall be provided in all districts at the time of erection or enlargement of any main building or structure, automobile off-street parking space with adequate access to all spaces. The number of offstreet parking spaces in conjunction with all land or building uses shall be provided, prior to the issuance of a certificate of occupancy, as hereinafter prescribed. (1) Off-street parking spaces may be located within a nonrequired side or rear yard and within the rear yard setback unless otherwise provided in this Chapter. Offstreet parking shall not be permitted within a front yard or a side yard setback unless otherwise provided in this Chapter. (2) Off-street parking for other than residential use shall be either on the same lot or within three hundred (300) feet of the building it is intended to serve, measured from the nearest point of the building to the nearest point of the off-street parking lot. Ownership shall be shown of all lots or parcels intended for use as parking by the applicant. (3) Required residential off-street parking spaces shall consist of a parking strip, parking bay, driveway. garage, or combination thereof and shall be located on the premises they are intended to serve, and subject to the provisions of section 5. 123, Accessory Buildings. (4) Any area once designated as required off-street parking shall never be changed to any other use unless and until equal facilities are provided elsewhere in conformance with this Chapter. (5) Off-street parking existing at the effective date of this Chapter, in connection with the operation of an existing building or use shall not be reduced to an amount less than hereinafter required for a similar new building or new use. (6) Two or more buildings or uses may collectively provide the required off-street parking, in which case the required number of parking spaces shall not be less than ct .. .. �Title.> V - Zoning and Plannin~ the sum of the requirements for the several individual uses computed separately. (7) In the instal1ce of dual fw1ction of off-street parking spaces where operating hours of buildings do not overlap, the Planning Commission may grant an exception. (8) The storage of merchandise, motor vehicles for sale, trucks, or the repair of vehicles is prohibited. (9) For those uses not specifically mentioned, the requirements for off-street parking facilHics shall be in accord with a use which the Planning Commission considers is similar in type. (10) \\'hen units or measurements determining the number of required parking spaces result in the requirements of a fractional space, any fraction up to and including one-half shall be disrcgarclecl and fractions ove1 one-half shall require one parking space. (11) For the purpose of computing the number of parking spaces required, the definition of Usable Floor Area in Article II, Definitions, 5.1,(7) shall govern. (12) The minimum number of off-street parking spaces by type of usl shall be determined in accordance with the follo\\ing schedule: USE Kumber of i\linimurn Parking Spaces per Unit of Measure a. Residential (1) Residential, OneFamily and TwoFamily Two unit (2) Residential, l\IultipleFamily Two (2) for each dwelling unit (3) Housing for the Elderly ·,._ (2) for each dwelling -I' One (1) for each two (2) units, and one (l) for _each employee, Should w1its revert to general ..:_' i :.. l �Chapter 51 - Zoning 5 . 12--1 occupancy, then two (2) spaces per unit shall be provided. b. Institutional (1) Churches or temples One (1) for each three (3) seats or five (5) feet of pews in the main unit of worship (2) Hospitals One (1) for each one (1) bed (3) I lomes for the aged and One (1) for each two (2) beds, and one (1) for convalescent homes each employee (4) Uementary and junior high schools Ten (10) for each school and one (l) for each one (1) teacher, employee or administrator, in addition to the requirements of auclilorium (5) Senior high schools One (1) fur each one (1) teacher, employee ur administrator, and one (1) for each ten (10/ students in addition to the requirements of the auditorium (6) Private clubs or lodge halls One (1) for each two (2/ persons allowed within the maximum occupancy load as established by local, cow1ty, or state.· fire, building, or heal th codes (7) Private golf clubs, swimming pool clubs, tennis clubs, or other One (1) for each two (2) member families or individuals plus space I �Title V - Zoning and Planning 5.124 ( similar uses Golf courses open to the general public, except miniature or • "par-3" courses (8) (9) c. Fraternity or sorority required for each accessory use, such as a restaurant or bar Six (6) for each one (1) golf hole and one (1) for each one (1) employee, plus spaces required for each accessory use such as a restaurant or bar One (1) for each five (5) permitted active members or one (1) for each two (2) beds, whichever is greater (10) Stadium, sports arena, One (1) for each three (3) or similar place of out- seats or five (5) feet of benches door assembly (11) Theaters and auditoriums One (1) for each three (3) seats plus one (1) for each employee Business and Commercial (1) Planned c ommercial or One (1) for each one hunshopping center dred (100) square feet of usable floor area (2) Auto wash (automatic) One (1) for each one (1) employee. In addition, reservoir parking spaces equal in number to five (5) times the maximwn capacity of the auto wash. Maximum capacity of the auto wash shall mean the greatest number of auto-. mobiles possible under_going some phase of yvashing atJhe same time, which shall be determined (~----:-------------------.......--_..;...;._ _:_ ___ , . .. ·~- ~ "~,. ~ '-• ,l---,!_ lit < ~ 1 �Chapter 51 - Zoning 5.124 by dividing the length in feet of each wash line by twenty (20) (3) Auto wash (selfservice or coin operated (4) Beauty parlor or barber Three (3) spaces for each shop of the first two (2) beauty or barber chairs, and one and one-half (1{) spaces for each additional chair (5) Bowling alleys Five (5) for each one ( 1) bowling lane plus accessory uses (6) Dance halls, pool or billiard parlors, roller or skating rinks, exhibition halls, and assembly halls without fixed seats One ( 1) for each two (2) persons allowed within the maximum occupancy load as established by local, county, or state fire, building or health codes (7) Establishment for sale One ( 1) for each two (2) and consumption on the persons allowed within premises of beverages, the maximum occupancy food or refreshments load as established by local, county, or state fire, building or health codes (8) Furniture and appliance, household equipment, repair shops, showroom of a plumber, decorator, electrician, or similar trade, shoe repair, and other sim ~ : -nar uses .. - . ·, , ..... ;, Five (5) for each washing stall in addition to the stall itself One (1) for each eight hundred (800) square feet of usable floor area. (For that floor area used in processing, one (1) a-dditional space shall be provided for each two (2) persons employed. therein.) 'I '' �I Title V - Zoning and Planning Gasoline ser\"ice stations One (1) for each 1,000 square feet of gross site area (10) Laundromats and coin operated dry cleaners One (l) for each two (2) washing and/ or dry cleaning machines (11) Miniature or "Par-3" golf courses Three (3) for each one (1) hole plus o'ne ( 1) for each one (1) employee (12) Mortuary establishmcnts One (1) for each fifty (50) square feet of usable floor space (13) Motel, hotel or other commercial lodging establishments One (1) for each one (1) occupancy unit plus one (1) for each one (1) employee (14) Motor vehicles sale s and service establishments One (1) for each five hundred (500) square feet of gross site area (15) Nursery school, day nurseries, or child care centers One (1) for each 1,000 square feet of gross site area and one (1) for each employee (9) (16) Retail stores except as otherwise specified herein One (1) for each one hundred and fifty (150) square feet of usable floor space d . Offices ,. (1) Banks ,,. (2) .' p ' One (1) for each one hundred (100) square feet of usable floor space and three (3) for each driveup window 1 .. . ll Business offices or pro- One (1) for each two fessional offices except hundred (200) square .. ._._ . :, • ·;: \t ·J : ·~ �I Chapter 51 - Zoning 5 . 125 ( (3) as indicated in the following item (3) feet of usable Door space Professional offices of doctors, dentists or similar professions One (1) for each fifty (50) square feet of usable floor area in waiting rooms, and one (l) for each examining room, dental chair, 01 similar use area ~ c. lndustrial (1) Industrial or research establishments, and related accessory offices Five (5) plus one (1) for every one and one-half (1~) employees in the largest working shill. Space on site shall also be provided for all construction workers during periods of plant construction (2) Warehouses and whole- Five (5) plus one (1) for sale establishments every one (1) employee in the largest working and relatE::d accessory shift, or one (1) for offices every seventeen hundred (1,700) square feet of usable floor space, whichever is greater 5.125. Off-Street Parking Space Layout, Standards, Construction and l\laintenance. Whenever the off-street µarking requirements in section 5. 124 above require the building of an off-street parking facility, such off-street parking lots shall be laid out, constructed and maintained in accordance with the following standards and regulations: (1) " , I No parking lot shall be constructed unless and until a permit therefor is issued by the Building Inspector. Applications for a permit shall be submitted to the Building Department in such form as may be determined..... ·, ~ . :\ -1 ~ �~ Title V - Zoning and Planning 5.125 f by the Building Inspector and shall be accompanied with th1·ee (3) sets of site plans for the development and construction of the parking lot showing that the provisions of this section will be fully complied with. (2) Plans for the layout of off-street parking facilities shall be in accord with the following minimum requirements: Parking Pattern, 0° (parallel parking) Maneuvering Lane Width Parking Space Width Parking Space Length Total Width of One Tier of Spaces Plus :\lancuvering Lane Total Width of Two Tier of Spaces Plus i\laneuvering Lane Parking Pattern, 3!:> to 53° Maneuvering Lane Width Parking Space Width Parking Space Length Total Width of One Tier of Spaces Plus l\lancuvering Lane Total Width of Two Tier of Spaces Plus :\lancuvcring Lane 12 ft. 8 ft. 28 ft. 20 fl. 28 ft. 0 Parking Pattern, 54° to 74° l\Ianeuvering Lane Width Parking Space Width Parking Space Length Total Width of One Tier of Spaces Plus Maneuvering Lane Total Width of Two Tier of Spaces Plus Maneuvering Lane . . ~ ;f Parking Pattern, 75° to 90° Maneuvering Lane Width Parking Space Width Parking Space Length Total Width of One Tier of Spaces Plus Maneuvering Lane Total Width of Two Tier of Spaces Plus Maneuvering Lane 12 ft. 8 ft. Gin. 20 ft. 32 ft. 52 ft. 15 ft. 8 ft. Gin. 20 ft. 36 ft. 6 in. 58 ft. 25 fl. 10 ft. 20 ft. 45 ft. 65 ft. �5.1 25 Chapter 51 - Zoning 90 DEGREE . 0 ~o1/1I I I I I I i II I I ! I I I I I -t [ 60 DEGREE 45 DEGREE ~ TWO-WAY 1 11111111111111111 PARALLEL PARKING LAYOUTS �Title \" - Zoning and Planning 0.125 (3) All spaces shall be provided adequate access by means of maneuvering lanes. Backing directly onto a street shall be prohibited. (4) Adequate ingress and egress to the parking lot by means of clearly limited and defined drives shall be provided for all vehicles. Ingress and egress to a parking lot lying in an area zoned for other than single family residential use shall not be across land zoned for single family residential use. (5) All maneuvering lane widths shall permit one-way traffic movement, except that the 90° pattern may permit twoway movement. (G) Each entrance and exit to and from any off-street parking lot located in an area zoned for other than single-family residential use shall be at least twenty-five (Z5) feet distant from adjacent proµerty located in any single family residential cli &tr ict. (7) The off-street parking area shall be provided with a continuous and obscuring wall not less than four feet sb: inches (4 1 - 6 ") in height measured from the surface of the parking area. This wall shall be provided on all sides \Yhere the adjoining zoning district is designated as a residential district. When a front yard setback is required, all land between said wall and the front property line or street right-ofway line shall be kept free from refuse and debris and shall be landscaped with deciduous shrubs, evergreen material and ornamental trees. The ground area shall be planted and kept in lawn. All such landscaping and planting shall be maintained in a healthy, growing condition, neat and orderly in appearance. • I (8) The entire parking area, including parking spaces and maneuvering lanes, required under this section shall be provided with asphaltic or concrete surfacing in accordance with specifications approved by the City Engineer. The parking area shall be surfaced within one (1) year of the date the occupancy permit is issued. .... ,_ ., �Chapter 51 - Zoning I 5.126 r f f l Off-street parking areas shall be drained so as to dispose of an surface water accumulated in the parking area in such a way as to preclude drainage of water onto adjacent property or to\vard buildings. All lighting used to illuminate any off-street parking area shall be so installed as to be confined within and directed onto the parking area only. (9) (10) In all cases where a wall extends to an alley which is a means of ingress and egress to an off-street parking area, it shall be permissible to end the wall not more than te n (10) feet from such alley line in order to permit a wider means of access to the parking area. (11) The Board of Appeals, upon application by the property owner of the off-street parking area, may modify the yard or wall requirements where, in unusual circumstances no good purpose would be served by compliance with the requirements of this section. 5.126. Off-Stree t Loading and Unloading. On the same premises with every building, structure, or part thereof, involving the receipt or distribution of vehicles or materials or merchandise, there shall be provided and maintained on the lot, adequate space for standing, loading, and unloading in order to avoid undue interference with public use of dedicated right-of-way. Such space shall be provided as follows: (1) All spaces shall be provided as required in Article XI, Schedule of Regulations, under Minimum Rear Yards (footnote (f) ) , except as hereinafter provided for "I" Districts. Within an "I" District, all spaces shall be laid out in the dimcni,ion of at least ten by seventy (10 x 70) feet, or seyen hundred (700) square f.eet in area; with a clearance of at least foutteen (14) feet in. height. Loading dock ,approaches shall be provided with' a pavement having an asphaltic or Portland cement binder so as to provide a .; •. -· permanent, durable and dustless surface. All spaces in •._ ·..... an 1-:: l District shall be provided !n the following Tq.tio .of ,.. "( space.s to floor area., ~ , .,. - ,, ·, ~ _., (2) -· t. ..... "} -,,J "'!. .;.. '-, .':.. ~. ~ ~ -i-..,. ,:;. "i' : • "~ -:~ ~~ ~ ~~· ." 1 I J l1 :: ~-ii .It- ~· - .._: "~ z-'" .,..: I ; ~" ·- o;l! .-1;1"' -.)I f. ~,., I}~~ 't: -.J ... .... 'l.-;,- "til .., •< :-'" .,. -f . ~ :.~ :' ;~,_ ~·:~:Jr< ' ~- •·:-•:· ~~-~ -st: . Ji �I ·s. 127 Title V - Zoning and Planning ( Gross Floor Arca (in Square Feet) Loading and Unloading Space Required 0 - 1,400 ' None 1,401 - 20, 000 One (1) space 20, 001 - 100,000 One (1) space plus one (1) space for each 20,000 square feet in excess of 20, 001 square feet 100,001 and over Five (5) spaces 5. 127. Uses Not Otherwise Included Within a Specific Csc District. Because the uses hereinafter referred to possess unique characteristics making it impractical to include them in a specific use district classification, they may be permitted by the Council, under the conditions specified and after public hearing, and after a recommendation has been received from the Planning Commission. In every case, the uses hereinafter referred to shall be specifically prohibited from any Residential Districts. These uses require special consideration since they service an area larger than the City and require sizable land areas, creating problems of control with reference to abutting use districts . Reference to those uses falling specifically within the intent of this section is as follows: (1) I ' t \ Outdoor Theaters Because outdoor theaters possess the unique characteristics of being used only after darkness and since they develop a concentration of vehicular traffic in terms of ingress anc:\ egress from their parking area, they shall be permitted in I-2 Districts only. Outdoor theaters shall further be subject to the following conditions: Proposed internal design shall receive approval from the Building Inspector and the City Superintendent as to adequacy of drainage, lighting and other ~echnical aspects. m'ajw (b} Outdoor theaters shall abut a thorofare and points of ingress and egress.shall. be available _only .. _,.. I I .1 �Chapter 51 - Zoning I 5.127 l from such major thorofare. - (c) All vehicles, waiting or standing to enter the facility, shall J:>e provided off-street waiting space. No vehicle shall be permitted to wait or stand withiI: a dedicated right-of-way. t (d) (2) The area shall be so laid out as to prevent the movie screen from being viewed from residential areas or adjacent major thorofares. All lighting used to illuminate the area shall be so installed as to be confined within and directed onto the premises of the outdoor theater site. Commercial Te levision and Radio Towers and Public Utility Microwaves, and Public Utility T. V. Transmitting Towers Radio and television tower s , public utility microwaves and public utility t. v. transmitting towers, and their attendant facilities shall be permitted in I-1 and I-2 Districts provided said use shall be located centrally on a continuous parcel of not less than 1} times the height of the tower measured from the base of said tower to all points on each property line. (3) Mobile Home Park Mobile home parks possess site characteristics similar to multiple-family residential de ve lopment. They are, in this Chapter, used to provide for transition be twee n non-residential development and multiple family residential districts. Mobile home parks may, therefore, be permitted within the I-1 and RM-1 Districts subject to the following conditions: (a) Locational Requirements Mobile home parks shall not abut one-family residential districts. · · "" ... _, (ii) Parcels being proposed 'for mobile home parks in the ·1-1 Districts shall pot be surrounded on · .,."; ·" ·, more-than three (3} sides by the I-I Districts ; · provided further ~~t the- mobile p.ome site ~- :. . ·• ~- · 1 ~ ,1..., ~,! _. .,... " l: "'":,' ~ ,...Ji.· '1-f; (i) ..,< ,· , <. ~--. -i;. "'."~ V ~ -;,l' • .,- ·l•, I 1 ...,- ,,: . .· .., ~ . . ~-- .... ~ ' \ .., ., 1 ~ .. } " or .; ~. • "" ,1 ... 1 . " , ,.,.· Ji.::, . ~~ ... ~ t-~- l, ~ -. �... • Title V - Zoning and Planning \.127 ( shall have one (1) entire side abutting RM-1 Multiple-Family District. (iii) Locational Requirements in RM-1 Districts A B Parcels being proposed for mobile home parks in RM-1 Districts may be permitted when said mobile home park affords a buffer between the remainder of the R11-l District and the railroads, or I-1 Districts. Mobile home parks shall not, therefore, be permitted as a principal use in ru1y Ri\1-1 District which does not directly abut either a railroad, or an 1-1 District. In an Rl\1-1 District, the mobile home park shall not be any nearer to the outer limits of the RJ\1-1 District or any public thorofare than four hundred and fifty (450) feet. Outer limits as used here shall not include the edge along a railroad or 1-1 District. C (b) Access from the mobile home park to the nearest major thorofare shall be by means of a public right-of-way of not less than sixty (60) feet in width. No access shall be permitted through a One- Family Residential District. The mobile home park shall provide a twelve (12) foot greenbelt between itself and an RM-1 or I-1 District, unless such property is occupied by another mobile home park. The greenbelt shall provide a continuous yea.r-arow1d obscuring screen. A five (5) foot masonry wall may be required in addition to the greenbelt with the approval of the Planning ... Commission. (c) An open area shall be provided on each mobile home lot, to i11sure privacy, adequate ~natural light and ventilation to each home and to provide sufficient area for outdoor uses essential 't o !he mobile home. �Chapter 51 - Zoning 5.127 All lots shall contain a minimum area of at least four thousand (4,000) square feet for each mobile home with a gross floor area of seven hundred and fifty (750) square feet or less. For each mobile home. containing a gross floor area of seven hundred and fifty or more square feet, a minimum site area of eight thousand (8, 000) square feet shall be required. All such trailer site areas shall be computed exclusive of service drives, facilities, and recreation space, (d) The sum of the side yard at the entry side and nonentry side of a mobile home stand shall be not less than twenty (20) feet; provided, however, there shall be a side yard of not less than fifteen ( 15) feet at the entry side of the mobile home stand and a side yard of not less than five (5) feel at the non-entry side of the mobile home stand. There shall be a rear yard of not less than five (5) feet at the rear end of the stand and a front yard of not less than ten (10) feet at the front end of the mobile home stand. For irregularly shaped side yards, the sum is determined as the sum of the average width of each side yard, provided that the required minimums above are maintained at all points in the side yard. (e) No mobile home shall be located closer than fifty (50) feet to the right-of-way line of a major thorofare, or twenty (20) feet to any mobile home park property line. (f) The mobile home park shall have access to a major thorofare by directly abutting thereon. (g) All mobile home park developments shall further comply with Act 243 of Public Acts of the State of Michigan, 1959, as amended, and shall submit appropriate certificates of compliance with the re- , quest. • {h) No building or structure hereafter-erected or altered in a inobil§) home park shall ex?eed one story or - fourteen (14) feet. ,, ,.. ~. i. '""~'"' ~.>;~ -~"' ',,I• ~ t ~ :-.. · ,....;-- --··~ .~..,. �r. Title V - Zoning and Planning 5.128 5.128. Plant Materials. Whenever in this Chapter a greenbelt or planting is required, it shall be planted within six (6) months from the date of issuance of a certificate of occupancy and shall thereafter be reasonably maintained with permanent plant materials to provide a screen to abutting properties. Suitable materials equal in characteristics to the plant materials listed with the spacing as required shall be provided. ( 1) Plant Material Spacing (a) Plant materials shall not be placed closer than four feet from the fence line or property line. (4) (b) (c) \\'here plant materials are placed in two or more rows, plantings shall be staggered in rows. Evergreen tree s shall be planted not more than thirty (30) feet on centers, and shall be not less than five (5) feet in height. (d) Narrow evergreens shall be planted not more than six (6) feet on centers, and shall be not less than three (3) feet in height. (e) Tree-like shrubs shall be planted not more than ten (10) feet on centers, and shall be not less than four (4) feet in height. (2) (f) Large de ciduous shrubs shall be planted not mor e than four (..Jc) feet on centers, and shall not be less than six (6) feet in height. (g) Large deciduous trees shall be planted not more than thirty (30) feet on centers, and shall be not less than eight (8) feet in height. Trees Not Permitted (a) Box Elder (b) Soft Maples (Red-Silver) (c) Elms (cl) P6plars ' ~ (e) Willows .....i 'c .. -e,:' .- : ·,: ~\'<:~- ·~ .. '. �5.129 Chapter 51 - Zoning (3) (f) Horse Chestnut (nut bearing) (g) Tr:ee of Heaven (h) Catalpa Suggested Plant l\Iaterials (a) Evergreen Trees - Minimum five (5) feet in height Juniper, Fir, Spruce, Hemlock, Pine, DouglasFir (b) Narrow Evergreens - Minimum three (3) feet in height Column Hinoki Cypress, Blue Columnar Chinese Juniper, Pyramidal Red-Cedar, Swiss Stone Pine, Pyramidal White Pinc, Irish Yew, Douglas Arbor-Vitae, Columnar Giant Arbor-Vitae (c) Tree-Like Shrubs - Minimum four (4) feet in height Flowering Crab, Mountain Ash, Redbud, Hornbeam, l\Iagnolia, Hussian Olive, Dogwood, Hose of Sharon, Hawthorn (d) Large Deciduous Shrubs - l\linimum six (6) feet in height Honeysuckle, Mock-Orange, Lilac, Cotoneaster, Euonymus, Buckthorn, Viburnum, Forsythia and Ninebark, Hazelnut, Privet and Sumac (c) Large Deciduous Trees - Minimum eight (i)) feet in height Oak, Hackberry, Planetrec (Sycamore), Ginkgo, Sweet-Gum, Linden, Hard Maple, Birch Beech, Honeylocust, Hop Hornbeam 5.129. Signs and Advertising Devices. (1) ♦ The following conditions 's hall apply to all signs and advertising devices erected or located in any use district. ...' (a) All signs shall conform to all applicable codes and ordinances of the Municipality and, where required, '" , ." �Title V - Zoning and Planning 5,129 shall be approved by the Building Inspector, and a permit issued. (b) No sign except those established and maintained by the City, County, State or Federal governments, shall be located in, project into , or overhang a public right-of-way or dedicated public casement. (c) No sign otherwise permitted shall project above or beyond the maximum height limitation of the use district in which located, except that for a planne d commercial or shopping center development involving five (5) acres or more under one ownership, the Board of Appeals may modify the height limitation. The Board shall, however, respect all yard s and setbacks in modifying height requirements. (d) All directional signs required for the purpose of orientation, when established by the City, County, State or Federal government, shall be permitted in all use districts. (e) Accessory signs shall be permitted in any use district. (2) (f) Signs used for advertising land or buildings for rent, lease, and/ or for sale shall be permitted when located on the land or building intended to be rented, leased, and/ or sold; provided the total area shall not exceed six (6) square feet. (g) Free-standing accessory signs may be located in the required front yard except as otherwise provided herein. In addition to ( 1) above, the following requirements shall apply to signs in the various use districts as follows: Use Districts Requirements "R" Districts (R-1 through For each dwelling unit. one (1) name plate_not exceeding two (2) square feet in area, indicating name of occnpant ... - RM-1) �. Chapter 51 - Zoning 5.129 "R" Districts (R-1 through RM-1) For structures other than dwelling w1its, one (1) identification sign not exceeding six (6) square feet in area. RM-1 Districts For rental and/or management offices, one (1) identification sign not exceeding six (6) square feet in area. In RM-1 Districts signs indicating the name of multiple housing projects shall be permitted provided that no such sign shall be located closer than one hw1drecl (100) feet to any property line in any adjacent single family district. No sign shall project beyond or over hang the wall, or any permanent architectural feature, by more than one ( 1) foot, and shall not project above or beyond the highest point of the roof or parapet. B-1, B-2 Districts Freestanding accessory signs or advertising pylons shall not be placed closer than one hundl'ed ( 100) feet to any adjacent residential district. !I.' Free-standing accessory -signs may be located in the required front yaJid. B-1, B-2, B-3 and 1-1 , Districts ' - B-3 .and 1-1 Districts _.. .. I'- ·, \ Fr:ee-standing accessory ~ ~.. .,_• �. Title V - Zoning and Planning 5.130 ( B-3 and I-1 Districts (continued) signs or advertising pylon::, shall not be placed closer than two hundred (200) feet to any adjacent residential district. B-1, B-2, B-3 and 1-1 Districts No free-standing signs shall exceed twenty (20) square feet per sign face, nor more than forty (-10) square feet of total area per sign. 5.130. Exterior Lighting. (1) All outdoor lighting; in all Us<: Districts used to light the general area of a specific site shall be shielded to reduce glare and shall be so arranged as to refkct lights away from all adjacent residential districts or adjacent residences. (2) Illumination of signs shall be directed or shaded downward so as not to interfere with the vision of persons on the adjacent highways or adjacent property. (3) An illumination of signs and any other outdoor feature shall not be of a flashing, moving or intermittent type. Artificial light shall be maintained stationary and constant in intensity and color at all times when used. 5.131. Hesiclential Entranceway. In all residential districts, so-called entranceway structures including but not limited to: walls, columns, and gates marking entrances to single-family subdivisions or multiple housing projects may be permitted and may be located in a required yard, except as provided in 5. 132, Corner Clearance, provided that such entranceway structures shall comply to all codes of the City of Ionia, and shall be approved by the Building Department and a permit issued. 5.132. Corner Clearance. No fence, wall, shrubbery, sign, or other obstruction to vision above a height of two (2) feet from the establis.hed street grades shall be permitted within the ,. �Chapter 51 - Zoning 5.133 triangular area formed at the intersection of any street right-ofway lines by a straight line drawn between said right-of-way lines at a distance along each line of twenty five (25) feet from their point ot' intersection. 5.133. (1) Walls . For those Use Districts and uses listed below there shall be provided and maintained on those sides abutting or adjacent to a residential district an obscuring wall as required belO\,. (except as othen,•ise required in subsection 4 of this section 5.133). H.eguirements Use (a) (b) Off-stn,et Parking Area 6' 0" high wall B-1, B-~, and B-:3 6' O" high wall Districts (c) 1-1 Districts - open storage areas, loading or w1loading areas, service areas 4' 6" to&' high wall or fence. (d) Hospital - ambulance and delivery areas G' O" high wall (e) Utility Buildinp;s, sta- 6' O" high wall tions and/or substations (2) Required walls shall be located on the lot line except where underground utilities interfere and except in instances where this Chapter requires conformance with front yard setback lines in abutting residential districts. Required walls may, upon approval of the Board of Appeals, be located on the opposite side of an alley rightof-way from nonresidential zone that abuts a residential zone When mutually agreeable to affected property owners. The continuity of the required wall on a given block will be a ma}or consideration of the Board of Appeals in a " (Height shall provide the most complete obscuring possible). (See section 1001, 4, and section 1213, 4) . . �Title V - Zoning and Planning ( r eviewing such request. (3) Such walls and screening barrier shall have no openings for vehicul:ar traffic or other purposes, except as otherwise provided in this Chapter and except such openings as may be approved by the Chief of Police and the Building Inspector. All walls herein required shall be constructed of materials approved by the Building Inspector to be durable, weather resistant, rust proof and easily maintained; and wood or wood products shall be specifically excluded. · Masonry walls may be constructed wilh openings which do not in any square section (the height and width) exce ed twenty (20) percent of the surface. Where walls arc so pierced, the openings shall be so spaced as to maintain the obscuring character required, and shall not reduce the minimum height requirement. The arrangement of the openings shall be reviewed and approved by the Building Inspector . (4) The requirement for an obscuring wall between off-street parking areas, outdoor storage areas, and any abutting residential district shall not be required when such areas are located more than two hundred (200) feet distant from such abutting residential district. (5) The Board of Appeals may waive or modify the foregoing requirements where cause can be shown that no good purpose would be served, provided that in no instance shall a required wall be permitted to be less than four feet six inches (4' 6 11 ) in height, except where section 5 . 132 applies. In consideration of request to waive wall requirements Between nonresidential and residential aistricts, the Board shall refer therequest to the Planning Commission for a determination as to whether or not the residential district is considered lo be an area in transition and will become nonresidential in the future. ~h ~· :· , ~ ·ii In such 6.a ses as the Planning Commission determines the residential district lo be a future nonresi4ential j. > J~• • , .. )ii ~ ( . .$. \. • \ "'" . . ' ~ 4 .r,l .,.._ -"t . :.1~ .. ~.: ..,,J;.,~ ,I- �Chapter 51 - Zoning r 5.135 area, the Board may temporarily waive wall requirements for an initial period not to exceed twelve (12) months. Granting subsequent waivers shall be permitted, provided that the Planning Commissio.n shall make a determination as hereinbefore described, for each subsequent waiver prior to the granting of such waiver by the Board. 5. 134. Fences (Residential). quired subject to the following: ·.I r, Fences are permitted, or re- ( 1) Fences on all lots of record in all residential districts which enclose property and/ or are within a required side or rear yard, shall not exceed six (6) feet in height, measured from the surface of the ground, and shall not extend toward the front of the lot nearer than the front of the house or the required minimum front yard, or whichever is greater. (2) Recorded lots having an area in excess of two (2) acres, if not included within the boundaries of a recorded plat, are excluded from these regulations. (3) Fences on lots of record shall not contain barbed wire, electric current or charge of electricity . (4) Fences which enclose public or institutional parks, playgrounds, or public landscaped areas, situated within an area developed with recorded lots shall not excee d eight (8) feet in height, measured from the surface of the ground, and shall not obstruct vision to an extent greater than twenty-five (25) percent of their total area. 5.135 . Site Plan Review (All Districts). (1) ·A site plan shall be sub:initted to the Planning Commission for approval of: .. · (a) Any use or development for which the_submission of a site plan is required by any provision of this Chap- ter.__ ~ -~1. ,t ... - tb) ~ ... ~ ... II(- ,, ' ~- .)- -4. . ~:~_,;"~.,,.~'\-. . . . ~,~.:- ~ k;-~ , '-io- • -~ ~~/{!(,,. , ~~ • •'r_:' ;! r :i.~ ~: .. l~ !~:- ~-~,,,/~ ~ ·' : ' ; ~ ~ .,...,.... ,;: 7 ,~ , .. ~ Any de'?elopment, exctl_pt single-fam'fly, for which off-street parking areas: are provided. as;required in .• ~ ~~-"'~ .. <- ~ ,,.. , ,I..,_':-' 1 ~. ;:" .._._ ~. C : ~ I �" Title V - Zoning and Planning 5.135 section 5.124, Off- Street Parking Requirements . (c) Any use in an RT, RM - 1, B-1, B- 2, B-3 or 1- 1 District lying contiguous to, or across a street from, a single - family residential district . (d) Any use except single-family residential which lies contiguous to a major thorofare or collector street. (e) All residentially related uses permitted in singlefamily districts such as, but not limited to : churches, schools, and public facilities . Every site plan submitted to the Planning Commission shall be in accordance with the requirements of this Chapter. No site plan shall be approved until same has been reviewed by the Building Department in coordination with the Fire Department and the Department of Public Works for compliance with the standards of the respective departments . (3) The following information shall be included on the site plan. (a) A scale of not less than l'' - 50' if the subject property is less than three (3) acres and l" - 100' if three (3) acres or more. (b) Date, north point and scale. (c) The dimensions of all lot and property lines, showing the relationship of the subject property to abutting properties. (d) The location of all existing and proposed structures on the subject property. (e) The location of all existing and proposed outdoor land uses . (f) The location of all existiJ1g and proposed drives, par\<ing areas, and sidewalks . ..,,.. f: ; (2) .... . (g) The location and right-of-way widths of all abutting ~, ;-l " f< i .... ., stree~.s and al~.e ys . ~ . ~ · ' The riame.s and ,addresses of the architect, planner, •(h) ~ l • J' . i . .. r>.. ~_-• t' ..!.r . , -'- -::\. : .. i 't .... 4"'.,. ·.z:.,1--/.·~~--:: • .. ~ .,. �Chapter 51 - Zoning 5. 152 designer, engineer, or person responsible for the preparation of the site plan. (4) In the process of reviewing the site plan the Planning Commission shall consider: (a) The location and design of driveways prodding vehicular ingress to and egress from the site, in relation to streets giving access to the site, and in relation to pedestrian traffic. (b) The traffic circulation features within the site and location of automobile parking areas; and may make such requirements with respect to any matters as will assure: (i) Safety and convenience of both vehicular and pedestrian traffic both within the site and in relation to access streets. (ii) Satisfactory and harmonious relationships be- tween the development on the site and the existing and prospective development of contiguous land and adjacent neighborhoods. ( (c) The Planning Commission may further require landscaping, fences, and walls in pursuance of these objectives and same shall be provided and maintained as a condition of the establishment and the continued maintenance of any use to which they are appurtenant. ARTICLE XIII - GENERAL EXCEPTIOKS 5. 151. Area, Height and Use Exceptions. The regulations in this Chapter shall be subject to the following interpretations-and exceptions. 5.152. Essential Services. Essential services shall be permitted as authorized and regulated by law and other Ordinances of the City, ft being the intention hereof to exempt such essential services from the application of this Chapter. - . ... .,._ "' Id �Title V - Zoning and Planning 5.153 5.153. Voting Places. The provisions of this Chapter shall not be so construed as to interfere with the temporary use of any property as a voting.place in connection with a municipal or other election. 5. 154. Height Limit. The height limitations of this Chapter shall not apply to farm buildings, chimneys , the church spires, flag µoles, public monuments or wireless transmission towers; provided, however, that the Board of Appeals may specify a height limit for any such structure when such structure requires authorization as a conditional use. j I ·I ;I 5.155. Lot Ar ea. Any lol existing and of record on lhe effective elate of this Chapter may be used for any principal use, other than conditional uses for which special lot area requirements are specified in this Chapter, permittucl in tho district in which such lol is located whether or not such lol com plies with the l ot area requiremenls of this Chapter except as provided in section 5.116. Such use may be made provided that all requirements other than lot area requirements prescribed in this Chapter are complied with, and provided that not more than one (1) dwelling unit shall occupy any lot except in conformance with the provisions of this Chapter for required lot area for each dwelling uni l. 5. 156. Lots Adjoining Alleys. In calculating the area of a lot that adjoins an alley for the purpose of applying lot area requirements of this Chapler, one-half (!) the width of such alley abutting the lot shall be considered as part of such lol. 5. 157. Yard Regulations. When yard regulations cannot reasonably be complied with, or where their application cannot be determined on lots of peculiar shape, topography or due to architectural or site arrangement, such regulations may be modified or determined by the Board of Appeals . . 5.158. Porches. An open, unenclosed, and uncovered porch or paved terrace may project into front yard for a distance not exceeding ten (10) feet, but this shall not be interpreted to il;iclude or perrnit_•fixed canopies... 't ' , a ~ ~ ,___ ""'1ol ~.. ·~ "'( ..,!' ,,, -: ,.,. . 4.~.'[ > •• . ..... -- ...-. ;- ~- ,. -,.~ ¥,. ~?.,..:. �... -. Chapter 51 - Zoning 5.172 5.159. Projections into Yards. Architectural features, not including vertical projections, may extend or project into a required side yard not more than two (2) inches for each one (1) foot of width of such side yard; and may extend or project into a required front yard or rear yard not more than three (3) feet. 5.160 . Access through Yards. For the purpose of this Chapter, access drives may be placed in thc required front or side yards so as to provide access to rear yards and/or accessory or attached structures. These drives shall not be considered as structural violations in front and side yards. Further, any walk, terrace or other pavement servicing a like function, and not in excess of nine (9) inches above the grade upon which placed, shall for the purpose of this Chapter not be considered to be a structure, and shall be permitted in any required yard. 5.161. Lots !laving Hiver Frontage. Those residential lots and/or parcels having river frontage and abutting a public thorofare shall maintain the yard on the river side as an open w1obscured yard, excepting that a covered and/or uncovered boat well shall be permitted after review and approval of plans by the Board of Appeals. Accessory structLffes shall be permitted in the setback between the abutting road right-of-way and the main building providing the front yard setback required in section 5.101 is met. ARTICLE XIV ADMINISTRATION AND ENFORCEMEr-;-T 5.171. Enforcement. The provisions of this Chapter shall be administered and enforced by the Building Inspector or by such deputies of his department as the Building lnppector may delegate to enforce the provisions of this Chaptt'lr. 5. 172 . .Dutt-es of Building Inspector. The Building Inspector shall have the power grant zoning compliance and occupancy permits, tD make inspections of .the buildings or premises nl:'Ces;;;ary· t0-. car.ry out his dutie9 in the. enforfe.ment -of this tr ~~- ,. .: ·. ~· ··~~- : ~ _ ..r! ; .~·,.,. ' . -- ~- ·• r(j~ �- ~ 5. 173 Title V - Zoning and Planning Chapter. It shall be unlawful for the Building Inspector to approve any plans or issue any permits or certificates of occupancy fot -any excavation pr construction until he has inspected such plans in detail !nd found them ttJ conform with this c_napter. The Building Inspector shall record all nonconforming uses existing at the effective date of this Chapter for the purpose of carrying out the provisions of section 5.183. Under no circumstances is the Building Inspector permitted to make changes to this Chapter nor to vary the terms of this Chapter in carrying out his duties as Building Inspector. The Building Inspector shall not refuse to issue a pt?rmit when conditions imposed by this Chapter arc complied with by the applicant despite violations of contracts, such as covenants or private agreements which may occur upon the granting of said permit. 5.173. Plans Required. The Building Inspector shall require that all applications for building permits shall be accompanied by plans and specifications including a site plan, in triplicate, dra\\11 to scale, showing the following: (1) The actual shape, location and dimensions of the lot. (2) The shape, size and location of all buildings or other structures to be erected, altered or moved and of any building or other structures already on the lot. (3) The existing and intended use of the lot and of all such structures upon it, including, in residential areas, the number of dwelling units the building is intended to accommodate . ...., .. (4) . Such other information concerning the lot or adjoining 1' • lots as may be essential for determining whether the provisions. of this Chapter are being obse,rved. 6.174. Permits. The following shall apply in the issuance of any permit; ' : I • ., " Permits Not to be .I ssued. No building permit shall be issued for the ereetton, alteration or use of any building • . ~ . " 't:;•\ hi, .. ~ ... �Chapter 51 - Zoning 5.175 ,· ... " or structure or part thereof, or for the use of any land, which is not in accordance with all provisions of this Cbapt~t. (2) Permits for New Use of Land. No -land heretofore vacant shall hereafter be used or an existing use of land be hereafter changed to a use of a different class or type unless a certificate of occupancy is first obtained for the new or different use. (3) Permits for New Use of Buildings. No building or structure, or a part thereof, shall be changed to or occupied by a use of a different class or type unless a certificate of occupancy is first obtained for the new or different use. (4) Permits Required. No building or structure, or part thereof, shall be hereafter erected, altered, moved or repaired unless a building permit shall have been first issued for such work. The terms "altered" and "repaired" shall include any changes in structural parts, stairways, type of construction, type, class or kind of occupancy, light or ventilation, means of egress and ingress, or other changes affecting or regulated by the City of Ionia, Building Code , Housing Law, or this Chapter, except for minor repairs or changes not involving any of the aforesaid features. 5.175. Certificates. No land, building, or part thereof, shall be f?CCupied by or for any use unless and until Certificate of Occupancy shall have been issued for such .use. The following shall apply in the issuance oi any certificate. (1) ,,._ ~,_. (2) Certificates Not to be Issued. No certificates of occupancy shall be issued for any building, structure or part thereof, or for the use of.any land, which is not in a,ccordance with all the provisions of this Chapter. , Certificates Requi·•ed. No building or, structure, or par!s thereof, "!'hich is hereafter e:rectedJ or altered. shall be· OCC\lpied or used or the same· -caused to be done, _unles s nnd until a ccr tificiite. oi o~cupancy shall have been issued: for such,buildipg .or,tstructure. . /' .,. ... ,. ....,..,.. ·~ ~ �- t ... Title V - Zoning ~nd Planning 5.176 • ,(3) It- ,. f l , I Certificates Including Zoning. ' Certificates of occupancy as required by the City Building Code for new buildings or i,tructures, or parts thereof, or for alterations to or changes of use of existing buildings or structures, shall also constitute certificates of occupancy as required by t!J.is Chapter. (4) Certificates for Existing Buildings. Certificates of occupancy shall be issued for existing buildings, structures, or parts thereof, or existing uses of land if, after inspection, it is found that such buildings, structures, or parts thereof, or such use of land, arc in conformity with the provisions of this Chapter. (5) Record of Certificate. A record of all certificates issued shall be kept on file in the office of the Building Inspector, and copies shall be furnished upon request to any person having a proprietaTy or tenancy interest in the property involved. (6) Certificates for Dwelling Accessory Buildings. Buildings or structures accessory to dwellings shall not require separate certificates of occupancy but may be included in the certificate of occupancy for the dwelling when shown on the plot plan and when completed at the same time as such dwellings. I I (7) Application for Certificates. Application for certificates of occupancy shall be made in writing to the Building Inspector on forms furnished by that Department, and such certificates shall be issued within five (5) clays after receipt of such application if it is found that the building or structure, or part thereof, or the use of land is in accordance :"ith the. provision;, of this Chapter . If such certificate is~refused for cause, the applicant therefor shall be notified of such reiusal and cause the-reof, within the, aforesaid five (5) day period. : - .t 5. 176. Final Inspection. The holder of every building per- • n-iit for construction, erection; alteration, repair or moving of . any building, s"ttucture or part thereof. shall notify tM Building ~ 1 In;,pe_c tor im~ediateI.v upon the completion of tho work , • . ., ( \... . �- " Chapter .5.1 - Zoning r 5.182 authorized by such permit, for a final inspection. 5.177. "Fees. Fees for ini=;pection and the issuance of permits or certificates or co"pies thereof required or issued under the provisions of this Chapter may be collected by the Building Inspector in advance of issuance. The amount of such fees shall be established by resolution of the City Council and shall cover the cost of inspection and supervision resulting from enforcement of this Chapter. "· .... ARTICLE 2(V - BOARD OF APPEALS , . 5. 181. Creation and Membership'.)t.._There is hereby established a Board of Zoning Appeals, which shall perform its duties' a.nd exercise its powers as provided in Section 5 of Act 207 of ""- Public Acts of 1921 as amended, and in such aw. ay that. the ~objectives of this ha te r s hall e...nbse .-9 uQJJ,~~~ ~--.Q.!lI_cd, a~ub s tan!!.al justice done. eBoard shall consist of five (5) ~ember s appoin~ bytli?City Council. Appointments .shall be as follows: One (1) member appointed for a period of one (1) year; two (2) members appointed for a period of two (2) years; and two (2) members appointed for a period of three (3) years, respectively; thereafter each member to hold office for full thr ee (3) year ter~. Any vacancies in the Board shall be filled by appointment by the Council for the remainder of the unexpired term. The Zoning Board of Appeals shall annually elect its own Chairman, Vice Chairman and Secretary. The compensation of the appointed members of the Board of Zoning Appeals may be fixed by the City Council. )>:: 5. 182. Me~ngs. All meetings of the B;ard of Appeals shall a~ !he call of the Chairman an~ at such times as such Board may determine. All hearings conducted by the said Board \ shaU be opep to the public. The Qity ClerK, or his representa,, .., ;~ tives; shalI feep ~inutes of i'ts pr9_ceedings showing the vote of 1 • each member upon ea,chquestionor·if-absent<or failing to vote, ·· indicating such fact; and shall als6· keep recqx:ds· of.its hearings • . be held ;·r ';f.:~ , :{~~1 ;~ ., .• ~: .;..~- and o_t~er ·o~fi~ial r: ' .-..'[.. .,·-- ..,, ¾." .;1- .;.• • -~-. ·;c ·"..,-i,u,, _. r * ~ t "f' •.:; " ~ - ,.. "1~ 4 < ... .\-' ~,.: ~· t- ,_ ~ ;, *· .,,.·_ •• . ,._ ,~: ) ·'~•*_,;- ·..- ., ·~.i,,i ~-;~ ,>_4.-. :~i :,... ~,.,_: ~:~: /., i '"'~~ ~~:"·:...- f~ -~.~;::..~1 1,/, '"...... ?~ /:·· ~ c-; ~· ~·•• {_, " ..t _: ac1i;n~o!i.~ ~~4)"~em.~?-of :~ he:~~ar~,sha:l·.-~~ -~-)i, ,( t" i:~ ~- .J.,. . . ,"?/ ..... ~ ;.:; ~ .,. .. ~ ·. -t':.! ,(, :•· ·~ - .. ,..;,,, .. ,1,,:;-:; ~, _ ' · r i at:"... ~ ., -~..... ' -. ~ ~)r ·w;;'i ~S:"'~:),;:-:~::;~ .Ji!-•-j~~~.I,\;.~- , \ ~.!'i.·?> ;: · ~~4?.",~. ,-r. ::..~- .~., ..--~r- i"! · ,·/.f~.--~-e:si' �Title V - Zoning and Planning • 5 . 183 constitute a quorum for the conduct of its business. The Board shall have the power to subpoena and require the attendance of witnesses, administer oaths, compel testimony and the production of books, papers., files and other evidence pertinent to the matters before it. 5. 183. __j.ppeal. AE_appea~i::a~ b<:__taken !£ _!he B_9a~·d of Appeals by any person.1._li!:m ~ C£1-poration! OE_ l;>Y agy officer, J?epartment, Board or Bureau affected by a decision of the -J31iff{lwg lnsnector _--Such appeal shall be taken within such time as shall be prescribed by the Board of Appeals by general rule, by filing with the Building Inspector and with the Board of Appeals a notice of Appeal, specifying the grounds thereof. The Building Inspector shall forthwith transmit to the Board all of the papers constituting the record upon which the action appealed from was taken. An appeal shall stay all proceedings in furtherance of the action appealed from unless the Building Inspector certifies to Board of Appeals after notice of appeal has been filed ·with him that by reason of acts stated in the certificate a stay would, in his opinion, cause imminent peril to life or property, _in which case the proceedings shall not be stayed, otherwise than by a r~training order, which may be granted by a court of record . The Board shall select a reasonable time and place for the hearing of the appeal and give due notice thereof to the parties and shall render a decision on the appeal without unreasonabl<: delay. Any person may appear and testify at the hearing, either in person or by duly authorized agent or attorney. I II 5 . 184. Fees. The City Council may from time to time prescribe and amend by Tesolution a reasonable schedule of fees to be charg.c;d io applicants for appeals to the Zoning Board of Appeals . At the time the notice for appeal is filed said fee shall be paid to the Secretary of- the Board of Appeals, which the Secretary shall forthwith pay over to the City Treasurer to the ~ ~redit of the general revenue fund oi the City of Ionia . - I J~ri5di~tion.'\ Th; Zoning Board of Appe_&§i.Jillfl,11 ~ ~ e .power to alte; or change zoning district classification oI afl'y proper~~r to make any ch~ge in the , terms <?f this , • 'Cba ter but does nave power to act on thost!\ matterS" whereinis .f..Id/ 7'..., 5~ 18_5 . - .. ' ------ . . •.- - .. .. 0 , A ' ...... :-, •"< ~ ,I ~ . • • '~~ ..... ..,-,. ~.. ~, ~ ~ ~ :"' .. --~., ~, tl - • ;- ~ !'1 • ;-, '·. '(' .,, '"';;. - .~_./. ....::_ �. Chapter 51 - Zoning 5.185 ~hapter provides fo! an administrative review, interpretation, eKception or sp~iii_l approval permit and to authorize a variance . as defineailTthis sectio~and laws of fue-Stat~-of Michigfilr.--Said ~ -,Wf'l's ~ ~inf!lurl e: --.. ._ - -- - - - ~ ---- - -- --- Administrative Review. To hear and decide appeals where it is alleged by the appellant that there is an error in any order, requirement, permit, decision or refusal made by the Building Inspector or any other administrative official in carrying out or enforcing any provisions of this Chapter. ( l) ~ ( - ,,Yaria1)..Q.§. To authorize , upon an appeal a variance from t!!_e strict application of the proyjsions of this Cha~ter where by reason of exceptional narrowness, shallowness, shape or area of a specific piece of property at the time of enactment of this Chapter or by reason of exceptional topographic conditions or other extraordinary or ex~bonal condifions or such property, the strict applica. tion of the regulations enacted would r e sult in pecuhat exceptional ractical dffiiculties to, or exceptional ·- ..,_--,,__:__~-:-~---:-,:-------::-~ ____,. undue ardship upon the owner of such property provided such relief may be granted without substantial detriment t~he public good and without substantially impairing the intent and purpose of this Chapter. _In granting a variance t~ Board may attach thereto such conditions regarding the.jocation, character and other features of the proposed ses as it may deem reasonable in furtherance of the ' -~ ~pose o ns Chapte gra..ntipg a varianc~. ,,,. J.?.aar.~ state_the grounds u~1~which it ju.stifies tb..e JQ'anting of a variance . · or Jn ,,,.,,. ~ (3) * ~, Exceptions and Special Approvals . To hear and decide in accordance with the provisions of this Chapter, re quests for exceptions, for interpretations _of the Zoning ·_ Ma'!;t, and for decisions on" special approval situations on which this- Chapter specifically authorizes the Board to . pass. Any exception.or speciaf approval-shall be sub. ject to- such conditions as the Board may require to _ • . ;: prlserve and promote the character: of the ZOU(;!" district "ln question and othe'rw{~epr6mote t~e ·pur[>OSe of this ' _ : Chat>ter, iJit::luding the follow1ng: .,,. • ·- �• 5.185 Title V - Zoning and Planning (a) \ •• ., ;. - Interpret the provisions of this Chapter in such a way as to carry out the intent and purpose of the plan, as shown 1:1pon the Zoning_ l\1ap fixing the use districts, accompanying and made part of this_Chapter, where street layout actually on the ground varies from the street ~ayout as shown on the 1~1ap aforesaid. (b) Permit the erection and use of a building or use of premises for public utility purposes, upon recomrnendation of the Planning Commission. (c) Permit thu modification of the automobile parking space or loading space requirements where, in the particular instance, such modification will not be inconsistent with the purpose and intent of such requirements. (d) Permit such modification of the height and area regulations as may be necessary to secure an appropriate improvement of a lot which is of such shape, or so located with relation to surrounding development or physical characteristics that it cannot otherwise be appropriately improved without such modification. (e) Permit temporary buildings and uses for periods not to exceed one (1) year in undeveloped sections of the City and for periods not to exceed six (6) months in developed sections. (f) Permit, upon pro1)er application, the following character of temporary use, not otherwise permitted in any district, not to exceed twelve (12) months with the granting of a twelve (12) month extension being permis.siblc: uses which do not require the erection, or any capital improvement of-a structural nature. :. , \ ~The BoardorAt;i:>eals·, in granting permits for the above t€mporaxy uses, shall do s9 under the folLowing conditjons: (f) -~he granting of the ·temporui-., use _shall in no ·J -way con~titute- a change in the basic uses pet- _ _.., -mittedirt.the district nor 01,i:the property , - -..... "'.,f"'e{' i; . ..;. . ~ ..,. .., . !•-.·· n ~ .. -..,,..,.. ~:e.,,.·""e•r~ ' · �• Chapter 5l - Zoning 5. 185 wherein the temporary use is permitted. 1 ,(ii) The granting of the temporary use shall be granted in writing, stipulating all conditions as to time, nature of development permitted and arrangements for removing use at the termination of said temporary permit . (iii) All setbacks, land coverage, off- street parking, lighting and other requirements to be considered in protecting public health, safety, peace, morals, comfort, convenience and general welfare of the inhabitants of the City of Ionia, shall be macle at the discretion of the Board of Appeals . (iv) In classifying uses as not requiring capital improvement, the Board of Appeals- si1all determine fhat they arc either demountable structures related to the permitted use of the land; recreation developments, such as, but not limited to: golf-driving ranges and outdoor archei·y courts; or structures which do not require foundations, heating systcnrs or sanitary connections. (v) The use shall be in harmony with the general character of the district. (vi) No temporary use permif' shaJU.o granted without first giving notice to owners of adjacent property of the time and place of a public hearing to be held as further provided for in this Chapter. Further, the Board of Appeals shall seek the review and recommendation of the Planning Comll).ission prior to the taking of any action. (g) Permit modification of wall requirements only when such modification will not adversely affect or be detrimen_!:11 to surrounding or adjacent development: h) };,_!! consi,dera_!_~,<~u. .o1 ~llapgeals a~d all proposed vari,,. .fil_ions to this Chapter the Beard shall, before ma_!-ung ~ ~- l , =:"§; ~ �j.186 ~ Title V - Zoning and Planning ·** any variations from the Chapter in a specific case, first determine that the proposed variation will not ·_impair an adequate supply of light and air to adjacent . · • property, or unreasonably increase the congestion · in public streets or increase da er of fire or endanger public s a fety, unreasonably diminish or im air establishe d ro e rty values within surrounding area... or in any other respect impair the public 'l health, safe ty, comfort, morals or welfare of the jphabitants of the City of Ionia. .Jhe concurring vQ.te ofjour (4) members of the Board shall be ne cessary - · to reverse any orcle1;, r~irem e nt§_, decision, or de termination of the Building Inspector, or to decide in favor of the applicant any matter upon which ii l_s afilhorized by this Chapter to render a decision. Nothing her ein contained shall be construed to give or ~rant to the Board the power of autho;rity to ,alter or change this Chapter or the-Zoning l\lap, such power and authority be ing.re5erved to the Mayor and the ]1ty Council df the City of Ionia, in the manner pr o..= Vided by law. . -¥ti *·, ';;J<,. ( 5 . 186 . Orders. In exercising the above powers, the Board may reverse or affirm wholly or partly, or may modify the orders, requirement, decisi on or determination appealed from and may make such order, require ment, decision or de tcrmina, tion as ought to be made, and t o that end shall have all the powers of the Building Inspector from whom the appeal i s taken . 5 . 18 7. Notice . The Board shall make no recommendation except in a specific cas e and after a public hearing conducted by t he Board. It shall by general rule or in specific cases, dete r ··.• /;,· -~ • m ine· _the interested parties who~·· in the opinion of the Board, ~ ' may be affected by any. matter brought before it, which shall in all cases ,include all owners of record of property within three hundred (300) feet of the, premiifes 'in question, such notic~s t o be ctel{vercd· personally. or by mail addressed to the respective owners at -the. addr~si, g_iven in the last a~sessment roll . The ~ .;- ~~ri ii:-:\ .B oard may require any -eo,rty _ apply:_il.1g to tpe Board for relief _to gHre"?uch notice othe_t interested partiBs-as it.shall prci,c.;rtbe . •~~;-~•+ft\~ • ·•:;/' ' :""J.:j" _. . ."' .:.r .a_::l;·: , ' -~, . ' to ~ ~1' - ,; ! . ~,., - ,.. -S-: '. .,, ; 1.• '·"'"~, l,~- f .;~ :::-:· -~,~ .. _,.,, ~~; - J~J:f/4::{L~:~-s~\}I,-.,/,-,_:- _-~~ .:i,-_)i7J1 _{¥\ /'·.~ "f..-c.~-~'>-~~~-.:.r'... ;,.,... " "'"'T,~ -..~"':,,... z._..,. .. _.iif -ef'. . ,/. ...· ,~t'\!.~ "':}} ~ ....." r.. - ~ .,,.-;. >',.. • •• (~. ........,. ~ . . ~ . •,,,.-p~ ,.-< "''1t. w;:/'J ':• .. )' ~ ~' ~ ··, ~....~.,..--> 'tolk~:.. :.i- '{;.,. t"~ • ..').. .... -... ,..-- :;.-;. ;;·- ~ ~ ,, . ~ ~..,r:'~.,.· • . :-··. ~ ·~t J_-~, ..;.I ~ .. _ <;<>\"' ·,· ~~ --:- • ~~ 4 "-" '··~ <,. zl-. • ~i ·,, .. - ..., ~ , :,.,- '" . ... ,ff, ~.a • . •<j·~ ... ·~-·, ~·:.•, v ... .,. --~ .,~ _ -t '.'.•· �Chapter 51 - Zoning 5. 195 5. 188. Miscellaneous. No order of the Board permitting the erection of a building shall be valid for a period longer than one (1) year, unless a building permit for such erection or alteration is obtained within such period and such erection or alteration is started and proceeds to completion in accordance with terms of such permit. No order of the Board permitting a use of a building or premises shall be valid for a period longer than one (1) year unless such use is established within such peri.od; provided, however, that where such use permitted is dependent upon the erection or alteration of a building such order shall continue in force and effect if a building permit for said erection or alteration is obtained within such period and such erection or alteration is started and proceeds to completion in accordance with the terms of such permit. ARTICLE XVI - ZONING COMMISSION 5. 191. Planning Commission. The City Planning Commission is hereby designated as the Commission specified in Section 4 of Act 207 of the Public Acts of 1921, and shall perform the zoning duties of said Commission as provided in the statute in connection with the amendment of this Chapte1·. ARTICLE )..'VII PLANNING COMMISSION APPROVAL 5,195. Approval Required. In case-:? where the City Planning Commission is empowered to approve certain use of premises un~er the provjsions of this Chapter the applicant shall furnish such surveys:, plani;. or othe'r information as may be reasonably required' by sai<t'"Corrimission for .the proper consideration of the matter~ . The Planning Commission.J;hall investigate the circumstances • of each such case' and shall notify ::,UPh parties, who may in-its ': - ,•. ., - . < - ....- '"'-;. .v. " "" ..,Ji"'· ' ' --- · ~"' "' ,. . �Title V - Zoning and Pla1rning 5Ji98 opinion be affected thereby, of the time and place of any hearing which may be held relative thereto as required under its rules .of procedure. The Planning Cotnmission may impose such c-onditions or limitations in granting approval as may in its judgment be necessary to filfill the spirit and purpose of this Chapter. ... Any approval given by the Planning Commission, under which premises are not used or work is not started within six (6) months or when such use or work has been abandoned for a period of six (6) months, shall lapse and cease to be in effect. ARTICLE )(VIII CHANGES AKD AMENDME TS 5.198. Amendments. The City Council may from time to time, on recommendation from the Planning Commission or on petition, amend, supplement or change the District boundaries or the regulations herein, or subsequently established herein pursuant to authority and procedure established in Act 207 of the Public Acts of 1921 as amended. ARTICLE XIX - INTERPRETATION 5. 199. Interpretation. In the interpretation and application, the provisions of this Chapter shall be held to be minimum requirements adopted for the promotion of the public health, morals, safety, comfort, convenience, or general welfare. It is not intended by this Chapter to repeal, abrogate, annul, or in any way to impair or interfere With any existing provision of law _or Ordinance, or With any rules, regulations or permits pre- viously adopted o,:, issued or which shall be adopted or issued pursuant to tpe law relating to the use of buildings or premises; · l?rovided, however, that where this Chapter imposep a greater restriction than is ~eqttired by other ·provisions of the City Code : · . _,,· or by th.e rules, reguiations or permit_S',,. the provision!',; :of this. '4 ., .. ~:,,. , .. ~ ... w · ·-:. '#-c ," • - ' ' ' ,.. - - . . .,. . .# J.. .. # II • - , '"".' • •,.- '. ·.t ,..~~ \~ °Air:,:,! .. ' -- , _~ - • / ,-~-, ,~~~-_-;, • .. • .... f.,__...,..,, .. • ... -..:• ...... ,:;__· ~:; . ~~ 7l. - ~ ..,. Iii-. 'I: - t- ~,,. ~ ~~---1.f! .;,. •/ _: ;J/~tt.:,';J-,\:' • ,:_. ";/ ,_>, .._/. ,~ ,._ ? •• l· . ·· - '< ..__, o,I :~ ,:._:..,-+ ,..".;;,,•}.:"•,>'Jr"':::' r ·•.,,,, ,!/i �Chapter 51 - Zoning 5 . 207 Chapter shall control. ARTICLE XX ,_ VESTED RIGHTS 5 . 200. Vested Rights. Nothing in this Chapter should be in terpreted or construed to give rise to any permanent vested rights in the continuation of any particular use, district, zoning classification or any permissible activities therein; and, they are hereby declared to be subject to subsequent amendment , change or modification as may be necessary to the preservation or protection of public health, safety, and welfare. ARTICLE XXI ENFORCEIIIENT, PENALTIES AND OTHER REMEDIES Y 5. 205.. Violations. ,Any pers~~rm or corp . oratiQI12iol~tL_ing_a1_1Y_ o[ the J2fO~isi 2_11~0~ this C~1~t~r_shall up_on_c.Qfild.ci.i® ~ e_c.!_~~_E£t_~or~- than fi~e hu~~~ (S~00) dollars and the costs of prosecution or, by imprisonment in the ,.___ - - --- County JaiTior a period not to exceed ninety (90) days for each ~e ~-01~.!J◊-~h suchfine ~nd imprisorunen~the discre;.!_o~ of the court, together with the costs- oCsuehprosecution. --- -- ~ -- -- ------- - - --------- - - - 5. 206 . Nuisance Per Se. Any building or structure which is erected, altered, or converted, or any use of premises or land which is begun or changed in violation of any of the pr ovisions of this Chapter is hereby declared to be a µublic nuisance per sc, and may be abated by order of any court of competent jurisdic tion. •. ,c. ~·~ J 5 . 207 . Fines, Imprisonment. The owner of any building, or structure_or premises or part thereof, where any condition in viplation of this Chapter shall exist or shall be created: who . .; ., . ;:,:;::.;:...::.::;:=-==~=-~::.:.:..= ,.--..,;:__ .and____ .• • . has as~ . · l in the commission o such violation shall _ -·-~ _; -'' ' ' ,,.~ t y of a separate .offense and on convict10n orshall be -.~... 1~ ~ ~ ~ ·~--., --= ·~ ~ ~~~;\ ~-~ ~ Y~ ~' ~ ~ 'Z? - ~. . ,.~ ·:.. ,.._ h <j -;: 'i\, '(to . ~ - ::-:'IF .r, ,- ., ~ -~ ~:: --~~~~-!"ir-~-~~. ~~ .-I;.!_ •t �~ 5. 208 Title V - Zoning and Planning r I liable to the fines and imprisonment herein provided. 5,208. Each Dav a Separate Offense. A separate offense shall be deemed committed upon each day during or when a violation occurs or continues: 5. 2 09. Rights and Remedies are Cumulative. The rights and remedies provided herein are cumulative and in addition to any other remedies provided by law. ARTICLE XXII - SEVERANCE CLAUSE 5.210. Severance. Se ctions of this Chapter shall be deemed to be s everable and should any section, paragraph or provision hereof be declared by the courts to be unconstitutional or invaliu, such holdings shall not affect the validity of this Cha!')ter as a whole or any part hereof, other than the part so declared to be unconstitutional or invalid. I ( ARTICLE XXIII - EFFECTIVE DATE 5. 211. Effective Date. Public hearing having been held thereon, Ordinance 204 was passed by the City Council of the City of Ionia, Ionia County, Michigan, on the 4th day of February A. D., 1971, and ordered to take effect May 14, 1971. - •, .. - '."""'-:''-7-,...;;.--''-------_.;.----------~---------'-. . • . ~ • ~- .,., ~,. v...,, . ec a; .ii' • . . "1;4 -,... ., ... ·( ~ .... ..,... , k .....t " .,~ , . .._;.r-r.: ,. .. ~ .~,;, ' t~~ • ~ " 3/ � 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 Ionia_Zoning-Ordinance_1971 Date A point or period of time associated with an event in the lifecycle of the resource 1971-05-14 Title A name given to the resource City of Ionia Zoning Ordinance Description An account of the resource The City of Ionia Zoning Ordinance was passed by the City of Ionia on February 4, 1971 and ordered to take effect on May 14, 1971. Subject The topic of the resource Zoning--Michigan Ionia (Mich.) Ionia County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/2bbd00820f2d8a1a7bc811ac9ebaa9bf.pdf b2f88b8af80d29af696f4e3ca73bf05b PDF Text Text - CITY OF LAKE ANGELUS OAKLAND COUNTY, MICJIIGAN MASTER PLAN �II II Ill CITY OF LAKE ANGELUS Oakland County, Michigan MASTER PLAN Ill • • • • • •II •II • • • City Council Donald P. Althoff, Mayor C. Dale DeLorge, Mayor Pro Tern Rosalie Lake George A. Drake, III William T. Collins, Jr. Planning Commission George A. Frisch, Chairman Donald P. Althoff Dorothy Arcari William T. Collins, Jr. Edward Dauw Dale DeLorge Lee Embrey Peggy Kresge Forrest Milzow City Attorney James L. Howlett Adoption Planning Commission._ _ _ __ Building Official Bill Dinnan George A. Frisch, Chairman Consultants Carlisle Associates, Inc . 111 N. Main Ann Arbor, MI 48104 Nancy De Lorge, City Clerk �II II !T JI able of Contents INIRODUCTION II II • • • • • • • • • •I I I What is Planning ................. .... .......... .. ........ .. ............ .. .. .................... 1 How Is The Plan to be Used.............................................................. 1 Who is Responsible........................................................................... 2 How Were Citizens Involved............................................................ 3 BACKGROUND STUDIES Historic Content................................................................................ 4 Regional Setting................................................................................ 5 Surrounding Influences ..................................................................... 6 Population ......... ...... .... .. .. ...... ...... ...... .... .. .. ........................................ 8 Housing............................................................................................. 9 City Facilities.................................................................................... 10 Natural Resources............................................................................. 10 Transportation ... ................ ...... ........ ........ ............ .......... .. ...... .... ........ 14 Economic Base.................................................................................. 15 Existing Land Use............................................................................. 15 GOALS AND POLICIES Introduction....................................................................................... 16 General Planning Goals .. .. .. .. .. .... .. ...... .... .. .... .... .. .. .. .. .. ........ .. .. .. .. ...... 16 Policies ...... .. .......... .. ...... .. .... .. .... .. .. .. .. .. .. .. .... ...... .. ...... .... ...... .. .. .......... 16 �II • • • • • •II •II I I I PLANNING STRATEGIES Introduction....................................................................................... 20 Land Use Plan ......... .. .......... ........ .. .......... .... ...... ................ .. .. .. .... .. .. .. 20 IMPLEMENTATION STRATEGIES City Governmental Policies ........ ...... .... ........................ .... ................ 28 Intergovernmental Cooperation .......................... .................. ............ 28 Master Plan Education .. .. .... ............ .. ........ ............ .. .............. ............ 28 Plan Updates ......... ........ ...... ........ .... .... .. .......... .......... ........ .... .. .. ...... .. 28 Implementation Tools....................................................................... 28 Conservation Greenbelts................................................................... 29 Water Quality.................................................................................... 29 Natural Beauty Roads ....................................................................... 30 City Recreation Space....................................................................... 30 Future Planning Commission Tasks................................................. 31 �II II I II I I I I I I I I I I I I INTRODUCTION �I II I I I I I I I I I I I I I ntroduction be made with the general purpose of guiding and accomplishing a coordinated, adjusted, and harmonious development of the municipality and its environs which will, in accordance with present and future needs, best prorrwte the health, safety, morals, order, convenience, prosperity, and general welfare, as well as efficiency and economy in the process of development; including, among other things, adequate provision for traffic, the promotion of safety from fire and other dangers, adequate provision for light and air, the prorrwtion of the healthful and convenient distribution of population, the promotion of good civic design and arrangement, wise and efficient expenditure of public funds, and the adequate provision of public utilities and other public requirements. What is Planning? Planning is a process which involves the conscious selection of policy choices relating to land use, growth and development in the community. The Master Plan is the only official City document which sets forth policies for the future of the community. Therefore, the plan serves as the primary guide to the City regarding future land use decisions, investment in public improvements, and coordination of public improvements and private development. In one sense, the Plan presents an idealized view of future growth patterns in the City. However, the Plan must also provide guidance to local decisionmakers regarding today's issues. It is the intent of this Plan to be a working document which will provide for the orderly development of the City, assist the community in its effort to maintain and enhance a pleasant living environment, and spark a vision toward the future. How Is The Plan to be Used? The Plan serves many functions and is to be used in a variety of ways: The City derives its authority for the preparation of a Master Plan from the Municipal Planning Act, P.A. 285 of 1931. Sections 6 and 7 of the Act states: The commission shall make and adopt a master plan for the physical development of the municipality, including any areas outside of its boundaries which ... bear relation to the planning of the municipality. In preparation of such plan the commission shall make careful and comprehensive surveys and studies of present conditions and future growth of the municipality and with due regard to its relation to the neighboring territory. The plan shall City of l.Ake Angelus Page 1 1) The Plan is a general statement of the City's goals and policies and provides a single, comprehensive view of the community's desire for the future. 2) The Plan serves as an aid in daily decision-making. The goals and policies outlined in the Plan guide the Planning Commission and City Council in their deliberations on zoning, subdivision, capital improvements and other matters relating to land use and Master Plan �The policy orientation of this Plan provides decision-makers with a framework and basis for decisions while recognizing the dynamic character of the community. The variables upon which this Plan is based will likely change over time. However, adherence to the goals and policies will provide a stable, long-term basis for decision-making. I I I I I I I goals and policies aimed at the unified and coordinated development of the City. As such, it provides the basis upon which zoning and land use decisions are made. development. This provides a stable, long-term basis for decision-making. 3) Who is Responsible? The City of Lake Angelus has a number of bodies that are actively involved in the planning and zoning decision-making process: A third function the plan serves is to provide the statutory basis upon which zoning decisions are based. The City or Village Zoning Act (P.A. 207 of 1921, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. However, it is important to note that the Master Plan and accompanying maps do not replace other Municipal Ordinances, specifically the Zoning Ordinance and Map. Zoning is only one of the many legal devices used to implement the Master Plan. 4) The Plan attempts to coordinate public improvements and private developments. 5) Finally, the plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the Municipality's direction for the future. In summation, the City of Lake Angelus Master Plan is the only officially adopted document which provides direction for the achievement of goals and policies. It is a long range statement of general City of Lake Angelus Page2 • City Council - The City Council is the chief governing body of the City. By Michigan statute, the City Council approves rezoning requests, zoning text amendments, and subdivision plats. By City Ordinance, the City Council approves site plans, special land uses, subdivision plats, lot splits and floodplain and wetland permits. The City Council also sits as the Board of Zoning Appeals. • Planning Commission - Planning Commission members are appointed by the Mayor and approved by City Council. The Planning Commission is responsible for formulating and adopting the Master Plan and is the principal recommending body to the City Council on matters pertaining to the planning and development of the community. The Planning Commission makes recommendations to the City Council on rezoning requests, zoning text amendments, site plans, special land uses, lot splits, floodplain and wetland permits and subdivision plats. • Board of Appeals - The Board of Appeals serves to interpret provisions of the Zoning Ordinance when requested and determine when variances should be granted when peculiar Master Plan �I I I I I I I I difficulties with property make it impossible to meet the strict provisions of the Zoning Ordinance. As indicated, the City Council sits as the Board of Appeals. How Were Citizens Involved? In the course of preparing the Master Plan, the Planning Commission actively sought the input of the citizens of Lake Angelus. A community survey was sent to every household resulting in a return rate of over 80%. Two public workshops were held to report the progress of the Master Plan and seek the input of citizens on issues of concern. I I City of Lake Angelus Page3 Master Plan �II I I I I I I I I I I I I I I I I BACKGROUND STUDIES �I II I I I I I I II II II ' • B ackground Studies ensure its protection. However, transportation to the surrounding areas had facilitated growth in Pontiac and Waterford Townships, as well. Early in its history, the lake was in jeopardy of being annexed by neighboring governmental units. In order to develop a comprehensive Master Plan, an inventory of cultural and natural resources must be made. This essentially builds the "backbone" for decision-making within the City and establishes an accurate projection of what to expect in the future. The most significant event in the history and future of Lake Angelus occurred in 1929. A special Act of the State Legislature authorized "homerule" for Lake Angelus. A Charter Commission was formed. On May 10, 1930, the Village Charter was accepted by the residents by a vote of 52-0. Lake Angelus was incorporated as a Village on May 17, 1930. Historic Content Lake Angelus has a unique environmental and human history. It is not by accident that the lake and the land immediately surrounding it exists today as the City of Lake Angelus. Men and women who came to Three Mile Lake shortly after the tum of the century and citizens who have come since seeking the tranquillity of a natural environment have had the foresight and determination to preserve what they found. Many years of devoted public service, thoughtful reflection, and careful future planning continued the effort to preserve the character and natural beauty that the early citizens had perpetuated with "homerule". Fifty four years later, in 1984, by a vote of 149-4, the residents of Lake Angelus changed the form of government from a Village to a City strengthening their ability to act cooperatively in the wider community while maintaining their historic values. After the first survey of the area in 1817, lands within the present City were taken by patent from the United States in the 1830's. The area remained agricultural until the end of the century, protected from development by a lack of easy access from centers of population. The early 1900's brought fishermen from Detroit for summer weekends, the division and sale of large parcels of land, and the growth of a small community of people whose business lives were often related to the automobile which brought them to Lake Angelus. By the 1920's, residents had agreed on restrictions to govern themselves and the use of lands and waters of Lake Angelus. Subsequently, they would move Gallogly Road from the shoreline to its pres~nt course to prevent public access, acqmre Welcome Island for all to enjoy, and purchase lands to circle the lake to City of Lake Angelus Page4 Master Plan �Regional Setting Lake Angelus is located approximately thirty (30) miles north of Detroit in the heart of Oakland County. It is located north of the City of Pontiac and east of Waterford Township. With Interstate 75 only minutes to the north, residents of the City enjoy excellent access to the remainder of Oakland County and the balance of the Detroit and Flint metropolitan areas. -II OAKLAND COUNTY, MICHIGAN _,_, I I I I _.._. .... •-IICII cG- ··- ~ - - Q 8 .......... Lake Angelus _.....,. 8 ··- - Ml&UIIIIT ..... ........ - -- ---- - CW<LAND COUNTY ~ c . . . . , ................ 1Ha City of Lake Angelus Page 5 Master Plan �Surrounding Influences LEGEND A review of the Master Plans and Zoning Maps of the communities surround~ng Lake Angelus indicat~ ~actors wh1_ch may impact upon the City s lo~-dens1ty residential character. Surrounding Lake Angelus, planned and zoned land uses are as follows: o • 1 ~ ® ~ .:<>. • II I I 2 SINGLE FAMILY 3 L• . Surrounding Master Plans • VERY LOW DENSITY w w • RURAL/AGRICULTURE The majority of land around Lake Angelus is planned for single-family residential use which will help preserve Lake Angelus' residential character. • • MULTIPLE MOBI L E HOME PARK RECREATION ® Less compatible uses are the commercial areas at the 1-75 and Baldwin interchange and the light industrial use east of Baldwin Road. OFFICE. PARKING, TRANSITIONAL - ; • ,LIGHT ~~ 2HEAVY ~~ Public-Quasi Public areas are also planned to the south of the City. These facilities could include churches, schools, or governmental facilities. COMMERCIAL ~~ 3 EXTRACTIVE , MINING L~ -I : : : :,: : ... . . . I -I Surrounding Community Land Use Plans I I City of Lake Angelus Page6 Master Plan �Surroundini: Zonini: • The majority of land su1:ounding ~he City is zoned for smgle-family residential. • • 1Q ...Jg ··· A sizable area of commercially zoned property is located on the ~ast side of Baldwin Road extending from I-75 south past Lake Angelus Road. .,: , VERY LOW DENSITY SINGLE FAMILY i3 •.. 3 MULTIPLE L• • MOBILE HOME PARK z UJ Q are zoned for multiple-family residential. RURAL/AGRICULTURE 2 f- • Large areas to the south of the City ....... . ···::··· .... ... . ... .. .. . LEGEND . ,,.,, RECREATION ~ ~ -~~~ - ........ ........ ~®····· I L ..... . OFFICE, PARKING, TRANSITIONAL COMMERCIAL , LIGHT 2 HEAVY a EXTRACTIVE, MINING I I Surrounding Community Zoning City of Lake Angelus Page 7 Master Plan �II II I I I I I I I General Characteristics Population The tables to the right indicate selected 1990 U.S. Census data on population characteristics for the City of Lake Angelus. The population of surrounding communities is also presented. Key characteristics are summarized below: No. 328 % 100.00 167 161 51 49 Under 17 67 20.7 Over65 44 13.4 Pooulation Female Male * The City's population in 1990 was 328 persons * The number of males and females was nearly equal Age Distribution * The average household size was 2.69 persons in 1990 * No. 16 51 9 12 80 63 24 29 27 12 5 Under 5 vears 5 to 17 vears 18 to 20 vears 21 to 24 vears 25 to 44 vears 45 to 54 vears 55 to 59 vears 60 to 64 vears 65 to 74 vears 75 to 84 vears 85 vears & over There were 20.7% of residents less than the age of seventeen (17) and 13.4% of residents 65 and older % 5 15 3 4 24 14 7 9 8 4 1 Households by Type Total Households Familv households Households with related children Married couple HH Percent of total Livinl! alone and 65+ I Persons ner household 122 105 35 100 95.0 4 2.69 Comparative Population Lake An!.!elus Auburn Hills Pontiac Waterford Two. Orion Two. City of I.Ake Angelus Page8 328 17,076 71,166 66,692 21.019 Master Plan �Housing • II • I • II I I I I I I Housing Units & Occupancy The tables to the right indicate selected 1990 U.S. Census data on housing characteristics for the City of Lake Angelus. Key characteristics are summarized below: 1990 138 Total Units 122 There were a total of 138 dwelling units, the vast majority of which were owner-occupied. Occunied Units Owner Occupied Units % Owner Occupied All dwelling units were singlefamily detached. Renter Occupied Units 12 Over 70% of the dwelling units exceeded a value of $300,000, with a median value of $377,600. Vacant housinJ!: units 16 110 90.16 3.51 0.00 Owner vacancv rate Renter vacancy rate Units in Structure 1 unit, detached 1 unit, attached 2 to 4 units 5 to 9 units 10 or more units Mobile Home 138 0 0 0 0 0 Value of Owner Occupied Units Soecified owner-occupied units Less than $50,000 $50,000 to 99,999 100,000 to 149,999 150,000 to 199,999 200,000 to 299,999 300,000 or more Median value 97 1 5 5 1 14 71 $377,600 I I I I I City of Lake Angelus Page 9 Master Plan �II I II II I I I I I I I I I I City Facilities and Services Natural Resources Because of Lake Angelus' small size, it does not provide a great array of services. Rather, the City relies on the private sector and surrounding townships to provide its residents with the necessary services. The lake and the surrounding woodland and wetland areas define the unique character of the City of Lake Angelus and provide many areas for scenic residential development. This attractive environment had drawn people to the City and ultimately will continue to make Lake Angelus one of the most attractive places in southeastern Michigan to live. The current City Hall was built as a school house in 1917. In 1961, the hall was renovated and began to be used as a police station and meeting hall. The hall serves several community functions and is the meeting place for the monthly meetings of the City Council. The City also owns over 100 acres of public land that includes Welcome Island and property on the north and southeast comers of the City. On the southeast comer is the Hulbert Wildlife Shelter and the City Hall. The City of Lake Angelus is in the unique position of residing between two cities and a township. Fire services are provided by both Waterford and Orion Townships. The City employs its own professional police department. Individual wells and septic fields serve the majority of residences within the City. There are a few homes connected to central sewer and water services provided from adjoining municipalities. Remaining utilities are provided as follows: electricity is supplied by Detroit Edison, telephone services supplied by Ameritech, and natural gas provided by Consumers Power. The City also has the availability of cable television service. The City of Lake Angelus lies within two different school districts, Waterford and Pontiac. The protection and preservation of the City's special natural features is vital to maintaining the character of the community. The significance of the City's natural resource features are explained below. Topography The City's topography is quite dramatic and picturesque. On the northern side of the lake, slopes are steeper and more predominant. On the southern side of the lake, the relief is less dramatic and lowlands are more frequent. The highest elevation in Lake Angelus is 1060 ft., found at the City's most northeast comer near the intersection of Lake Angelus Road and Baldwin Road. The lowest elevation in the City is the lake's shoreline, an elevation of 950 feet. Wetlands Lake Angelus does not have an abundance of wetlands within the City limits. There are several small wetland areas scattered throughout. In the northeast corner, near the McMathHulbert Observatory, the largest wetland site measures almost 13 acres. Water Resources Lake Angelus is the first in a chain of lakes including Mohawk Lake, Wormer Lake and the larger lakes like Loon and Oakland, which ultimately lead into the Clinton River. Land to the north of Lake Angelus drains into the lake through groundwater runoff and small streams. City of Lake Angelus Page JO Master Plan �0 a, D a, :, -,.-.-----, .g "' Costa Mesta c 0 Waterlord Township Fire District ANGELUS Orion Township Fi re District FIRE SERVICE DISTRICTS City of Lake Angelus Oakland County, Michigan r City Owned Property Outside City limits o 200 400 eoo-----,~ii Carlisle Associates, Inc. Community Planners and u,ndscape Arc:tlltCCIS /WI Alba<. Mic:tlioan �-I I I I I I I I I I Properties to the south also drain into the lake. There are also a number of springs feeding into the lake. In the 1930's, a dam was reconstructed to control the lake levels. Woodlands The City of Lake Angelus has deciduous woodlots ranging from just a few acres to over a hundred acres. In the southeast corner of the City, there is a large lowland hardwood woodlot that covers almost the entire comer of the City south of Gallogly Road. Spread through the eastern half of Lake Angelus, are larger upland hardwood lots. The City of Lake Angelus is fortunate to have such wooded and environmentally beautiful features. These amenities have time and time again attracted people to the area, and continued efforts to preserve the environmental features is a primary goal of the City. City of Lake Angelus Page 11 Master Plan �\ ... _ _t '--... \)r--~-·~ - w- / I ' ' 10 l"" - lr3: ■ \.,, . ( :.I # ,:;; • ft •• -.::::::---■- . • •••• II II I I I I I I I I II I I II ,,_.,. _. ..,, .- ~ r-> ~, I. ' .... I;•> G ~ \ 1---l :~ ~- tr d.'.._ '._ .. . ,' :-- .---1 ~ . ~~ ./ / C) ' ' \{) 10) .. ' .:[ ~ ' ;} ., . • ) ' c::::, ' J \ ~ .. .. City ofuike Angelus Page 12 Master Plan en 0 z ~ 0 0 ~ �(/J z u, C "' 0 :, <U .Q> ~ Cl.C ~~ <( 0 j?- ~ 0 ...J o5 0 z 3: ...J <( cc w z II w • • •I (9 I ~ ~ l ]!;,0 ::i . Iw =Ip ill ~ J Bi 32 0 "' 3: . § "2 § .c § ii: I <Ii :i ;,; 11 ~ ~ peo~ Ui"'Plta I I I I I eo )(J8M8N ., I I I I I I I :I I I _____________ __jI • City of Lake Angelus Page 13 Master Plan �Transportation Primazy and Local Roads The following describes transportation serving the residents of Lake Angelus. Primary roads are established by, and the responsibility of, the Oakland County Road Commission upon approval of the Michigan Department of Transportation. By designating a road as part of the County Primary System, State and Federal weight and gas tax revenues can be obtained for maintenance. All public roads not classified as interstate, state or primary roads are local roads. Interstate Access The City of Lake Angelus is located only one-half mile to the south of Interstate 75. Railroads II Ill I I There are no rail lines located in close proximity in the City. Baldwin Road, Lake Angelus Road and part of Gallogly Road are maintained by the Road Commission of Oakland County. The remaining portion of Gallogly Road is maintained by the City of Pontiac. Within the City limits, every other road is private. In Table 1, the breakdown of each road is given and length and surface supplied. Airports General aviation services are available at the Oakland-Pontiac Airport. Detroit Metropolitan Airport and Flint Bishop Airport, both located within an hour's drive, provide commercial aviation services. TABLE 1 Cl~ification Length Surface Baldwin Public 1 mile Hardtop Gallogly Public .70 mi. Gravel Lake Angelus Shores Private 1 mile Hardtop Lake Angelus Lane Private .45 mi. Hardtop Lake Angelus Road Public 2 miles Gravel Sleepy Hollow Private .20mi. Gravel Rip Van Winkle Private .30mi. Gravel Gray Woods Lane Private .5 mi. Gravel Private Drive Private .4 mi. Hardtop/gravel Road I I City of Lake Angelus Page 14 Master Plan �• ••· •II I I -I Economic Base Existing Land Use The City's tax base is primarily provided by residential use. Commercial and industrial uses surround the City, but there are no such uses within the City. SEV has increased in the last six years . This rise in assessed value corresponds with a subsequent rise in all of Oakland County. Table 2 demonstrates the total State Equalized Value (SEV) for the last six years. Table 2 State Equalized Value Year 1988 1989 1990 1991 1992 1993 Value in dollars Annual Increase 17,240,700 19,116,160 22,307,100 26,311,250 26,971,000 30,915,900 11% 14% 15% 2% 15% The City of Lake Angelus is a residential community. Except for the northeast and southeast corners of the City, the majority of the remaining land is single family residential. An inventory of the existing land use includes the following categories: Sin~le Family Residential Use includes improved parcels having a single family residential dwelling unit. Scientific/Educational Use includes improved land parcels and facilities which are held by private owners and are used for either research or educational purposes. The McMath-Hulbert Observatory is included in the scientific and educational category. Open Space/Recreation Use includes public and private land parcels, either improved or unimproved, used for nonintensive recreational activities. Source: Oakland County Equalization Division Vacant land includes privately owned land that is not currently being put to an active use. ~ I includes Lake Angelus. TABLE 3 Land Use Breakdown Land Use Classification Acres % Single-Family Scientific/Educational Open Space/Recreation Vacant Water TOTAL 388 9 179 50 440 1066 36 1 17 5 41 100 City of Lak.e Angelus Page 15 Master Plan �II "I I -I I -I I • '• GOALS AND POLICIES �IG lloals & Policies Introduction •I • The City of Lake Angelus strongly believes in the goals and policies contained in this section and adopts them as a part of its Master Plan. Goals, policies, and planning strategies formulated by the community establish the framework for public and private decision-making. Goals reflect the broadest of human needs and establish the desired end results of the planning process. 4. Study the creation of a natural conservation buffer surrounding the City through the preservation of open space on private property and City-owned conservation areas. 5. Promote governmental communication and enforcement of City ordinances and amendments. Policies While goals tend to be general in nature, policies set forth a particular approach or position concerning various issues related to land use, transportation, and natural resources. These policies are the essence of the Master Plan and reflect an overall strategy for local development. Clearly defined statements of policy can go far to minimize arbitrary decisions and substantiate intelligent, objective decisions. Policies broaden the scope of the Master Plan beyond just a series of maps. Residential Development Community Character and Policy 1: Maintain and enhance the unique character of Lake Angelus as a place to live and enjoy leisure time. 1.1 Ensure that new development and the redevelopment of existing land uses promotes an image that is compatible with the existing character of the community. 1.2 Maintain mature trees and historic structures as an important element in defining community character. 1.3 Discourage the conversion of open space into more intensive uses. 1.4 Prohibit public lake access to ensure that future usage of the lake does not deter from its character. General Planning Goals The following general goals set forth the desires and aspirations of the community: I. Promote the protection of Lake Angelus and its shorelines, wildlife, natural streams, wetlands, and wooded areas. 2. Allow future development that is compatible with riparian, lowdensity residential development. 3. Manage growth at a rate which does not damage the natural features, resources and existing development patterns. City of Lake Angelus Policy 2: Low density land use shall be promoted due to existing infrastructure, existing land use patterns, and the natural capacity of Page 16 Master Plan �II I II I I I I II I II the land to development. support 2.1 Single Family Residential is planned for areas where it is desirable to maintain existing low density development patterns to mitigate impacts on natural resource conditions, utility systems, and roads. 2.2 City-owned property around the perimeter of the City is planned for Open Space/Recreation land use and is intended to provide permanent open space. Protection and preservation of these areas will ensure maintenance and enhancement of the natural characteristics of the City while at the same time broadening recreational opportunities in appropriate areas. Policy 3: A compatible relationship between land uses shall be promoted by providing appropriate land use transitions and safeguards to minimize the potentially negative impacts on roads, adjacent land uses, utilities and the environment. 3.1 3.2 3.3 neighboring areas from noise and visual intrusion. new Encourage well designed architecture and landscaping which uphold the high quality image of development within the community. The planning of new residences shall provide for the preservation of existing trees, wetlands and open space areas and other scenic features for the passive enjoyment of the neighborhood residents, and, where possible, for the visual enjoyment of the City as a whole. 3.4 Utilities and Services Policy 4: Only the utilities and services required to meet the needs of City residents shall be provided. 4.1 Priority shall be given to the evaluation of septic fields and well systems for safety to its users and the environment. 4.2 Sewer and water service shall be developed based upon evidence of cost-effectiveness and environmental benefit to the lake and its water quality. Roadways Policy 5: The natural beauty of the roads within the City shall be maintained to protect the natural character of the City. 5.1 Expansions or improvements to roads will be discouraged if they prove detrimental to the character of the community. 5.2 The extension of Telegraph Road north of Walton is opposed due to the potential detriment to the character of the City. 5.3 Roads within the City will be maintained and improved in an effort to enhance the natural character of the City and in accordance with the Natural Beauty Roads Program. Ensure the appropriate trans1t1ons are provided . Transitions include screening measures to protect City of Lake Angelus Mitigate the impact of new development on roads within the City and natural features by encouraging the use of combined drives to serve adjacent properties. Page 17 Master Plan �Natural Resources and Open Space Policies Policy 6: An integrated open space system consisting of City-owned property and private scenic easements will be studied. The integral elements of the open space system include wetlands, woodlands, floodplains and steep sloped areas. 6.1 The open space plan should be considered in its totality as a combination of privately and publicly owned properties. 6.2 City-owned property is a principal element of the open space plan. It should be utilized to its maximum potential as a conservation resource for the community, consistent with its natural beauty and capabilities. Integrated with the City-owned property is privately owned property which would be voluntarily dedicated to open space preservation. 6.3 Policy 7: The protection and enhancement of wetlands, woodlands, ground and surface water resources, drainage systems and open space shall be a key consideration in land use and development decisions. 7 .1 One of the highest priorities is to preserve previously undisturbed wetlands in their natural state. 7.2 Poor soil areas, such as wet, organic soils, should be retained in their natural condition, and integrated with the planned open space system. The open space system and storm drainage system should be integrated so as to utilize natural water storage areas, and to utilize natural drainage corridors as a means of conveying storm water runoff to the Lake or other discharge areas. City of Lake Angelus Woodland Woodlands conservation is important to protect water, soil and air quality, mitigate noise pollution, moderate local climate and storm hazards, preserve wildlife habitats, and preserve aesthetic values and community beauty. Development which is permitted in and around wooded areas should be planned, constructed, and maintained so that existing healthy trees and native vegetation are preserved. This is especially critical along the shorelines of Lake Angelus. The objective should be to preserve native trees rather than to rely on removal and subsequent replanting. The diversity of woodland areas should be protected to ensure the long-term stability and variety of the species preserved. 6.4. Flood hazard areas and wetlands should be incorporated into the open space system. 6.5 Wetlands - The protection of wetlands is essential to the preservation of water quality, stabilization of stormwater runoff, promotion of groundwater recharge and provision of plant and wildlife habitats. Page 18 Master Plan �7.3 I -I I I I Groundwater resources Groundwater recharge areas replenish water levels in underground storage areas and supply water to lakes, rivers and streams. Because the City has no sewer or public water system, the protection of the groundwater resources is vital. Faulty septic fields could pollute the groundwater and directly effect the individual wells the City relies on for water. Since groundwater resources extend beyond City boundaries, County and regional cooperation will be necessary to effectively manage this problem. Policy 8: An effective working relationship between the City and surrounding communities should be promoted. Planning issues which are integral to the discussion between the various bodies should include: • Promote communication and enforcement of City ordinances. • Involvement ancl cooperation with individual citizens, and citizen groups, shall be encouraged by the City at all levels of the planning process to insure the inclusion of a comprehensive range of community values and priorities. Groundwater resources should be protected from pollution. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation essential to the water holding characteristics should be preserved or, where necessary, enhanced as part of a development program. 7.4 • Provisions shall be made for citizen education and involvement in all issues involving or relating to the creation of, or revision to, general City planning and land use policy, by means of public education workshops in addition to whatever public hearings may be required by law. Drainage systems - The protection of soils, woodlands, and wetlands within a watershed and proper management of land use and development are essential to the proper management of storm drainage. Natural vegetation and topographical features along drainage corridors and the lake shoreline should be preserved. Uses along the shoreline should be restricted to those which minimize topographical disturbance leading to increased runoff, sedimentation and degradation of water · quality. Government Policies City of Lake Angelus Page 19 Master Plan �-II II •II I II I I I I I I II II II II ' PLANNING STRATEGIES �p lanning Strategies Introduction OPEN SPACF.IRECREATION Planning strategies, represented in both graphic and narrative form, identify the manner in which goals and policies are to be implemented. I I I I I Areas designated for Open Space/Recreation include public lands and buildings which are devoted to recreation or conservation use. Land Use Plan Land designated for Open Space/Recreation is intended to provide recreation and open space systems which preserve and enhance the character of the City. Protection and preservation of these areas will ensure maintenance and enhancement of the natural characteristics of the City while at the same time broadening recreational opportunities in appropriate areas. The Land Use Plan Map, (Map 1) provided on the following page, serves as a graphic representation of the City's goals and policies. The Land Use Plan Map is not a zoning map, but rather a generalized guide to the desired future land use patterns within the City. In the course of preparing the plan, the following factors were considered: existing development patterns, demographic trends, regional influences, natural resource conditions, and street patterns. Land Use Plan Definitions The following defines the intent of each land use plan category: Concepts and Strate~ies The following describes key features of, and the rationale behind, the Land Use Plan, by category: RESIDENTIAL LAND USE SINGLE-FAMILY RESIDENTIAL This category provides for Single Family Residential and is planned for areas compatible with existing low density development patterns. Such areas are planned as low density in order to mitigate the impact on natural resources, roads, and utilities. SCIENTIFICIEDUCATIONAL The future character of the City depends on protecting areas for residential development and maintaining existing neighborhoods. Policy 2 establishes single family residential use in areas where it is desirable to maintain low density to minimize the impact on natural resources, utilities, and roads. Low densities are planned to protect an extensive natural system associated with Lake Angelus. This category provides for land and facilities which are used for either research or educational purposes. City of Lake Angelus Page 20 Master Plan �"O Ill 0 C .. ...-....·. a: .c .. __J 0 a: □ Residential 0 a, .0 a, ::, 0 +"''------; -~ c 0 II Scientific/ Educational / / =Open Space I / /D Recreation .. MOHAWKU<. J) LAKE ANGELUS LAND USE PLAN Map 1 City of Lake Angelus Oakland County, Michigan 200 400 eoo 1600 ii CaJ1isle Associates, Inc. City Owned Property Outside City Limits Community Planner.; and Landscape Arehitects Arln Arbo<, Mich193n City of Lake Angelus Page 21 Master Plan �SCIENTIFIC I EDUCATIONAL AND OPEN SPACE I RECREATION LAND USE • • • • • • • • • • • • - The designations of both Scientific / Educational and Open Space/ Recreation in the Land Use Plan are confined to areas which are currently used for those purposes. However, additional discussion regarding the preservation of open space is provided under the Recreation and Open Space Plan. Recreation and Open Space Plan Open Space/Conservation A key element of the Master Plan, as outlined in Policies 1 and 6, is the integration of natural resources and features into an open space system. There are other portions of private properties that may be significant wetlands and woodlands in which this same concept is employed to form a permanent open space network. The various mechanisms available to the City and its residents will be discussed more fully in the Implementation Strategies section of this report Recreation The remainder of the City property 1s to be planned for passive recreation purposes. Passive recreation refers to those activities that can be done by people individually and are done leisurely rather than competitively. The properties included are: Map 2 represents the Conservation Plan which incorporates the following: • 47 acres south of the City boundary in Pontiac • Welcome Island • City Hall Property • Hulbert Wildlife Sanctuary • 4 acres located west of Sleepy Hollow These areas should remain undeveloped and preserved in their natural state. This will promote Lake Angelus' scenic amenities and preserve its uniqueness. • Staff-Wildlife Sanctuary • 97 acres located south of Lake Angelus Road and immediately west of Baldwin Road It is not the intent that these areas be developed for active recreation purposes . With proper planning, the following areas can provide recreational uses for the City while preserving the natural character. The Staff-Wildlife Sanctuary (Map 3) will provide a simple nature walk to give residents exercise possibilities while still maintaining the Sanctuary's natural setting. The second recreation site would be approximately 97 acres located in the northeast corner of the City. Possible amenities of the site could include: • Boat storage area The Lake Angelus Shores outlots and dam site should continue to be preserved in compliance with their original intent • Nature walk • Picnic area In addition to the preservation of publicly owned property, the creation of a conservation corridor or "green belt" around the City would greatly contribute to protecting the image and character of the community. Essentially, the corridor would be a strip of land of varying width which would be voluntarily preserved from disturbance by the property owner. • Parking • Sled hill City of Lake Angelus Page 22 Master Plan �·-·---····· g ~ i :i,,. ~ "'i::" c..·---. .__) V ] s- ·7 (,...,·· j /- ~-=- "" ~ &-1 7 I 7 1"' t::: ) MOHA' LAKE ~ . /\ ·~ I C' U z-z~ la I I POTENTIAL GREENBELT ANGELUS CONSERVATION PLAN Map2 f., City of Lake Angelus Oakland County, Michigan ~ ~ § r£1-L ii .,.. City Owned Property Outside City Lim"s ~.-.odll-N:. ():rmuwty f'Wnln WIid ~ ~ IWIN'Oof, lolc:HgM �____________ _ , 0 ~ ~ .. i m ),. ::s 00 "'i: "" ---.: Nature Trai \ ,,, ... ~ -~ \ L. --.._ ,,, ? ~ ,, I - -- -. -••,.;---""">~~,~q+e ~-, ~ ' ,_, \ I ,, ~ ~.,"'• --~,_ ,~ ',.',I / I I III I' I ,..,._~ .__ \ - f.., ~ [ •••••- . ; 7 -----I\ '\ I I ''•••••-•• I ,_ I,._.., ___ _ .. ·ty property . l'nk Possible 1 to other c1 ~Map3 City of Lake Angelus Oakland County, Michigan Carlisle Assoclales, Inc. Communily Planners and Landscape Architects Ann Arbor. Michigan �,_,_ --- -- ......... Q LAK:~=~~:A~,------l\ ~ ,sa. ~ ~ ~ ::I -..., Oo EX. VEGETATION ~ I:: / . .,,,,,,,. - - - - III ,,.,,,,, ,,.- I I p I r ® / \ 'I n l ......... ~ II ~ I 0 l ~l•v k\ I ----------1 \__ 0 I 0 <( 0 a: 0 z ~ g <( co I ( --· N v, EX. TENNIS COURTS RECREATION PLAN EX. STRUCTURES ----f ~ -, [ •® 0 ® PATHWAY SYSTEM PICNIC AREA Map4 MITIGATED WETLANDS BOAT STORAGE City ol lake Angelus Oakland County, Michigan PARKING SLED HILL ~ ii -=--=-...::..: --.~ �These amemttes are demonstrated on Map 4. The changes were suggested after reviewing the citizen survey and development potential with the environmental features in mind. They were designed to give the City a place to gather and enjoy leisure time while, at the same time, preserving Lake Angelus' scenic character. I I I I I I I • • • Roadway Plan The City of Lake Angelus has several major transportation concerns: the scenic preservation of Gallogly Road and Lake Angelus Road, and; the expansion of Telegraph Road and other major arterials around the City. The expansion and extension of Telegraph Road north of Walton Boulevard would have a major effect on the City of Lake Angelus. Extension of the road to connect to Gallogly Road is unacceptable to the City for numerous reasons. Any Telegraph Road extension to connect with Gallogly Road would greatly increase traffic through the City and thus detract from the residential setting of Lake Angelus. The extension would also ruin the natural environment along Gallogly that is so important to the City's residents. The City is committed to the protection of its roads because they are so vital to the City's character, natural beauty and appeal. The preservation of natural character along Lake Angelus Road and Gallogly Road is vital. Improvements, if any, should be done in a manner that minimizes disturbances along these corridors. The Natural Beauty Roads Act establishes guidelines for the protection of roads of these types and could provide useful guidance to the City. City of Lake Angelus Page 26 Master Plan �-I I I I I I I I I I I I IMPLEMENTATION STRATEGIES �I I E z -. ◄ 0 0 ~ . 111::,--! "',!!!-!~=-i;,r==~ ANGELUS I I I I I I I I I I / GELUS LAK[ ·LAKE A ANG[L 115 . (] * ANu[ L 115 Map5 -••• City of Lake Angelus Oakland County, Michigan ii Scenic Road Corridors Proposed Telegraph Extension ~Aasocull!S.lnc. Convnulwly ~ and Landscape Altnhect:I NV> M>o<. Ulc!,IQan City of Lake Angelus Page 27 Master Plan �I I I I I I I I I I -I -I ' mplementation Communication between the City and various communities and agencies will greatly enhance the Plan's effectiveness. Section six of the Municipal Planning Act requires that a Planning Commission prepare a Master Plan as the official policy making document regarding land use decisions. Implementation of the Plan is an incremental process, requiring cooperation between the public and private sector. Master Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures which make citizens more aware of the planning process and the day to day decision making which affects implementation of the Plan. A continuous program of discussion, education and participation will be extremely important as the City moves towards the realization of the goals and objectives contained within the Master Plan. In an effort to implement the City Master Plan, several key tools are presented in the following text. City Governmental Policies The Master Plan is the official policy document regarding the development of the community. It establishes a series of goals toward which the entire community can work. The Plan establishes the foundation against which public and private development proposals can be measured. Too often, local officials and citizens find themselves in a reactive role to development proposals within their community. Without a firm base of information, communities must either accede to development pressures or be criticized for arbitrary denials. In addition, decisions regarding public programs and projects are often made incrementally and not related to any overall concept. Plan Updates This plan should not become a static document. Circumstances and conditions may change that influence the policies embodied in the Plan. The City Planning Commission should attempt to reevaluate and update portions of it on a periodic basis. The Planning Commission should set goals for the review of various sections of this Plan on a periodic basis. Implementation Tools Intergovernmental Cooperation Zoning- Zoning is the development control that has been most closely associated with planning. Originally, zoning was intended to inhibit nuisances and protect property values. However, zoning can also serve additional purposes which include: In an effort to make the Lake Angelus Master Plan more effective, coordination between governmental units must be promoted. The future of Lake Angelus will be influenced by the decisions of communities which surround the City and of agencies with responsibilities that supersede those of the City. Lake Angelus officials must not only be aware of City-wide issues and concerns, but they should also be aware of issues surrounding the City that could affect it. City of Lake Angelus 1) Promoting orderly growth in a manner consistent with land use policies and the Master Plan. Page 28 Master Plan �2) Promoting attractiveness and variety in the City's physical environment by providing variation in lot sizes, etc. I I I I I I I I I 3) Guiding development away from undesirable areas such as wetlands and current City-owned open space. 4) Preserving and protecting existing land uses until such time as they may change in accordance with the Master Plan. The zoning ordinance and official map, in themselves, should not be considered as the major long range planning policy of the City. Rather, the Master Plan should be regarded as a statement of planning policy and the zoning should be used to assist in implementing that policy. Conservation Greenbelts A "greenbelt'' is a contiguous, interrelated open space buffer either surrounding or intertwined within an entire community. The purpose of the conservation greenbelt would be to maintain a "green ring" of open space around the City that would preserve the natural character of the community. The resources protected in a greenbelt may include drainage courses, wetlands, wildlife areas, and woodlands. The preferable method of establishing the conservation greenbelt is through the use of private voluntary techniques. The following recommendations are made to develop a successful and complete conservation greenbelt and open space program. Special Purpose Ordinances - Control of land use activities need not be confined to the Zoning Ordinance. Special purpose rules and regulations often complement the Zoning Ordinance and make it more effective. The following special purpose ordinances have already been adopted by the City of Lake Angelus, but should be reviewed to ensure compatibility with the Master Plan. • Develop programs around a clear vision of the future. • Rely on voluntary efforts on the part of affected property owners. • Build strong community support. • Document and publicize benefits of open space preservation. • Think and plan on a communitywide level. Wetlands Protection Ordinance Water Quality Lot Split Ordinance For the majority of residents, the lake and its surrounding environment is the very focal point that attracted them to the City. Its protection for the residents of the City, whether present or future, is a vital part of the Master Plan. Efforts to protect the lake would benefit: Water Quality Board Ordinance Nuisance Ordinance These ordinances along with future ordinances, will prove to be important tools for regulating growth and development in the City. City of Lake Angelus Page 29 • fish and wildlife habitat • ecological processes • scenic and recreational activities Master Plan �I I I I I I I I I I I I I I I I I 'I A relationship between land use and water quality is evident. The emphasis on water quality protection programs is changing to focus more on lands next to the lake and within its watershed boundary. To preserve and improve the lake's water quality, the following are strategies that could be used: • Develop a buffer zone around the lakes' shoreline. Within this boundary, vegetation removal would be monitored and restricted where applicable. • Reduce land disturbances on steep slopes. This would reduce erosion, pollution from stormwater runoff and sedimentation. • be considered. Since disturbances along the designated roadways are limited, improvements may be restricted. City Recreation Space Scenic and passive recreation space for the residents of Lake Angelus is an important asset to the community. Plans for the Staff-Wildlife Sanctuary and the Recreation Property located on the northeast comer of the City preserve these natural areas while allowing pedestrian access and enjoyment. It is the intent of the Recreation Plan to improve the two parcels for the community's enjoyment, while maintaining the scenic beauty of both sites. Improvements to both sites, as illustrated in Maps 3 & 4 would accomplish two important things: Eliminate the use of lawn fertilizers and pesticides that flow into the lake. To accompany this, an education program should be developed to inform citizens what fertilizers and pesticides are safe to use. • Continue to study and monitor the water quality. • Monitor the impact of waterfowl population and evaluate measures to reduce impacts. Natural Beauty Roads Stretches of a road with unique environmental and scenic characteristics can be protected by designating them "Natural Beauty Roads" (P.A. 150 of 1970). Guidelines have been established by the Department of Natural Resources to protect native vegetation along those natural beauty roads from destruction by such things as: spraying, dusting, salting, cutting, or mowing. Trees may be trimmed or cut, but sound forestry practices must be exercised. If natural beauty road designations are proposed in the City, the impact the designation may have on future service provisions should City of I.Ake Angelus • Maintain the scenic quality of the parcels. • Provide a place for citizens to exercise and congregate. Improvements could be achieved at a minimal cost to the community, while enhancing the City's character. This Plan would set a precedent for future development of the remaining Cityowned parcels and promote a land use concept that demonstrates scenic conservation and recreational use. The improvements to the two parcels are as follows: Staff-Wildlife Parcel • Page 30 Create a scenic pathway that winds through the Wildlife Sanctuary. The path will accommodate walkers during the summertime and cross-country skiers in the winter. The path will be approximately one mile long with benches at various points along the pathway. Master Plan �I I I I 97 Acres in N.E. Corner • Grade and gravel the existing parking to accommodate 15 to 20 vehicles at a time. • Create scenic pathways through the site. As with the StaffWildlife Sanctuary, the pathway should be of sufficient width to accommodate walkers and crosscountry skiers. Trail benches would be placed at various points for seating. • I I I I I I I I I I I I I • Maintain the picnic area. The picnic area will consist of picnic tables and barbecue grills. This area will give the residents of Lake Angelus a place to congregate while they play tennis or use the pathways. The picnic area could also be used for private parties through arrangement with City government. Direct access from the picnic area to the pathway would be available. Planning Specifically review the Zoning Ordinance to determine if zoning district regulations and standards are consistent with the Master Plan. • Review Wetlands Ordinance to determine compliance with recent revisions to State legislation regulating wetlands. • Consider alternative methods to protect woodlands and regulate shoreline clearing. Begin studies of various alternative methods to promote conservation buffer (i.e., scenic easements, etc.) • Create a better delineated outdoor boat storage area. This area would allow residents to store their boats in the winter and also give them a place to put their trailers in the summer. Future Tasks • • Continue studies of lake water quality. Expand to consider ground water quality education program for citizens. • Prepare specific plans for Cityowned property if intent is to develop these properties in accordance with Master Plan sketches. • Consider regulating major changes in topography and earth movement Commission After adopting the Master Plan, the Planning Commission can utilize the following list of tasks to begin the implementation process. While the list may not be exhaustive, it outlines many areas of priority. • Review all ordinances related to land use and development to determine consistency with the goals and policies of the Master Plan. City of Lake Angelus Page 31 Master Plan � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Lake-Angelus_Master-Plan_1990s Creator An entity primarily responsible for making the resource City of Lake Angelus Planning Commission, City of Lake Angelus, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1993 Title A name given to the resource City of Lake Angelus Master Plan Description An account of the resource The City of Lake Angelus Oakland County, Michigan Master Plan was prepared by the City of Lake Angelus Planning Commission with the assistance of Carlisle Associates, Inc. circa 1993. Subject The topic of the resource Master plan reports Lake Angelus (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/bb0c0d92b745d9bb3b91e9af1d6b3c59.pdf dfbf1ba6670ddd1ea4f2233bc82c8608 PDF Text Text / November 1984 Comprehensive Plan ti:iiiiiiii--~--- ARCHITECTS • PI.ANNERS • ENGINEERS 150 Ann street Northwest Grand Rapids, Michigan 49505 Telephone (616) 364-6525 11 City of Lowell, Michigan �I r r COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MIC HIGA .... ·-.<"II / .. •· -; ··•-• o,•• ✓ I ~~ / . :. . ... · :.., :~ •~:.' •·· -; / . . ·~ ...."': :. ·····!:.. ~ I LEGEND f ~ l l LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL - HIGH DENSITY RESIDENTIAL - HIGHWAY COMMERCIAL k~}d CBD COMMERCIAL INDUSTRIAL I l. § PUBLIC/ QUASI PUBLIC H<>] FLOOD PLAIN I~ I 0 rn I~I:· r I~~ - I[ '- [1 SCHOOL PARK NEW STREET § ADD LEFT TURN LANE ~ REMOVE ON-STREET PARKING ~ CLOSE STREET �•• •· •II; TABLE OF CONTENTS .. ..... . . .. . . .. . ... . . . . .. .... . ... ....... .. .... . .. COMMUNITY PROFILE . . .. .. . . . .. .. . ... ... .. .... . .. . . . . .. .. . .. .. . . ... ..... Location ................... . ...... ...... Physical Characteristics ...• INTRODUCTION ...... . . . ....... . ...... Population Characteristics .. Economic Characteristics .•.. Land Use . ...........•......... Transportation Facilities .... Existing Convnunity Facilities •. ..... GROWTH TRENDS .•••.•..•. . . ... .. .. .. . .. . . . . ... . .. .......... . . . .. . . .. ... Population Growth ..•••.•..•••.• ...... Nonresidential Growth .•. .... Residential Growth .••••••••••••••• .. ... . . ...... . ...... ... . . . .. .... .. .. .... . . .. . . . Planning Issues .. .... . ....... . Goals and Objectives •.. . .. . . . ... .. ... .. . ........... . Plan Description •.••••. ... ... ........ . . ...... . CENTRAL BUSINESS DISTRICT •• ... ... . .. . ... . . .. .. .. . . ..... . .. . . . .. . . . ... Existing Conditions. . ............... . . ..... . Goa 1s ••••••••••••.•• ..... Recommendations ...••.••.• . . ... . . . . . ..... COMPREHENSIVE PLAN •.• . 1 4 4 4 12 20 22 27 42 49 49 51 58 64 64 67 70 81 81 91 91 STRATEGY FOR IMPLEMENTATION •. ........................................ 100 Zoning •...•••..•. . . ... 102 Sign Ordinance .•. . 102 Funding ......•.. 103 Historic Preservation ••.••••.• . 104 Capital Improvements Program •. . ...... . 104 ...... . .... .. ... ... .. . .. �• • TABLE OF FIGURES 1. Regional Location •. 3 2. Generalized Soi 1s ....... . 5 3. Residential Suitability. 7 4. Cropland Limitations ••.. 8 5. Flood Pl a i n ..................................................... . 6. Existing Land Use .• •.. . . . . 26 7. Road Classifications •• 29 Traffic Volume/Capacity Projections .. 35 CBD Existing Land Use •••••••.•.••••••.••.•••........••...••...... 82 9. 1 ·,I .. .. .... . ... . . ... .. ... . . . . .. . . .. .. .. ... 10. Parking Inventory •••....•...•• 85 11. Parking Supply and Demand ••••..••••.••.••••••••.•••••••.•••..•..• 86 12. CBD Plan ••.•..• • 13. Building Facade '. 10 14. Building Facade 15. Building Facade 16. Building Facade . ..... ... .. .. ... .... ... . .... .. . ............. . Improvements • .. ....... ... . . .. ... ... ... . . . . . . . .... Improvements ... ...... . . . . . . . ... .... . . .... .. .. .. .. Improvements ••. .......... . . . .. .. .. . .... .... . ..... Improvements •• .. . ... .... . ..... ..... . ... .. .... ... . 17. Proposed Riverwalk. ............................................... 92 94 95 96 97 99 18. Comprehensive Plan. .............................................. 106 �TABLES .; .j .J .J 1. Population Growth Trends for the City of Lowell and Other Geographic Areas ••.••.•.••.••...••••••..•.••....•••...•..•. 13 2. Age Distribution of the Population ............................... 15 3. Educational Attainment .......................................... . 16 4. Income Distribution •..•••••...•.•••.•.••••••...•.•••...••.••.•..• 17 5• Emp 1oyme nt St at us • . • • • • • • • • • • • • • • • • • • • • . • • • • • . • . • • • • • . • . • • • • . • . • • 19 6. Place of Work .................................................... 19 7. Manufacturing Establishments •••••.•.••....••..•.•.•..•••.••.••••. 20 8. Reta i 1 Trade Summary... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 9. Structural Housing Survey •.•.•••••.•.••.••.•••••..•.•••.•••••••.• 23 10. Existing Land Use................................................ 25 11. Existing and Projected Traffic Volumes for Selected Streets •.••.. 31 12. Projected Traffic Volumes and Traffic Volumes Capacities for Selected Streets ••..••••••.•..••.•••••••••••••••••••••••••••.•••• 34 13. City Accident Totals ............................................. 36 14. Population Projections •••.•.•••.••••••••.•.••..•••••••.•.••••.•.. 50 15. Projected Total Sales and Sales Per Establishment •••.•...•.•••••• 51 16. Retail Acreage................................................... 52 17. Projected Commercial Acreage for the Lowell Market Area and the Acreage the City of Lowell Could Absorb (Alternative 2) •..••. 53 18. Projected Commercial Acreage for the Lowell Market Area and the Acreage the City of Lowell Could Absorb (Alternative 3) .•...• 54 19. Presently Zoned, Existing, and Projected Commercial Acreage .••... 54 20. Projected Industrial Acreage (Alternative 1) .••.••••••.•......... 55 21. Projected Industrial Acreage (Alternative 2) ..•..••.............. 56 22. Projected Industrial Acreage (Alternative 3) •••..•.••......•.•..• 56 �•• • Page 23. Presently Zoned, Existing, and Projected Industrial Acreage ...... 57 24. Housing Characteristics •••.••.•••••••.••••.•.•....•.•..••••.••..• 58 25. Projected Number of Housing Un its.. . • • • • • • • • • • • • • . . . • . . . • • • . . . • . • 59 26. Projected Housing Mix and Units.................................. 60 27. Number and Type of Housing Units Projected for 1980-2000 •.•.....• 61 28. Number of New Housing Units, Density and Acreage Requirements for the Year 2000................................................ 62 29. Projected Land Needs for Residential Purposes by Types •••••.•...• 62 30. Total Acreage Requirements for all Land Uses •••••.•..•••.•..••.•• 63 31. Identification of Recreational Uses, Adopted Standards, Existing and Projected Facilities ••••••••••.•••••.•••.•••..•••.•.•••.••.•. 77 32. Parking Supply/Demand, Lowell CBD •••.••••••••••••••••••••.•.••••• 84 • .: ; ' t 33. Projected Total Retail Sales for the Lowell Market Area ••••....•• 87 34. Population Projections for the Lowell Zones •.••••••••••••••..•.•. 88 35. Projected Total Effective Income for the Lowell Trade Zones •••.•• 89 36. Projected Total Sales, Effective Buying Income and Sales Not Captured in the Lowell Trade Area ••••••.••....••••••.....•.••••• ~ 89 j .1 .j .l •i .i .I l _j ~ -} ~ j 37. Retail Floor Space Existing, Warranted in Future Years, and Additionally Needed for the Lowell Trade Area .•••••••..••••••..•• 90 �• • • • I ~ INTRODUCTION Just beyond the sprawl of the Grand Rapids metro area, sits a quiet city of 4,000 people along the banks of the Flat and Grand Rivers. Surrounded by the rural countryside, the City of Lowell is the center of activity for its netgh--: boring townships, offering employment, service, shopping, and recreational opportunities to a wide geographic area. Lowell's growth in the past has been steady. New homes, industries, and busi- nesses have gradually changed the character of the community. These changes have signified an encouraging future for the City and have contributed to the need for a long-range plan to guide Lowell's growth and solve those problems created by new growth. The purpose of this Plan is to bring some order to Lowell's growth -- not to inhibit growth but to~irect it where it is most appropriate -- and to consider the impacts of growth upon the City's services and facilities. The ade- quacy of schools, streets, parks, and utilities, for example, must all be considered in relation to the demands of additional people upon the community. This Plan represents a picture of Lowell through time -- how it was, how it is, and how it can be. It should serve as a policy guide to follow as land use and corrmunity service decisions are made. While the Plan is long-range in scope, it should be routinely evaluated and modified as changing circumstances warrant. At a minimum, the Plan should be examined annually as a reminder to the Planning Corrmission and other City officials of the course of action they have established and as a means of measuring their success in implementing the Plan's recommendations. - 1 - ~ �Implementing the Plan carrying out its recommendations -- is the most important part of the planning "process". The last section of this document identifies a variety of tools available to the City for this purpose. Each of the tools approaches the task of implementation from a different direction -policy, financial, regulatory some of the Plan recommendations. but each offers the means of accomplishing Through the use of these tools, the Planning Commission and City Council can achieve the goals it has established for the continued growth and prosperity of Lowell and its residents . • i -~ .1 .j •1 •1 .1 ., •• .i •1 .j J . J I j j - 2 - �.j •~ ■·: I ■'. I I I I I I I ....••..............•................... ■~ ~: ~: .! MONTCALM CO. GRAND RAPIDS ................... -,. I ........ I I I IONIA CO. : I M-21 ~ .l l"'- N I ~J I; . . . ~k.~~~.SING . I , • ,.•••...••..• ,•............•............ .......... . . ...... • I I ~ ....... ~ I I I I .• .•••• I I I ' I BARRY CO. EATON CO. INGHAM co. :•• I I I .... -~··········,·······························~---··········· • • I I I t ~ :• ......••.......•.... t I I I REGIONAL LOCATION •• ••• • �• •·· •., •11 ' I: • J •.,j II I ..I Ii -J _j IJ 11 J COMMUNITY PROFILE LOCATION The City of Lowell is located at the extreme eastern edge of Kent county in west-central lower Michigan, approximately 18 miles east of Grand Rapids. City lies within the Townships of Lowell and Vergennes. State Highways 21 and ~1 intersect at Lowell and provide the main transportation links with metropolitan Grand Rapids and other areas of Michigan. Interstate 96 lies approxima- tely 4 miles south of the City (Figure 1). . PHYSICAL tHARACTERISTICS Topography: The City of Lowell is located on a geological site which was greatly influenced by the Wisconsin glacial period. The topography shows influences of both moranic glacial deposits and outwash plains • There are two sites within the City which are the direct resultof moraines. One site is located on the east side of the Flat River, designated by the steep sloping land near the McMahon Park. The second site is the steep sloping land on the western side of the Flat River, outlined by Gee Drive. These linear hills were formed by deposits of sand and gravel debris at the margins of the glacier, when the rate of ice advance equaled the amount of melting at the periphery. As a result of these ice borders melting, streams carried sediment away from the glacier resulting in outwash plains and glacial channels, typical of the remaining landscape in Lowell -- flat to undulating, with soils mostly of sand, silt and loam. IJ IJ ferent types exist with a total of 12 types having been classified. l,_1 silt, silt loam and organic. ~j The ' Soil Characteristics: Because of Lowell's glacial influence, several dif- total, the soils can be divided into five general groups: Of this sand, sandy loam, Figure 2 illustrates their approximate locations. - 4 - �11 11 11 I, I; J 0 a, 0 w 2 <l 0 I 2 <l 0 ...J a ...J z 0 >0 <l z C) <l .......J .......J V) V) iii V) w w z u it _J _J <l w c., ....J ...J r::::i (./) <l a:o W(./) z z <l "'0a: ~ :~ '!1! . ,,flj .. Q. <-•I e L.._._ IJ I ---, l L..., ,...::-:.:-····• ' ·1·... -- -:- t--c:=- + - -_::, t-2'.:::~ __. ', '--. -•~I~ IJ IJ -·- . I �• • • • • •I I I I I I • • • • •I I Sandy soils cover the bulk of the City of Lowell. Generally, these soils are well drained with rapid permeability and low available moisture and natural fertility. As a result, they are better suited for residential development • Silt soil is a group which also covers a large portion of the land area in Lowell. These soils are generally found along the Grand River basin and are very re~eptive to agricultural uses because of their low permeability. Also, moisture is held in the soil, which provides for the retention of valuable soil nutrients. The sandy loam soil group is similar to the sand group in characteristics. However, this soil type is even more suitable for agricultural purposes since it has a higher natural fertility. In addition, the sandy loam frequently contains deposits of gravel such as those in Lowell being extracted by an area mining company. Silt loam is not a predominant soil type in the Lowell area. areas do exist primarily along the Grand River. However, some This soil type is well suited for agricultural uses because of its high natural fertility and available moisture. These soils are well drained which is necessary for productive croplands • And finally, the area has some muck which is considered an organic soil. Only a very small portion of this soil is found in the City located northwest of the City's center. This soil is very poorly drained, low in natural fertility and deficient in micro-nutrients. the high water table. of crops. Artificial drainage is required because of Also, water ponds form in the spring delaying planting Therefore, these soils are limited in use for such things as spe- cialty crops or pasture lands. - 6 - �z..J ~..J• 'l wg w == ~ ::::oj I en ..J . z ► w u.. I- xo§ w 0 f ► I-O ::e ~ z w ooo :~ 0 CD "'... 0 z w (!) w ...J ... "' ,: C) :::; .,, Q: "'C 0 2 "'Q: _J>- "'Q: "'> "'.,, cii: WID "' 0~ -1- ► Q: CJ>- w:::::> 0:: □ LlJ I □ ...J ~I1-- z~ .,,"'"'> "'> ~ Cl) Q. IIII ltl ,JJJ 1!1 <-• I I !r- ./ / 1 ,W,--..µ.:.._/; I ;_: ~ :t-;- . . - ... _ -· " .. I ' - •{i--:~ 11 - ~ -,~ ~--;: - -· .....____ ~1 IJ IJ ~J ~1 L IJ I L c.:: �Ii ... ...> ... ... '... "'... "... 0 0: Oz V) ~ ~ :x: ":::; "' <C ~ 0: 0 0 2 0 0 2 Zo ct...JI- ..... 0: ..... ot: "' U...J ...> a.ct ~ _j 1't,• ,:1 ir a. " o::~ :~ fH Cl) Cl) ,lJj <-• I 11 IJ 111 -- . ' : ., .. . ::,- ! ;: -- : <---;.:.--~ ~ ' ~-1 11 IJ IJ oggggggg\ gogggggg~ o 0 o0 o 0 o0 t ogoooooo1r oooooc,oo 000000000 000000000 000000000 000000000 000000000 0000000 ooggggg 0000 0000 0000 0000 IJ ogo 0000 gogo 0000, ogogc 0000( .··:::~::::.~>- ❖'•'•,• ~o~o;: �•· •I : I I Figure 3 conveys the residential suitability of the various soil types. This information is based on the soil characteristics and steepness of slope. Despite their severe (even very severe) limitations, some poorly suited areas of the City have experienced intense residential development. Figure 4 shows agricultural suitability in the Lowell area. This figure clearly points out the extent of land in the City conducive to raising crops. ·~ I: I: J 11 Much of the best agricultural land, however, has been developed. Aquatic SystelT!_~: Aquatic systems in the Lowell area are also a direct result of the last glacier period. The Flat and Grand Rivers cut through the landscape of Lowell and are confined to the old drainage channels. rivers function as major channels for the regional water shed. I; 1; water resources of the State. I The Flood Plain Authority Act has been established to protect and conserve the In compliance with this Act, any filling or construction within a 100 year flood plain area requires prior approval from the Department of Natural Resources. I] I~ 11 I; 11 j '• Each of the systems has experienced periodic flooding, consequently development along their banks is subject to the Flood Plain Authority Act. , These A flood plain is that area of land adjoining a river or stream which will be inundated by flood waters. The 100 year flood refers to a one (1) percent chance of occurring or being exceeded in any given year. Based on information from the Army Corps of Engineers, the 100 year flood elevation of the Flat River is expected to be somewhat higher than 636 U.S.G.S. datum just upstream from Kings Dam. The 100 year flood elevation for the Grand River at the confluence of the Flat River in the City of Lowell may be as high as 635,5 U.S.G.S. datum. The figure on the following page indicates the 100 year floor plain areas for both the Flat and Grand Rivers. - 9 - �- ~~~~ - ~~~ .....__,,, ' - L.-~ · ·--~ ~~ ...~ , .. .• • ·-·• ~• --• COMPREHENSIVE PLAN CITY OF LOWELL · · ·;·/·· 1 '_:®7 1 "- +:r.,:~-,. ;th.. .•~ .. : ,... ·... •·,t:. ·L '1 I ._L_..-,---,.\\\,,,W' .' i'" 11 ) ii\ ',I, \\ ,:.\ff t- /I , - II ~ I -I -L " ENT COUNTY, MIC HIGA _LEGEND ~ IOO·YEAR FLOOD HAZARD AREA (J) )"•·~"··· ~ ~ -::. ~- ;:.· •:. FLOOD PLAIN ~ ;;;:(":~£ifffefi~t~ ,rl uTI~~- 7 ::-::•.•·-~-- 111...,. . · _,~i l,Pj .: :.•.·,,...·;,,: L,,l-1 ...; , t i ' r:.. . lit,.-~·---- ;'r '! I /,..,_\ : \\ •• , .. ·::-- .... .. .....1 '7 MAY, 1980 *- r'r!.---..- �I I I I I Woodlands: tion. The last glacier had a significant impact upon the tree vegeta- The soil characteristics of an area will determine, to a large extent, the tree species in an area. Therefore, because of the heavy concentration of sand soils in the area, few prime woodlands exist. grown up are sparsely developed. Those areas which have Most woodlands are hardwoods, containing ash, elm, maple, and willow in the low land, and beech and oak in the high areas. 1- The rather extensive degree of development has also served to pre-empt much of I: I: the land formally occupied by woodlands. 1. Climate: 1~ I- I: I: stands are currently found along segments of the Flat and Grand Rivers and as isolated pockets throughout the City. Lowell is under the climatic influence of Lake Michigan. In spring, the cooling effect of the lake serves to retard the growth of vegetation until the danger of frost is past. The warming effect in the fall holds off frost until most crops have matured. The average growing season extend·s 170 days. The annual mean temperature is 48.5 degrees, mean precipitation 33 inches; and snowfall 80 inches. ' Prevailing winds are from the southwest at 10.2 miles per hour. I I I I· 1 I; 11 The greatest concentrations of tree I - 11 - �I I I I I I I I I I I POPULATION CHARACTERISTICS Population: Essential to developing a basic understanding of the growth of Lowell and the needs of its population, is the study of population growth and the changing indicators such as age, education, income and employment. Failure to assess the impact of changing conditions will result in inadequate solutions to existing and future problems both in terms of supplying services and providing for proper land development. Over the past two decades, the population for the City of Lowell has grown substantially. During the period 1960 to 1970, the City experienced a 20.6 percent increase. Based on the 1980 population count, this growth trend has continued during the last ten years with an increase of 20.8 percent. To further understand this change, it is helpful to compare the changes in the I geographical areas surrounding the City of Lowell. As seen in Table 1, the City of Lowell, Lowell Township, Vergennes Township, and Boston Township have shown significant growth. I: With increased urbanization and the added frustra- tion of modern living, people are moving to· the appealing atmosphere of rural \ communities such as Lowell. Large cities such as Grand Rapids have I experienced decreases in population, while the peripheries have grown. I· relatively easy. In Lowell 1 s case, being located on M-21 has made travel to places of employment I I I. However, with the uncertainity of the national energy situation, outlying communities like Lowell may begin to witness a slower rate of growth unless new employment opportunities can be provided in or near the community. ' •1 I - 12 - �I I I I I II In 1970, Lowell's population was 3,068 with a total of 975 dwelling units. Four (4) percent of all dwelling units were considered vacant, leaving the number of occupied units at 922 with a population of 3.3 persons/unit. 11 I TABLE 1: POPULATION GROWTH TRENDS FOR THE CITY OF LOWELL AND OTHER GEOGRAPHIC AREAS % Change 1980 3,068 20.6 3,707 % Change --20.8 2,310 2,751 19.l 3,681 33.8 810 947 16.9 1,085 14.6 1,567 2,160 37.8 3,972 83.9 945 1,400 48.1 1,819 29.9 Ionia County 43,132 45,848 6.3 51,815 13.0 Kent County 363,187 4ll,044 13 .2 444,506 -· 8.1 AREA I~ Ii I~ I·. LOWELL 2,545 Boston Township I· 1. Ii IJ IJ 1960 . Keene Township Lowell Township Vergennes Township ·- Source: ' -- 1970 1· I: I: I: I: ·- - ~ --· . ~- - - I I - - -- U.S. Census of Population 1970 and 1980 The 1980 Census revealed a total of 1,297 dwelling units, 37 (3%) of which are vacant. Therefore, the City's population of 3,707 is housed in approximately I II 1,260 dwelling units, indicating a substantial decline in the population per unit to 2.9. Though it is a significant change since 1970, the Lowell dwelling unit size is consistent with state and national trends. Age Distribution: Trends during the 1960 to 1980 period ind--icate several changes in the age of Lowell's population. Consistent with national trends I 1 i ' - 13 - �I I I I I I I the overall age of the City's population is increasing. from 25.7 years in 1960 to 27.9 years in 1980. The median age is up Significant changes are evi- dent in several age groups: • Persons under five (5) years of age have increased slightly in numbers but have steadily declined as a percentage of the total population. • The 5-19 year old group jumped both in numbers and percent of population between 1960 and 1970 but dropped sharply in 1980. -I • I • Persons under 20 years of age comprise only about one-third (34.2%) of the City's population, down from about 42% in 1970. This is a substantial decline in school-age population. Major population gains have occurred in the 20-34 age group. nearly 1,000 people in that group, it currently comprises about 27% • of the total population, up from 18% in 1970 and 13% in 1960. I I I With This is the post World War II ''baby boom" age group which will likely continue to dominate the age profile of the City for several decades to come. I • J ~ lj As with the under 5 age group, small numerical gains have been experienced in the 35 to 64 age group but steady decline has occurred since 1960 in the proportion of this group in relation to the total I; I: Ii The result will be a steadily rising median age. population. • The number of persons 65 years old and over has increased by nearly 200 since 1970 but as a percentage of the total population this group has remained relatively constant, fluctuating from 13% in 1960 to 11% in 1970 to 14% in 1980. - 14 - �I I I II I: I: _; I I, II~ I;: ! ' I; I 1 A number of implications can be drawn from this overall aging of the City's population. School enrollments can be expected to remain stable, at best, if not decline. Facilities and services for senior citizens may be in greater demand. Alternative housing forms may become more popular. TABLE 2: 1960 Number 'X, Age Groups Rank 1970 Number 'X, Rank 1980 Number 'X, Rank under 5 295 11 5 305 10 6 334 9 6 5 - 19 735 29 1 977 32 l 935 25 2 20 - 34 332 13 4 562 18 2 994 27 l 35 - 49 502 20 2 513 17 3 545 -1c 15 3 50 - 64 349 14 3 379 12 4 387 -1c 10 5 65 - over 332 13 4 332 11 5 512 14 4 2,545 TOTAL 100 3,068 Source: 100 25.75 Median Age 3,707 100 27.9 U.S. Cens~s of the Population 1960, 1970, and 1980. * Estimates Education: 11 AGE DISTRIBUTION OF THE POPULATION OF THE CITY OF LOWELL Educational attainment by City residents during the 1960-1980 period has increased significantly. Median school years completed in 1960 was I I: 11, increasing to 12.2 in 1970 and 1980. In 1980, over 63% of Lowell's resi- dents (age 25 or older) were high school graduates. Ii J - 15 - �EDUCATIONAL ATTAINMENT FOR THE CITY OF LOWELL TABLE 3: --- ,____ -- - 1960 Years Completed No. - ·- 1970 % No. 1980 % No. % - 11 0-4 years Elementary 5-7 years 8 years 34 146 339 2 10 24 17 78 232 1 5 15 31 24 228 1 1 14 High School 1-3 years 4 years 289 375 20 27 350 569 22 37 411 781 20 38 College 1-3 years 4 years or more 145 91 10 7 192 120 12 265 259 13 13 8 Medi an Schoo 1 Years Completed 12.2 11 - I'. II IJ I~ I '. 12.2 - Source: -·U.S. Census of Population 1960, 1970, and 1980. persons 25 years old and over Income: Significant changes in the income levels of families in Lowell are Information reflects evident in Table 4. In 1959, only 15 percent of the Lowell population earned $10,000 or more. 1969, this figure had drastically changed to 52 percent. cent increase over the period of 1959-1969. inflation. cally results in higher incomes. IJ ll - 16 - By This is a 319 per- Much of this change was caused by However, greater educational attainment was evident which I. I\ ·- typi- �11 ,~ 1; 1· 1: INCOME DISTRIBUTION FOR THE CITY OF LOWELL TABLE 4: -- ----- -- - - - - - - - - - - - - - ---- - - ---- - 1959 Income Range 1969 Families % Families % -- -- - #-- --- 4 - 7 1 11 1,000 - 1,999 43 7 15 2 2,000 - 2,999 39 6 38 5 11 Ii 11 1· 3,000 - 3,999 30 5 26 3 4,000 - 4,999 90 14 28 4 5,000 - 5,999 103 16 38 5 6,000 - 6,999 76 12 38 5 7,000 - 7,999 83 13 59 8 8,000 - 8,999 50 8 41 6 9,000 - 9,999 24 4 67 9 93 15 390 52 10,000 - 11,999 (134) 18 12,000 - 14,999 (132) 18 15,000 - 24,999 (99) 13 25,000 - or more (25) 3 747 100 - ---- ----- - - - IJ lj 11 I~ 11 Ii IJ IJ IJ Under 1,000 10,000 - over -·--- - - Total Families - 635 100 - ·-· - -- Source: U.S. Census of Population 1960-1970 () indicates figures are included in the total number for the $10,000 and over categories Note: 1980 Census information unavailable for this characteristic. - 17 - -·- �I I I I I The median family income was $6,112 in 1959, and $10,246 in 1969. 68 percent increase over the period. according to the 1980 Census. since 1960. Emplqy_ment: Employment characteristics of Lowell residents have remained relatively stable with the exception of a few areas. Manufacturing and ~hole- sale/retail trade continue to be the major employment groups comprising 37 'I I a 185 percent increase. I I The median 1979 family income is $19,563 This is an increase of 91% since 1970 and 220% percent and 21 percent respectively. J This is a However, there is a distinction between the manufacturing of durable and non-durable goods. The non-durable manufac- turing cat_egory has increased from 6 to 14 percent of those employed. This is In addition, the only major industri~l group to show a decrease is construction. There was a 14 percent decrease during the 1960-1970 period from 8% to 6% of total employed persons. Lowell's employment rate as a percent of the total labor force has remained relatively stable over the past 20 years. 1960, 1970 and 1980. Table 5 shows employment status for Expansion of manufacturing and service related facili- ties _in the community has helped create new job opportunities and soften the impact of the recent economic slump. - 18 - �......, 11 I; Ii 1· .-----------------------·---------------; 19"tm i------------------------~~6_,u_- l~/U I: __________ ____ ________ ____ _________ ·---------- - - - - - - -- - - - - - - - - - - - - - - - -- _ _ 1, I TABLE 5: EMPLOYMENT STATUS FOR THE CITY OF LOWELL 964 908 56 5.8% 94.2% Total Labor Force* Employed Unemployed Unemployment Rate Employment Rate __.. 1,182 1,109 73 6.2% 93.8% _._ 1,746 1,621 125 7.2% 92.8% ' 11 ..._ ___._ * Males and Females: I-~ Source: I; Ii 11 Place of Work: 1960 - 14 years old and over 1970 and 1980 - 16 years and over : U.S. Census of Population 1960, 1970, and 1980. I I ·} The 1980 Census includes a general breakdown of the locations providing employment opportunities for Lowell's employed residents 16 years of age and older (Table 6). Based on that information, the influence of the Grand Rapids metropolitan area is very evident~ This influence is anticipated to continue as the Grand Rapids metro region strengthens and diversifies its economic base. Ii lj l ;i -' TABLE 6: PLACE OF WORK LOWELL WORK FORCE I .------------- ------------ -- - - - - --- - - - - - - - - - - - - ~ LOCATION ·----·- - - - - - . - - - -· NUMBER PERCENT______ ---11---------- - _--- l-'-~....:_.;;._ _ _ _ _ _ _ __ _ _ _ _ _ _ _--e...._ _ _ _ _ Grand Rapids CBO Remainder of Grand Rapids Wyoming City Kentwood City Walker City Remainder of Kent County* Outside SMSA Lansing-East Lansing Worked Elsewhere Not Reported TOTAL 33 225 83 96 35 987 126 116 10 ' 'I i 2 12 5 5 2 54 7 6 1 111 l.82t Source: U.S. Census - 1980 * Includes City of Lowell IJ IJ - 19 - I _:..,j �ECONOMIC CHRACTERISTICS -----· Following is a brief analysis of some representative economic characteristics for the City of Lowell. I Manufacturing: According to the Census of Manufacturers, Lowell manufacturing establishments increased in number from 14 to 18 between 1967 and 1972 . However, current estimates indicate 13 manufacturing establishments. Following is a summary. TABLE 7: - I~ IJ I~ 1: I~ 1; Ii ll ll IJ IJ I MANUFACTURING ESTABLISHMENTS IN THE CITY OF LOWELL --- T961 - - Number of Establishments Number of Establishments with 20 or more employees -f980 * 19/2 14 18 13 5 7 6 - - -------- Source: -- -- -·-- ----- U.S. Census of Manufacturers, 1967 and 1972 * Lowell Chamber of Commerce Retail Trade: since 1963. Retail trade in the Lowell area has shown consistent increases However, most of this increase is due to inflation and the decreasing value of the dollar. $12,915,000.00. For example, retail sales in 1967 were Using 1967 as the base year or 1967 = 100, and applying the Consumers Price Index through 1977 of 181.5, the 1977 sales would amount to $23,440,000.00 just to keep up with inflation. $28,939,000.00 or net increase of $5,499,000. Actual sales were· Other revealing trends should be noted here such as the decrease in number of establishments from a high point of 56 establishments in 1967 to 36 in 1977. Contrasting this decreasing trend, it is important to note that total employees and number of employers - 20 - �I I I I I I I -I . , I Ii per establishment have increased during this same 1967-77 period. line with increased sales. From this brief analysis, it is evident that many marginal operations in the City of Lowell have ceased to exist while the well established stores have weathered the various economic storms and actually have grown in number of employees and sales. Table 8 summarizes retail trade activities in the City of Lowe 11. TABLE 8: RETAIL TRADE SUMMARY THE CITY OF LOWELL 1963 Sales/Establishment 56 53 9,734 12,915 17,536 198,653 230,625 330,868 803,8(?1 292 285 302 Employees Employees/Establishment Source: 5.2 U.S. Census of Business 1967, 1972, 1977 • .J IJ 11 .J -J 11 1977 1972 49 Number of Establishments Sales ($1,000) 1967 I~ 11 This is in - - 21 - 5.4 56 28,939 " 8.4 �Ii I~ 11 Ii I: I: 11 II II Ii j Ii LAND USE The City of Lowell is an older city having been incorporated some 120 years ago. However, its character and its functions have changed during that 120 year span. The City originated as a trading post at the confluence of ttre Flat and Grand Rivers. Since the early days of its development, Lowell has grown physically outward from this original marketplace. Therefore, the oldest structures in the City are located adjacent to the central business district, especially east of the Flat River. Housing makes up the majority of the City's land use, accounting for 33.2 percent of all land with 30.7 percent of all land used for single-family homes. Other housing types are few and far between except for scattered two-family uses and two-multiple family developments. The multiple family developments are located northwest of the Central Business District on Valley Vista Drive and on Bowes Street just west of Hudson Street. tains two mobile home parks. In addition, the City con- The parks are located between Bowes and Main Street west of the City center and comprise a total of 154 spaces. In addition to comprising over 30 percent of the land area in the City, residential land accounts for over 50 percent (actually 52.6 percent) of the developed land. IJ Ii 1; IJ IJ ,1 This high percentage would suggest a need to look further into the quality of housing in the community because of the great impact of residential uses on the character of the City. As summarized in Table 9, 86.l percent of the homes are in standard condition, 11.4 percent are in need of minor repairs, 2 percent are in need of major repairs, and only .5 percent are considered dilapitated. sidered dilapitated are single-family homes. - 22 - The seven units con- �I I I I I TABLE 9: STRUCTURAL HOUSING SUR~EY FOR THE CITY OF LOWELL (WINTER 1980) -------------------------------·-------~ 1------------. ··-- - - - - - - - ,- - - - - - -- ---~--------1 No. of Units Conditions % Standard-dwelling in good condition Minor repairs-painting, stairs, roof - -·-- ------- 1,095 86.1 145 11.4 25 2.0 7 .5 . I I I I I I I Major repairs-structural, sagging Dilapidated-beyond repair TOTAL ·- 1,272 - 100 !-------------------~---------- -~--------- - - - --- -- - - - - - ----------------------------4 Source: Iii Land Use Survey conducted during March 1980. Commercial development is primarily concentrated along Main Street (M-21), creating a "strip" effect through the City. I Offices are located in the Main Street commercial corridor as well. Industry is located generally in three areas of the City: along the railroad right-of-way adjacent to the City Center, in the northwest quadrant of the City on Foreman Road, and at the end of Monroe Street east of the Flat River. A considerable amount of land on the southwest side of the City on Bowes Street is also used for extractive or gravel mining. I City schools, in conjunction with the parks system, provide recreational facilities. These schools are located in various residential areas, offering easy access to play areas. The west and southwest sections of the City lack ade- ! t quate neighborhood park facilities. - 23 - I )~ �I Although Lowell is a market for agricultural products, there are only about 80 I· acres of farmland within the city limits. I: ,~ Ii ,~ Since development is westward, nearly all the former farmlands have been developed into other uses through the years. Lowell contains approximately 600 acres of open space -- agricultural lands, vacant fields, woodland, and waterways. Approximately 33 percent of the total l i 11 j City area is considered to be open space. In addition to the above open spaces, a substantial amount of land is used for rights-of-way of both streets and railroads. Rights-of-way make up 12.5 per- cent of the total City area. Other land uses found in the City are: ties. Ii Ii public/semi-public, and public utili- These uses, though important in their service capacity, are less signi- ficant in terms of their total land area. land uses in the City of Lowell as a result of the land use survey taken in March, 1980 and updated in May, 1984. Ii 11 Ii Ii Ii ' 1 I l IJ IJ 11 Table 10 surrmarizes-the existing - 24 - �I I I 1---1 I I I' I I I ' I I I -1 II I: TABLE 10: EXISTING LAND USE THE CITY OF LOWELL . No. of Units Land Categories Acres % of Total - -·- - % of De- veloped Land 928 595.0 30.7 48.6 56 13.0 .7 1.1 Multiple Family Residential 142 18.0 .9 1.5 Mob i le Horne Park 154 18.0 .9 1.5 Conrnercial 71.0 3.7 5.8 Industrial 83.8 4.3 6.8 Single-Family Residential 2-Farnily Residential Public 1.1 .06 Semi -Pub 1ic 14.3 .7 1.2 Recreation 61.2 3.2 5.0 Schools 47.3 2.4 3.9 4.0 .2 .3 Extractive Mining 71.2 3.7 5.8 Agriculture 79.9 4.1 Waterways 121.2 6.3 - Street Rights-of-Way 204.0 10.5 16.7 22.8 1.2 1.9 510.2 26.4 - Public Utility Railroad Rights-of-Way Open Space/Vacant ·- TOTALS .08 -- --- 1,305 * 1,936.0 100 100 ---- ·- Source: Land Use Survey conducted during March, 1980 * Difference of eight (8) units from the 1980 U.S. Census substantiates the accuracy of both sources. j - 25 - �• 1111 Ill Jl!!I - ll!I JIii II!!!! . - ~---·· - ~ . -· -'-" ·-- - . ~-- •--~-§ ..11111 -- COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MIC HIGA ~ r:7 L.J REsa:HTIAL 8 MOBl.E HOME r.:7 L!:J RESOENTIAL SNGLE FAMl.Y T'WO · FAMILY r;:1 MU....TIPLE FMLY l.:::J RCSUNTIAL ~ M.OOLE HOME PII\RK II COMMERCIAL ~ to.JSTRIAL □ AGRICULTURAL 111111 NIU: [;] SEMl · PUllLC llil] '"-"SNG HOME ~ RECREATION □. SCHOOL □ <D OFFICE li1 Pl.8...IC UTIUTY ~ EXTRACTIVE MINNG □ OPEN SPACE / VACANT 1111 PARKNG EXISTING LAND USE ' ~j" - - ----- - ~ -l'~ J; ·1 E1f-P:7 r.:-l-U-.1l1'- • ·.,. '\':-.. -== ---- --l -".~_ .• • Ji~i Jj... .·· •I -··,i .. I J ,if-:..1• Ii l ,,~ r 71\\ ~ •• _1 l. ..--~Ir •.. • ~ • . · · · " .. · *~---........ - w . . -·::::::..-:::.~-:..- - -- -N -·.-- �I I I I I TRANSPORTATION FACILITIES Existing Street Network: M-91. Lowell is served by two state highways, M-21 and These two routes provide convenient access to most parts of Michigan. However, due in part to the Flat and Grand Rivers which flow through the City only two continuous streets traverse Lowell -- Main Street (east/west) and Hudson Street (north/south). These streets form the foundation of the City's street network and the City's only traffic signal is located at their I' intersection. I Main Street forms a segment of State Route M-21 which crosses the State of I: ' Michigan, connecting Grand Rapids and Port Huron. route running through the City. Practically all of the existing commercial 1; activity in the City fronts on Main Street. I Hudson Street. J I I I I I I I I a This is the only State Main Street has two traffic lanes (one in each direction) with left turn lanes provided at its intersection with On-street parking is permitted between West and Division Streets (except for one block on either side of Hudson). Hudson Street within the City of Lowell is a segment of a continuous route with a length of over 30 miles which runs from southern Kent County to northern Kent county. South of Lowell, Hudson Street (Nash Avenue at that point) interchanges ·with I-96. Primary Road System. The entire route is part of the Kent County Within the City of Lowell, Hudson Street is a two lane roadway south of Main Street, and a four lane roadway north of Main Street, except at its intersection with Main Street where there is one through lane and one left turn lane for both the northbo~nd and southbound directions. In order to understand the relationship of the remainder of the street network with Main and Hudson Streets, the function of each street in the network must - 27 - �be known. Urban streets are generally classified as one of four types: cipal arterial, minor arterial, collector, or local streets. of each of these categories are as follows: Prinicpal Arterial System: prin- The definitions * These streets carry traffic passing through the City and carry the majority of longer-distance travel within the urban area. J Ii ll ; Minor Arterial System: These streets connect with and augment the prin- cipal arterial streets, and provide service to trips of moderate length. Collector Street System: These streets distribute trips from the arterial system to destinations on local or other collector streets. Conversely, I they collect traffic from local streets and direct it to the arterials. A minor amount of through traffic may be carried. Local Street System: abutting land. These streets serve to provide direct access to the Through traffic on local streets should be discouraged. Based upon these definitions, the streets in the City of Lowell are classified 11 11 l I! I: 1; I I as shown in Figure 6. Main and Hudson Streets are the only two principal arterial streets in Lowell due to their continuity and importance in carrying traffic. Alden Nash Avenue, Foreman Road, Grindle/Division Street, and Grand River Drive are the minor arterial streets in the City. Collector streets which carry traffic between the arterial and local streets include Bowes, Center, Gee, Monroe, Jefferson, and Broadway Streets. Remaining streets in the City are generally local streets. * American Association of State Highway and Transportation officials (AASHTO). A Policy on Design of Urban Highways and Arterial Streets, (1973). - 28 - �~ -~ - -~ - -~L-.... ~-- •· l.- •- -- ~-,- •- - - •- ·COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MICHIGA LEGEND ~- 1 - 1111 PRIMARY ARTERIAL • 1 • MINOR ARTERIAL • • • COLLECTOR I (J) I -- ] =- ... rI __ _ -·----~-- -- 1 - ~···'. r I, 1.i -.I.L'.J:1-ir• :-·. :.. \.,11·~ . . _ ..+--·-- ROAD CLASSIFICATIONS - ,..._.__ ~ I APRIL,1980 . - �I I I With regard to the classification of the streets in the City of Lowell, tne following observations may be made: Monroe and Jefferson Streets: These streets form a collector pair which I provide access to the Atwood Brass plant located at Monroe and Fremont I I I I normally would fall into the local street classification, but due to the I: I Streets. Both of these streets are primarily residential streets which absence of a more appropriate route, they act as collector streets carrying industrial traffic. Foreman Street: Foreman Street provides access to the industrial plants and schools located in the northwestern part of the City. Although the mix of these two land is not usually desirable, the type of industrial use in Lowell -- light manufacturing and warehousing -- and the low traffic volumes generated by this type of use does not indicate a severe problem. Presently employee shift changes are timed so as not to coincide with the beginning and end of the school day. This is very desirable and is recom- I mended for future industrial developments located in this area. II New Collector Street: -· II · II: A new collector street is planned in Lowell con- necting Main and Gee Streets. the design stage has not begun. Right-of-way has been acquired, although Several issues involving the design of this road will be discussed later in the report. For the purpose of iden- tifying this street, it will be called "Street A11 • Kings Mill Area: Located just south of Main Street and just east of 11 · Hudson Street is the Kings Mill, a seasonal processing operation which -•1 .j generates heavy truck traffic at times. - 30 - · Inadequate truck docking �I I I facilities and truck storage areas presently result in partial blockage of Water and Broadway Streets. Trucks queue on Broadway and Ottawa Streets for their turn to load or unload. The area south of Ottawa Street 1111 Broadway is devoted to recreational use and includes a football stadium and a 4-H fairground. I I I While the mill operation is an asset to the c-0m- munity, its location in the midst of the business district and adjacent to Recreation Park creates some undesirable impacts -- not the least of which is the periodic traffic congestion. I Traffic Volume and Capacity Considerations: Traffic volume data for streets I: of Highways and Transportation on State routes in Lowell. I 1· 1· Estimated 1980 traffic volumes for selected streets are shown in Table 11. in the City of Lowell were limited to that obtained from the State Department ' These figures are based on actual counts in 1977-78 and projected to 1980 based on the standard increase of 2.7 percent a year, as used by the Michigan Department of Transportation. TABLE 11: I ~treet Locaffon EXISTING AND PROJECTED TRAFFIC VOLUMES FOR SELECTED STREETS, LOWELL, MICHIGAN 1980-2000 _ T980" ___ - T9-8"5""- 1990 -- -T995 2UU0 6,117 6,989 7,985 9,123 10,42 3 M-21 west of Hudson Street 11,813 13,496 15,419 17,616 20,12 7 M-21 east of Water Street 13,290 15,183 17,347 19,818 22,64 2 M21 east of City Limits 4,535 5,182 5,920 6,763 7,72 7 M-91 north of Main Street ( M-21) 4,641 5,302 6,058 6,921 7,90 7 M-91 north of City Limits 897 1,028 1,170 1,337 1,52 8 ---- M-21 west of Nash Avenue Source: Actual traffic count (1977-78) projections by WBOC. * M-21 is Main Street in Lowell and the official designation of State Route M-91 does not begin until north of City Limits. - 31 - �I I I I I I I I I These traffic volumes represent total two-way volumes over a 24-hour period, and it can generally be assumed that the peak hour is 10 percent of the average daily traffic volumes (ADT). Hour-by-hour traffic volume counts on Main Street (M-21) were obtained from the Michigan Department of Transportation. From these figures the following are noted: - The weekday peak traffic period usually occurs between 3:30 and 5:00 PM, with maximum directional volumes generally between 500 and 600 vehicles per hour. The maximum hourly directional traffic volume on Saturday is approximately 500 vehicles with the Saturday peak period occurring between 11:00 AM and 12:00 Noon. - There is no weekday morning peak traffic period as traffic volumes I • I. steadily increase from 5:00 AM. Traffic capacity is computed based upon roadway geometrics and number of lanes available to traffic. Traffic capacity is defined in terms of levels of ser- vice ranging from Level of Service A (best) to Level of Service E (worst). j The following table provides a short qualitative description of each of the levels of services: Level of Service A B C D E Traffic Flow Description free flow stable flow within design operations congested but acceptable for short periods subject to operations breakdown and severe congestion - 32 - �1~ Level of Service C is usually referred to as the design capacity because high- I: 1: : I· ways are designed to achieve this level of service. sents the maximum traffic capacity obtainable. Level of Service E repre- It is desirable to maintain traffic operation at Level Service C or better, but operation can be tolerated at Level of Service E for short periods of time. If traffic volumes exceed the Level of Service E service volume, a breakdown of traffic flow occurs with 1, increasing congestion. 1~ Based upon an analysis of existing roadway conditions in Lowell, the following 1·. ' I -' It I: traffic capacities are obtained: A. One traffic lane (through..1.J_eft, and righU Level of Service Capacity l B. C 490 - 590 vehicles* E 590 - 710 vehicles One traffic lane (through and right) plus a left turn lane Level of Service 1; Capacity C 590 - 710 vehicles E 720 - 870 vehicles i * The capacity values are given in a range due to the variation which may exist in the amount of green signal time. For example, the 490 vehicles assumes that SO~ of the total green time is available for traffic on that particular street with the cross street receiving 50% of the total green time. The 590 vehicles figure assumes 60% for the street under consideration. The actual figure will vary according to the signal timing at the specific intersection. - 33 - �I I I I I I I I I I II The above figures show that the addition of a left turn lane can increase traffic capacity by 20 to 23 percent. However, it is believed that this is conservative and the actual increase in capacity could be as much as 40 percent depending on the specific circumstances. The capacities presented above are based upon the assumption of a signalized intersection. At a non-signalized intersection (non-restricted flow) capaci- ties may be as much as twice these values. However, for planning purposes, it is desirable to use the capacity values for signalized intersections. Comparing the existing and projected traffic volumes with current roadway capacity values, capacity problems can be identified. TABLE 12: PROJECTED TRAFFIC VOLUMES AND TRAFFIC VOLUME CAPACITIES FOR SELECTED STREETS, LOWELL, MICHIGAN Road Ca -~cit_ 6,117 10,423 16,210 M-21 west of Hudson Street 11,813 20,127 18,020 2,107 M-21 east of Water Street 13,290 22,642 19,528 3,114 M-21 east of City Limits 4,535 7,727 16,210 M-91 north of Main Street (M-21) 4,641 7,907 12,013 M-91 north of City Limits 8,897 1,528 16·,210 M-21 west of Nash Avenue Source: 1980 Volumes 2000 Defic ie1!_9__ 2000 Volumes Street Location WBDC, Inc. Estimates This comparison indicates there are no existing capacity problems. However, two segments of M-21 may experience deficiencies by the year 2000. These are both in the central business district -- west of Hudson and east of Water Streets. - 34 - �I ~~~ .. - - - - - - - - - ·-• - - - -- L ...-• • 111 ..__. ~......-.., L.-····• ....... COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, IIICHIOA LEGEND : • AVERAGE TRAFFIC DAILY VOLUMES PROJECTED TO THE YEAR 2000 . © TRAFFIC VOLUME/ CAPACITY PROJECTIONS -====· =--- ... ~ ~ I I\,_· i! 1·s ~ Lqi.,.r,- 1·[··, I /i p:: •-- ~-7~., -,i I. -- [I - Wti ·::•· v:!~..Ir~:::. - r -; "'\ lo.'. - 'S ,~ *- ~- -- ·- w �- - - . .. .... . .. 1111. ~ · · · · · · - - --- ~ - - - COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MICHIOA LEGEND : • AVERAGE TRAFFIC DAILY VOLUMES PROJECTED TO THE YEAR 2000 . © TRAFFIC VOLUME/CAPACITY PROJECTIONS ~ l J.-'~c;• ·1 =fl ·1·. .....:. i( •·· ::·. : •·:.:~.:cir -(1 /i1 E ::·::.J. L. (~'71\\ . *- ,. w iii•.; �I I I I I I I I I I I I I •Ill -\ .l -J .J Accident Analysis: Traffic accident summary data were obtained for the years 1975 - 1977, and individual accident reports were reviewed for 1977 in order to evaluate the extent of the traffic accident problem in Lowell. The following table summarizes accidents for the past three years: TABLE 13: CITY ACCIDENT TOTALS 1975 1976 1977 Property Damage Accidents 80 105 106 Personal Injury Accidents 31 41 35 0 0 0 Accidents Involving Fixed Objects (property damage) 18 16 16 Other (occurring off the road and on private · property) TOTAL 25 39 35 154 201 192 Data Accidents * Data secured from Lowell Thoroughfare Study, 1978. This table indicates that the accident rates for 1976 and 1977 were quite similar but about 30 percent higher than the accident rate for 1975. The increase in• accidents from 1975 may or may not be significant, and may relate to what seems to have been a national trend of reduced accidents during the initial phase of the "energy crisis" . Traffic accidents in 1977 were analyzed in more depth with review of the individual accident reports. The major concentration of accidents was along Main Street (M-21) and in particular on Main Street between Amity and Washington Streets and at the intersection of Center and Main Streets. Hudson Street north of Main Street also had a number of accidents, but no definite pattern or concentration of accidents is apparent. - 36 - �I I Significant accident patterns in Lowell and recommendations follow: Fulton Street (Main Street) Between Valley Vista and Alden Nash: I I I I I I I I I ' I • There were several accidents in this section which could be indirectly caused by the type of strip development occurring along M-21 and the traffic generated by it. There were several rear-end accidents and other acci- dents involving vehicles turning from the wrong lane. Recommendations: Although the number of accidents are not signifi- cant at this time, it is recommended that a center left turn lane be developed to remove left-turning vehicles from through traffic lanes. This can probably be done through restriping the existing pavement in three lanes. Right turn deceleration lanes shall be required for new developments which will generate significant traffic, such as neigh- · borhood shopping centers. Driveways should be located to minimize traffic conflicts with vehicles entering/exiting from other driveways. Also, consideration should be given to requiring contiguous developments to share driveways, possibly by means of a connecting service drive. Main Street at Center Avenue: There were eight accidents at this inter- secion in 1977, including three westbound rear-end accidents and two right-angle accidents. Recommendations: These accidents could be partially caused by the on-street parking on Main Street, and the lack of a left turn lane. It is recommended that parking be removed on the north side and that a left turn lane be developed. - 37 - �I I I I I I I Hudson and Main: There were 14 accidents at this intersection in 1977, including three right-angle accidents, two left turn accidents involving southbound left turn vehicles, and several rear-end accidents. The left turn accidents may be due to the bend in Hudson Street just south of Main Street which limits the view of on-coming through traffic when a vehicle is in the northbound left turn lane. Recommendations: This intersection needs a more detailed study, involving the analysis of accidents for a three-year period in order to determine whether the type of accidents which occurred in 1977 are indeed part of a continuing pattern or just unique to that year. Field observation should be made during critical periods to determine I I I whether the visibility for southbound left turn vehicles is poor enough to indicate a problem, the traffic signals are clearly visible, and whether the traffic signal clearance intervals are long enough. I Broadway/Main and Riverside/Main: ' ~ There are a number of accidents involving parked cars on Broadway Street and Riverside in the block just north of Main Street. The majority of these were backing accidents involving cars leaving angle parking spaces. There are several other miscellaneous accidents at or in the vicinity of these intersections. These include several accidents involving parked cars on Main Street, rear-end accidents, accidents involving vehicles turning right in front of other vehicles. These accidents could have been caused directly or indirectly by the on-street parking on Main Street. ~ 1 - 38 - �I I I I I I I I I I I I '• -'. ,1 • .I l Recommendations: The accidents on Riverside Drive and Broadway Streets could be reduced by replacing the angle parking with parallel parking. Another alternative includes closing Riverside Drive to through traffic and creating parking. Although no concentration of any one type of accident occurred on Main Street, there are several accidents which could have been indirectly caused by the on-street parking on Main Street and the removal of this parking would have a beneficial effect. Main Between Lafayette and Jefferson: dents in this section: There were several types of acci- several rear-end accidents, several right-angle accidents, and several lane-changing accidents. No concentration of any one type of accident exists at any one location. However, the number of accidents in this section (roughly three blocks in length) indicates somewhat of a problem. Recommendations: Since this area comprises the major portion of the Lowell central business district, significant traffic activity takes place in this section. This includes ·on-street parking maneuvers and vehicles turning left from Main Street to cross streets. It is believed that the combination of these two actions contribute to the accidents, -and the removal of parking to allow a left turn lane to be installed would alleviate the problem. Main Street near James Street: There were four run-off-the-road (out-of-control) accidents on Main Street in the vicinity of James Street, where there is a horizontal curve in Main Street . Recorm1endations: Four accidents of this type in one year indicates that some action should be taken, and this location should be studied ~ - 39 - ' IA �I I I in more detail. determine if there is a constant pattern of out-of-control vehicle accidents, and if so, the specific circumstances of these accidents should be noted (such as wet pavement or night accidents). the specific remedy being dependent on a detailed analysis of the accidents: modification of pavement centerline installation of warning reflectors, guardrail, or white posts at curve I I I I I I I I installation of advance warning signs installation of roadside delineators street lighting skid-proofing slippery blacktop pavement, improving shoulder maintenance, and prompt ice treatment and snow removal The following su111Tiarize the recommendations made in this section, the implementation of which should result in a reduction of accidents on Main Street in the City of Lowell: 1. Parking should be removed on the north side of Main Street (see CBD PARKING ANALYS~S for a discussion of the parking supply and demand). 2. A left turn lane should be provided on Main Street in the central business district and west to the western city limits. I Preferrably, this should be a continuous left turn lane, although as an alternative a turn lane may be developed at key locations. I I The following remedies are relevant for run-off-the-road accidents with I I I I I Three years of accident data should be reviewed to - 40 - �I I I. 3. The angle parking on Broadway and Riverside Streets should be changed to parallel parking. 4. The intersections of Main and Hudson Streets, and Main Street near James, should be studied in greater detail to determine the specific , I problems and appropriate remedies. I I I I I I I I ' ' ' 'I I Miscellaneous Transportation Facilities: and street systems in the City of Lowell satisfactorily serve the travel needs of residents and through traffic. Presently, there is one private non-profit public transportation service which makes up the extent of public access commuter service. The Senior Neighbors, Inc. offers appointment chauffeur service for life supporting functions such as grocery shopping and medical care. This service is used almost exclusively by senior citizens. Railroad facilities have been serving the City's industry for many years. Chesapeake and Ohio tracks traverse the City north and south. Also, Grand Trunk Western tracks run east and west just south of the City. With these connections, a number of industrial needs can be met. However, there is no passenger service available. The Lowell City Airport is located approximately one-half mile north of the City. This facility is limited in use to small engine planes since there is only one dirt runway. However, Lowell is within easy access of the Kent County Airport which has international connections. I ' overall, the existing transportation - 41 - �I I I EXISTING COMMUNITY FACILITIES Corrmunity facilities in the City of Lowell consist of recreational facilities and service type public facilities. The recreational facilities are primarily City parks, school playgrounds, and the YMCA which works in conjunction with I I I the school system in providing community activities. I! I Hudson Street and along the Grand and Flat Rivers. Service functions are performed by churches and municipal government. Park Facilities: Recreation Park is Lowell's major recreational center. This park is approximately 25 acres in size located south of Main Street, east of treatment plant occupies a portion of the site. The City's wastewater Additional park land (over 20 I J I: I I; l I;' I: 1, I 1: I -~ ' acres) on the east bank of the Flat River has been acquired for future development in conjunction with improvements to Recreation Park. Recreation Park is the site for a variety of functions. Facilities include a ball diamond, football field, track, bleacher~, tennis courts, outdoor pool, King Memorial Building with showers and restr_ooms and Foreman Building for display. During the summer, the grounds are used for travel trailer camping. The park also offers river bank fishing and an undeveloped boat launch. Kent County Youth Fair (4-H) is held here annually and utilizes ten barns, one display building (Foreman) and a new horse show arena with bleachers. Considering the nature of this concentrated recreational center, many demands are placed upon the traffic system. This, compounded by the fact of being adjacent to an industrial and commercial area, results in much congestion and many parking problems. . There are other obvious problems in this recreational area. Both the baseball and football fields provide night lighting and bleachers, but the lighting is - 42 I, �I I I poor and the bleachers are in need of repair. poor lighting and inadequate surfaces. The tennis courts also have The track surfacing is obsolete. 1 Furthermore, excessive demand is put upon the pool s showers and bathrooms by park visitors, especially during peak use periods. I needed. More comfort stations are The Foreman Building is also in need of renovation. older animal barns need to be replaced and relocated. I I I Camping facilities are Problems associated with random vehicular circulation need to be inadequate. addressed. Many of the Finally the park's river location has never been fully utilized. "Showboat Park" is located at the northern fringe of the business district on the east bank of the Flat River. It consists primarily of facilities to I I~ I accommodate the annual showboat festival -- a dock, stage, and bleachers. I ;_ Finally, the facilities are greatly underutilized, being oriented primarily ' I. I I I I I I ' While the showboat festival has been a major event in West Michigan as well as Lowell, the setting is unimpressive at best. The park is henmed in by resi- dences to the north and school facilities on the east and south. In addition to the park's isolation, parking and traffic circulation are problems. for the showboat and overlooking other possibilities throughout the remainder of the year. Richards Park is a 1.6 acre public square and playground located between Elm and Spring Streets off North Hudson Street. Facilities include: a sand lot ball field, basketball court, various playground apparatus and picnic tables. McMahon Park is a 5 acre site located at the end of Shepard Drive. Although this is designated as a park, the site primarily serves as the City's water reservoir. However, there is a small wooded area with a picnic table that can be used by the public. - 43 - �I I I I I I I I I I I I I I I. I Ii West End Park is about 5 acres in area. Drive and east of Gee Drive. running through the site. It is located north of Carol Lynn This park is undeveloped with Cherry Creek Once it is improved, this park will help serve those residents in the Valley Vista subdivision who are presently without recreational facilities. School Facilities: Lowell High School is located at 750 Foreman Road on a 7.3 acre site which it shares with Bushnell Elementary School. The high school has a variety of facilities available both indoor and out. The gymnasium has a full size basketball court, ten hoops, and a seating capacity of 2,000. balcony area overlooking the gym is used for weight lifting and other indoor sports. There is also a multi-purpose room used for wrestling and gymnastics. In addition, the school auditorium and music room are available for various community functions. Outdoor facilities include: six unlit tennis courts, in excellent condition; one baseball field; and an open practice field. Bushnell Elementary School is located at 700 Elizabeth Street. As mentioned above, this school shares a 7.3 acre site with the High School. Activities are centered in an all-purpose room. This room has two basketball hoops and a stage and also functions as a cafeteria. In addition, the school grounds include playground apparatus, two basketball hoops and a softball field. Lowell Middle School is located at 12675 Foreman Road, on a 7.8 acre site. The gym has eight basketball hoops and bleachers for 750 people. upper level balcony which is used for wrestling and gymnastics. There is an With this upper level and partitions that can divide the gym, four separate activities can take place at the same time. stage that opens up to the gym. Also, the school has a cafeteria with a - This enables the facilities to be used for a I 11 A - 44 - �I I I I I I I I I I I variety of school and community events. Recreation facilities outside include two softball fields, four basketball hoops and nature trails. Runciman Elementary School is located at 300 High Street and Riverside School is located at North Monroe and King Streets. These schools are two separate physical structures with their own facilities, yet they are considered one elementary school district. Runciman is on a 2.3 acre site with two basket.- ball hoops and a full play area, while Riverside is on a 5.9 acre site with a softball field, two basketball hoops and a complete play area. Each school also has an all~purpose room which functions as a cafeteria, auditorium and general activity center. St. Mary's School is a private elementary school located at 322 Amity on a 1.7 acre site. The playground consists of two basketball hoops and various other play centers. First United Methodist Church offers a private preschool located on the corner of Avery and Jason. It too has a small playground area. I The City of Lowell has many excellent existing and potential facilities for I. these facilities. recreational and educational use. County. I I: I fj However, many people must be served by The Lowell School District is the largest district in Kent It covers 100 square miles taking in 3,000 students. serves as an educational center, so does it serve as a social and recreational nucleus for area residents (Lowell and Vergennes Townships). Semi-Public Facilities: While the YMCA works in conjunction with the schools in providing community activities, it does not have the facilities to house events offered. Therefore, the YMCA works with the schools and the City in arranging places to hold classes, games, and other events. 11 l .l Just as Lowell - 45 - �I I I I I I I I I I I A wide variety of programs are offered, but the most active sports in the Lowell area tend to be softball/baseball, soccer, swimming and gymnastics. With over 2,000 participants in softball/baseball, an excessive demand is put on the present ball diamonds. diamonds available. citizen. Citizens have expressed interest in having more The only soccer facility is a field donated by a private In addition, citizens have voiced needs for more emphasis on family recreation such as picnic sites, nature trails, bike routes, indoor pool for year round swimming, winter sledding areas and playgrounds to serve residential areas in the west and southwest parts of the City. Show Boat: The Lowell Show Boat, starting as a community effort to recreate a nostalgic minstrel show aboard a river boat, resulted in a tradition for the City of Lowell. It originated in 1923 and until 1983 appeared annually during the last full week in July. Efforts to revive the show are underway but the economies of the production make these efforts difficult. This event attracted an audience from near and far to view live music and big name entertainment at the Riverside amphitheater on Lafayette Street, adjacent to the Flat River. The bleachers have a holding capacity for 4,000 spectators, and ' I I I ll I; I; 11 I 1i in case of rain, the show can be moved into the Lowell High School gymnasium. A comfort station is available at the Riverside Elementary School, offering restroom facilities and a nurse's station. Parking and traffic congestion are real problems associated with the showboat or any event drawing large crowds to the amphitheater. Within proximity to the amphitheater, limited parking is offered at the Riverside Elementary School. Only two City lots provide the remaining organized parking. are forced to park in the streets and walk considerable distances. - 46 - Others �I I I I I I I I I I I I I I I I I Private and Conmercial Facilities: There are several private enterprises involved in providing recreational facilities. ment is the American Legion. It offers eight lanes of bowling on the main floor and roller skating on the second floor. P & H Amusements has a pool table, a foosball table, pinball machines and a video game arcade to offer amusements to the populace. In addition, the Strand Theater provides movie viewing. One other private facility is the Valley Vista Mobile Home Park. This mobile . home park offers a convnunity building with a pool and sauna, tennis courts, a basketball court, a shuffle board area, and a playground with various play apparatus to its residents. Other Conmunity Facilities: The City of Lowell is served by a Volunteer Fire Department. The equipment house is centrally located next to City Hall. Police protection is provided by the City of Lowell Police Department. Service is available 24 hours a day; however, only a limited staff is on duty during the evening and nighttime hours. Back-up enforcement is then provided by the Kent County Sheriff's Department. There are no hospital facilities within the City of Lowell. Although, medical care is available within reasonable distance and easy driving at one of the many Grand Rapids hospitals. Other community facilities include the following: • Eight Churches • Lowell Area Chamber of Corrmerce • Lowell Municipal Offices II I~ One privately owned establish- - 47 - �I I I I I I I I • • • • • Lowell Public Library - branch of Kent County Library System • Lowell Senior Neighbors Center • Cherry Creek Nursing Home • Oakwood Cemetery • The Masonic Building Lowell Light and Power Lowell Wastewater Treatment Plant Lowell Water Treatment Plant Lowell City Garage I I I I I I I, I -l j ll - 48 - �I I I I I I I I I I I I I 1. 1: 1: lj 11 11 GROWTH TRENDS POPULATION GROWTH Looking ahead to future needs is the very essence of planning, and the needs that planning must attempt to foresee depend to a great extent upon the size of population. For this reason population projections are undertaken. The task of making population forecasts requires information for many parameters. Even with the needed information, unpredicted developments may alter the projections. In light of this, the City of Lowell's population projections have been made using two methods which have resulted in a reasonable forecast of future growth. Alternate No. 1 involves using new dwelling units to indicate growth trends. In 1970 the Census of Population reported 975 housing units in the City of Lowell. From 1970 to 1980, 322 new units were constructed -- a 33% increase. As a result, the total number of housing units in 1980 is calculated at 1,297 with a 3% vacancy rate. Projecting the trend of 3.3% residential growth/year with a slightly lower persons/unit figure of 2.8 and a vacancy rate of 3%, the estimated population by the year 2000 will be about 5,850 persons. Alternate No. 2 is based on the population growth trend from 1970 to 1980. During these years, the change from 3,068 persons in 1970 to 3,707 persons in 1980 amounts to a 20.8 percent increase. Assuming this trend will continue over the next 20 years, the population for the year 2000 will be 5,400. - 49 - �I I I I I I I I I I I Based on these alternatives, it is reasonable to project Lowell's 2000 population between 5,400 and 5,850 persons. For planning purposes, the population projection for the year 2000 is estimated as an average of the alternatives 5,625 persons. Estimates can be determined for intermediate years as shown in Table 14 • . TABLE 14: POPULATION PROJECTIONS FOR THE CITY OF LOWELL 1980 - 2000 -Population Year ---1980 3,707 1985 4,200 1990 4,700 1995 5,150 2000 5,625 -Source: - WBDC, Inc • I I I. I I I I I - 50 - -- -- - �I I I I I I I I I I I I I I I I I I ll NONRESIDENTIAL GROWTH Commercial Uses: acres. In 1964, commercial land in the City of Lowell totalled 27.5 Presently, corrmercial acreage totals 71.0 acres. This is a 158 per- cent increase in 16 years, or a 9.9 percent yearly increase. Based on 1977 data for commercial activity in Lowell, there were 36 establishments in the City with sales of $28,939,000 or $803,861 in sales per establishment. With a 1977 population of approximately 12,950 in the market area, per capita sales totalled $2,234. Updating these figures to keep up with inflation, the 1980 sales per capita would be $2,708 when applying the Consumer Price Index of 2.2 with 1967 dollars as the base year. Furthermore, applying the same index to sales per establishment, the 1980 value is $977,920. From these figures, projected total sales as well as projected establishments were calculated for 1980 to the year 2000. TABLE 15: Table 15 reveals these findings. PROJECTED TOTAL SALES AND SALES PER ESTABLISHMENT THE CITY OF LOWELL 1980 - 2000 .. Population Tota 1 Sales * Total Establishments ** 1980 14,300 --·$ 38,724,400 39 1985 16,750 $45,359,000 46 1990 19,200 $51,993,600 53 1995 22,700 $61,471,600 62 2000 26,300 $ 71,220,400 72 Year - - --- Source: WBDC Estimates - based on 1980 dollars. * Assume per capita sales are $2,708. ** Assume sales per establishment are $977,920 - 51 - �I I I I I I With 39 retail establishments occupying 71.0 acres, the acres per outlet would be 1.83. Table 16 shows projections for total retail acreage by 2000. TABLE 16: RETAIL ACREAGE FOR THE CITY OF LOWELL 1980 - 2000 - ·· - Year ' I I I I 4 ·- - • - Est ab 1i shment s Retail Acres * 1980 39 71 1985 46 84 1990 53 97 1995 62 113 2000 72 132 Source: ,, I I; 1, I I I I· I ,, ·- WBDC Estimates * Assume 1.83 acres per establishment Co11111ercial land needs are strictly based on demand, and as a result ; characteristics for the whole service area should be addressed. Since Lowell is the area market center, commercial lands in adjac,e nt Boston, Keene, Lowell and Vergennes Townships are computed and Alternative No. 2 is derived. comnercial land in the City of Lowell totals '71 acres. Presently, With the adjacent township's commercial lands accounting for approximately 24.7 acres, this brings the total Lowell area commercial acreage to 96. Based on an area population of 14,300, comnercial land is calculated at one acre per 149 persons. As a result, 177 acres of commercial land are needed to serve the pro- jected area population of 26,300 by the year 2000. Therefore, assuming Lowell maintains its present share of the retail market (73.9%}, 131 acres · of commercial land will be needed by the year 2000. - 52 - �I I TABLE 17: PROJECTED COMMERCIAL ACREAGE FOR THE LOWELL MARKET AREA ANO THE ACREAGE THE CITY OF LOWELL COULD ABSORB, 1'980 - 2000 ALTERNATIVE 2 I - --- I Year Market Population Commercial Acres Needed * I 1980 14,300 96 71 1985 16,750 113 83 1990 19,200 129 95 1995 22,700 153 113 2000 26,300 177 - 131 I I I I I I I I I ---------- Source: --·- ---- -- WBDC Estimates * Assume 149 persons per acre ** 73.9% of Total Commercial Market A third alternative suggests the use of a factor of acres per capita for commercial land. The total number of commercial acres divided by the market area population yiel~s a per capita commercial acreage factor. Based on these established factors projected acreages are presented in Table 18. 1; Ii I ll -I Acres Lowe 11 Could Absorb ** - 53 - �I I I I I I I I I I I I I I I TABLE 18: PROJECTED COMMERCIAL ACREAGE FOR THE LOWELL MARKET AREA AND THE ACREAGE THE CITY OF LOWELL COULD ABSORB, 1980 - 2000 ALTERNATIVE 3 ...------------------------------ - - - - - - - - - - - -- - - - ~ - - - . . ------------r----------·- --------- - - - -Year Market Population Commercial Acres Needed * Acres Lowe 11 Could Absorb 1-------------------------------------- --1980 14,300 96 1985 16J50 117 21 1990 19,200 134 28 1995 22,700 159 63 I I 184 2000 26,300 88 ----"-------. - -- - - -- - - - - - -·. - - - - -----·- --- - - - - - - - - - - · - - - - - - - --- --·Source: WBDC Estimates * Assume .007 acres per person. ____ ...________________ We would suggest the third alternative to be the most reasonable since the acres per capita have been established as a trend. Further, commercial land is strictly based on demand which ties more closely to population growth. t I In summary, Table 19 presents zoned lands and existing commercial acreage _as compared to projected total acreage to the year 2000. TABLE 19: r------ - . r-------------··- PRESENTLY ZONED, EXISTING AND PROJECTED COMMERCIAL ACREAGE, THE CITY OF LOWELL II -- -- - -- - ·-------~ -------..----------------- Zoned Acreage Existing Acreage II Projected Total Acreaqe 198!) 1990 l':1':15 2000 ----------------+-------- ------ ·---------- ·---- Commercial Land - --- - - - · ·_, Source: WBDC Estimates ___ 93 _______ 71 92 99 134 159 -- . -- - - -- - ----'----~-----'----·- - --- I - 54 L �I I I Industrial Uses: 48.2 acres. In 1964, total land used for industrial purposes totalled Presently 84 acres are utilized for industry. This is a 74.3 percent increase in 16 years or a 4.6 percent yearly increase. Projections for industrial lands have been made using three approaches and I arriving at similar conclusions. I I They are as follows: Alternative No. 1 has established a ratio of acres of industrial land per capita at .023. We have assumed this ratio will remain basically constant. The results are presented in Table 20. I I I I I I I I I I I I - TABLE 20: PROJECTED INDUSTRIAL ACREAGE FOR THE CITY OF LOWELL, 1980 - 2000 ALTERNATIVE 1 -Year - Population Industrial Acreage* -- Source: 1980 3,707 84 1985 4,200 97 1390 4,700 108 1995 5,150 118 2000 5,625 129 --WBDC Estimates * Based on .023 acres per capita - Alternative No. 2 uses a calculated average of .257 industrial jobs per capita in the City. Based on 953 industrial jobs in the City and using 84 acres of industrial land, there are 11.3 jobs per industrial acre of land. projections are shown in Table 21. - 55 - The land use �I I I I I I I I I I I I I I TABLE 21: PROJECTED INDUSTRIAL ACREAGE FOR THE CITY OF LOWELL~ 1980 - 2000 ALTERNATIVE 2 - - - - - - - - - ------ ---·-- - - - ----- - - ----- - - . - ---·- - - - - - --- - - I--·- - - Year - - - - - - - - - - - - - - - - - - - - - - - . - - ·- - - . - - - - - . • ·- Population Acres ** Industrial Jobs* - - - - - - - - - + - - - - - - - - ---- 1980 3,707 953 84 1985 4,200 1,079 96 1990 4,700 1,208 107 r 1995 5,150 1,324 117 I 2000 5,625 1,446 128 --- -- - Source: ' ------- - 1 I WBDC Estimates * Based on .257 industrial jobs per capita. ** Based on 11.3 jobs per acre. Alternative No. 3 uses the trend of industrial growth since 1964. This trend (which is a 16 year trend) was derived by taking the 35.8 new acres of industrial land since 1964 and establishing a yearly growth of 2.4 acres. Using this figure, projections are presented in Table 22. TABLE 22: - ·---- Year PROJECTED INDUSTRIAL ACREAGE FOR THE CITY OF LOWELL, 1980 - 2000 ALTERNATIVE 3 - --- ------ -- 1980 84 1985 96 1990 108 1995 120 2000 132 Source: Acres -·--- ' -- - ·-. ----- - - --- --·- Ii ·- WBDC Estimates I I: ' - 56 }' �I I I I I I By the year 2000, the City of Lowell should be able to plan for 128 - 132 acres of industrial land. This assumes normal growth and does not consider unusual development. The current situation, then, in planning for this industrial growth is expressed in Table 23. TABLE 23: ·-- - PRESENTLY ZONED, EXISTING, AND PROJECTED INDUSTRIAL ACREAGE THE CITY OF LOWELL --- ----- Zoned Acreage Industrial Land Project ed Acreage 2000 84 128-1 32 240 -------- Source: Existing Acreage --- --------- ·- WBDC Estimates Ample quantities of land are already zoned to accommodate future industrial I- expansion. I I· J I· I: I,. ' I - 57 - �RESIDENTIAL GROWTH An analysis of the existing and long-range housing needs are necessary to estimate space requirements in an attempt to plan for future land use. In the City of Lowell, residential land makes up 52.7 percent of developed land. residential land has been broken down into four types: family, multiple family and mobile homes. 1: The single family, two Within these categories, the number of units, acres, densities and percent of the housing stock have been tabu- 1- lated showing existing conditions. 1~ 11 I~ I~ I· J TABLE 24: Table 24 presents these findings. HOUSING CHARACTERISTICS OF THE CITY OF LOWELL, 1980 - ---Housing Type Acres -595 Units 928 Single Family I'. % of Stock 1.6 72.5 56 13 4.3 4.4 Multiple Family 142 18 7.9 11.1 Mobile Homes 154 18 8.6 ·- 12.0 - 100 Two Family - ,~ Density 1,280 TOTALS - Source: 644 ·- - -- --- .. --- WBDC Land _Use Survey Based on population projections and a leveling off to 2.8 persons per unit by the year 2000, the estimated number of housing units has been determined for 1: the City of Lowell. Table 25 conveys these findings. ' ll - 58 - �TABLE 25: PROJECTED NUMBER OF HOUSING UNITS FOR THE CITY OF LOWELL, 1980 - 2000 * -Population Year Units -- - I - ·- - 1980 3,707 1,280 1985 4,200 1,500 1990 4,700 1,678 1995 5,150 1,839 2000 5,625 2,009 - Source: -~ ----- ---- WBOC Estimates * Based on population projections and 2.8 persons per unit. Having determined that about 200 new dwelling units will be needed by the year 2000, a percentage breakdown can be estimated for each housing type. estimated housing mix is based on indicators and trends. The With high interest rates, enormous construction and land cost, and high taxes, people are left with less disposable income. changing. In addition, household characteristics are This has resulted in a modification of housing needs as well as housing demands. The projected growth for the City of Lowell is estimated at about 35.4 units a I I I I I year for the next 20 years. This growth rate is reasonable since many of the new units will be multiple family dwellings. With the economic conditions and changing household characteristics, as previously mentioned, more households will seek alternatives to the conventional single family home. Furthermore, the 1979 Statistical Abstract of the United States indicates housing construction has shifted substantially during the period 1970 - 1977. - 59 - As a percentage �I I I I I I I I I I I I I I I I I I I of the total new housing construction, single family homes have decreased while duplexes, multiple family and mobile homes have increased. Keeping these variables in perspective, the estimated housing mix for the year 2000 was compiled. Table 26 reveals these findings. TABLE 26: PROJECTED HOUSING MIX AND UNITS FOR THE CITY OF LOWELL, YEAR 2000 ----- Hous in<1 Mix Housing Type lYtlU -- -- - - -------- --(%) i:'.UUU Units 2000 -- --- Units 1980 Add -- ·942 + 263 72 .6 60 1,205 4.4 6 120 57 Multiple Family 11.0 18 362 143 + 219 Mobile Homes 12.0 16 322 155 + 167 100 2,009 1,297 712 Single Family Two Family 100 TOTALS Source: + 63 WBDC Estimates Using the projected housing mix for the year 2000, the estimated number of units for each housing type can be determined. findings. Table 26 also reveals these By plotting the 1980 and the year 2000 data and interpolating for the five year increments, the number of dwelling units for preceeding years can be calculated. These results are found in Table 27. - 60 - --- - - �I I TABLE 27: NUMBER AND TYPE OF HOUSING UNITS PROJECTED FOR 1980 - 2000 THE CITY OF LOWELL -- - - - - - ---- 1· Housing Type -- -- -- Sing le Family I I ,, ,~ 1980 1985 1990 --- -. 1995 2000 - ·- - - - 942 1,043 1,113 1,158 1,205 57 71 86 102 120 Multiple Family 143 191 243 301 362 Mobile Homes 155 195 236 278 322 Two Family 1,297 TOTALS --~----- - - -- ·-- - 1,500 1,678 1,839 - 1.i -- -- - - - - - - -- 2,009 --- ,~ Source: I together with density standards and their ranges established in Table 28. I: WBDC Estimates Residential acreage can be determined using the projected housing mix figures Based, then, on the preceding tables, Table 29 surrmarizes the anticipated average land useage of residential types within a 20-year period. I: 1:, Ii 1; I; l IJ ll - 61 - �I I I I I I I I I I TABLE 28: - Housing Type I 1. 1· 198U Single Family 57 --- -- Multiple Family 143 --Mob i 1e Homes 155 TOTALS 1,297 - - - + 6 .6 + 105 * + 263 + 9 ·+ 13 * + 16 + 18 + 22 * + 27 + tr ·· -· + 28 * + 33 · --... - - * ---- 712 168 -- - ---- Source: WBDC Estimates * Average numbers are used in Table 29. TABLE 29: PROJECTED LAND NEEDS FOR RESIDENTIAL PURPOSES BY TYPES; THE CITY OF LOWELL -1980 Acreage -- 2000 Acreage Change 595 700 - ·--+ 105 Two Family 13 26 + 13 Mu lt ip le Family 18 40 + 22 Mob i 1e Homes 18 46 + 28 ·- -·- · - Housing Types Single Family -- - - · ,-. . . TOTALS Ii IJ Additional Acreage Dens i ti New Units/Acre 2000 4 High + 263 Average 2.5 1 Low ---Hfg-h 7 + 63 Average 5 4 - Low 12 High + 219 Average 10 8 - Low 7 High + 167 Average 6 5 Low - 1· I! Units 942 Two Family 1, I NUMBER OF NEW HOUSING UNITS, DENSITY ANO ACREAGE REQUIREMENTS FOR THE YEAR 2000, THE CITY OF LOWELL 644 -- - 812 -- . Source: WBDC Estimates - 62 - + 168 -- -- --- �• • • • ••· I} .j 11 I; TABLE 30: TOTAL ACREAGE REQUIREMENTS FOR ALL LAND USES - -- Residential Zoned Acrage-1980 ·- - ... 883 Corrmercial Land Use - -- -- Projected Need-2000 -- ---- --- Diff erence ----812 + 71 93 159 - 66 Industrial 240 132 + 108 Total City 1,216 1,103 + 113 The summary of projected land needs in Table 30 indicates that ample quantities of undeveloped land are available in Lowell to meet anticipated demand. In fact, residentially and industrially zoned property already exists in quan- I IJ •i -~ -~ .'. •· •1 .) .J tities more thaR sufficient to meet future needs. Existing residential pro- perty exceeds the projected demand by nearly 10%, while for industrial lands the surplus is over 80%. Commercial property is relatively scarce. needed as currently exists. Over two-thirds as much acreage is However, in view of the surplus available for other uses, increasing the availability of commercial property will not be difficult. - 63 - �/ I I I COMPREHENSIVE PLAN The land use proposals address specific problems and issues identified during • • •I • •• •• • ~ · II. Iii II II II,. Iii II the course of preparing this Plan and maximize the many assets that exist within the City. Lowell's location provides strong advantages . Its setting in the midst of rural countryside, natural feat ,Jres such as the rivers and hilly terrain, proximity to the Grand Rapids metro area, and small town character make Lowell an attractive choice as a place to live. In addi- tion, good transportation access and rail service, proximity to major markets, and availability of municipal services coupled with a high quality living environment are strong inducements for industrial and business growth . PLANNING ISSUES Though the City of Lowell has many attributes, one of its major problems is the underutilization or misuse of those attributes showboat facilities. location, rivers, and Other specific problems to be addressed in the Plan include the following: • There is no central industrial core. Instead, there are isolated pockets of industry scattered around the City. In most cases there are potential land use conflicts with abutting properties -- industry surrounded by residences, industry in the midst of the central business district, inJ•.15trial truck and employee traffic circulating through predominantly residential areas, and industry near schools. _ Noise, traffic, rail usage, and future expansion are among tne concerns associated with inappropriate industrial locations. - 64 - �• Most of the M-21 corridor through Lowell is devoted to -commercial activity. The strip development in itself is a problem for reasons of traffic and aesthetics but two other problems are also evident. The commercial uses are a random mixture of various types of business rather than a well-planned concentration of similar activities. Traffic characteristics, hours of operation, and business needs may vary. Highway oriented uses such as car dealers and gas stations are intermingled with neighborhood oriented uses such as grocery stores and pharmacies. A further concern caused by the lack of distinction between uses is the impact of present and future highway commercial development upon the central business district. In a 11 finite market area such as that served by Lowell, continued expansion. ll mers across a wider area, minimize comparison shopping, and red~ce •• l • .: •: .I •· -} -J -j ; I of competing uses strung out along the highway will disperse custo- the customer traffic in the central business district • • The central business district is poorly suited to compete with new businesses located along the highway. The CBD's image is tired • While some merchants have made an effort to improve the appearance of their buildings, many others have neglected their facilities. In addition, the general merchandizing mix in the CBD is poor and merchandizing techniques (such as window displays) are dated. Finally, potential assets -- the riverfront, showboat amphitheater, and public lands -- are underutilized as attractions and aesthetic elements in the CBD. - 65 - �I I I I I I • The Grand and Flat Rivers have been largely ignored with the limited exception of the showboat celebration. While they offer much poten- tial, they present some problems that significantly impact the community, as well. The most serious of the river-related problems is the Grand River floodplain. More than a half mile wide in some pla- ces, the flood plain limits the possibility of new development in many areas and even threatens existing development. For example, that portion of the central business district east of the Flat River (including the area around City Hall) is in the midst of the flood •I plain. Future development of this area will require careful planning in harmony with the natural character of the flood plain. ·while the concept of a greenbelt along the City's rivers is an attractive I feature, it aggravates the scarcity of land for future development. I: Both rivers are also barriers to good vehicular circulation and ■: munity. .; • .: .: • •1 •i,1 interaction among the various neighborhoods and sectors of the com- to the rivers is also lacking. Access Most of the river frontage is in pri- vate ownership and existing public lands are underdeveloped • \ ; Access across the rivers is not the only problem. Silting in the Flat River north of the dam has created an unsightly condition and a highly detectable odor. These conditions detract from what could otherwise be an attractive environment and pleasant experience • • Sufficient land is available to accommodate future development needs in the City. However, the available undeveloped land is generally found in relatively small isolated pockets scattered across the City. - 66 - �I I I· I 1, Few large areas remain undeveloped and those that do contain steep slopes which inhibit intensive development. GOALS AND OBJECTIVES - Residential 1. Preserve and enhance the supply of decent, safe and structurally sound housing witnin the City of Lowell. I • Periodically review the structural integrity of the housing supply. 11.\ • Develop programs for conservation and rehabilitation of unsound and unsightly structures. ll 11 I; 9:1 I • things, occupancy permits. -l • - 1 • • •· •: ; Consider the adoption of a housing code which requires, among other Through local ordinances, require owners to maintain their structures and grounds in order to promote the health, safety and general welfare of residents . 2. , Preserve the residential character in the City's neighborhoods . • Protect residential areas from non-residential encroachment. • Encourage organization of neighborhood associations to increase l •• • involvement in dealing with neighborhood problems • • 3. Minimum intrusion of through traffic in neighborhood areas • Provide for a variety of housing types within the City to allow people options in housing • 1 •..J •· .l ~! - 67 - �I I I I 1· 1. 1~ 1 variety of housing types within the City such as single family, duplexes, multiple family (condominiums and apartments), and mobile homes. - Commercial 1. Encourage business in Lowell to develop appealing shopping facilities which provide a sufficient amount of goods and services to meet the needs of a growing population in the City and market area. • 1. ties, more convenient shopping and pleasant pedestrian spaces. • ,, 1. Discourage over-concentration of similar businesses to prevent vacancies and market saturation. • Blend the commercial areas with surrounding uses to minimize land use traffic and environmental conflicts. -, Promote physical clustering of commercial facilities rather than strip development thereby providing for joint use of parking facili- I· -• •.; -~ .} Through proper land use planning and zoning, establish areas for a • Provide adequate parking to create an inviting shopping environment convenient for all to use. • Provide for efficient accessibility to shopping complexes to minimize traffic conflict • 2. Promote the central business district as the major commercial center in a four township area. In addition, enhance the central business district as the place to do business and minimize dependence on the Grand Rapids metropolitan area. - 68 - �I I I I I I I I I I - Industrial 1. Promote a strong, stable industrial base in Lowell in an effort to minimize dependence on the Grand Rapids Metropolitan area as a place to work. • Promote industrial diversification in the City. • Obtain land for industrial development. • Encourage industry to locate in an industrial park complex. • Work closely with existing industry to promote expansion and to maintain present operations. - Open Space and Recreation - 1. Develop recreation facilities which will provide adequate opportunities for all the residents in Lowell. • Select sites to adequately cover the City in terms of active and passive recreation. I • •• • Enhance the riverfronts for recreation purposes to the greatest extent possible. 2. Promote Show Boat as a major regional summer recreation event -- coordinating with C.B.D. promotional events as well. • Consider relocating the facility for more space and flexibility of operation, and to minimize the negative impact of traffic and noise in residential neighborhood • , - 69 - �I I I I • Sponsor a wide spread advertising campaign. • Continue booking name entertainers to attract high attendance. PLAN DESCRIPTION I Residential: I I I I I 70%) were single family homes. • • • --; • • • ! The existing land use survey conducted in 1980 showed that among the approximately 1300 dwelling units in the City, the great majority (over Apartments and mobile homes were about equal, eleven and twelve percent of the housing units respectively. Duplexes made up about four percent. For purposes of the Plan, future residential development is shown not by type of dwelling, but by density. Densities are better indicators of the level of services required and the impact to be anticipated than are designations by dwelling type. The predominant form of residential development is expected to remain low density single family homes (1-3 units per acre). However, in view of nationwide housing trends which are being felt in West Michigan, as well, provision must be made for greater density and alternative housing forms to respond to changing lifestyles, smaller household sizes, and higher development costs. Medium density residential (4-7 units per acre) may be used in transitional areas between low density and high density development or between low density residential and some nonresidential uses such as schools, churches, and parks. Areas of high density development (8-14 units per acre) also serve a transitional purpose between uncomplementary uses, e.g., between low or medium density residential and industrial development. - 70 - High density can also be used �II I I - -I I 1· 1· on sites where low density development would not be financially feasible because of unique natural features -- steep slopes, wetlands, wooded areas, and similar constraints. -:-. - 1; 1; I. -~ -\ ,: ,: -; --~ -l-: Sufficient land is proposed to satisfy the anticipated demand in all categories. Commercial: Commercial development in Lowell is found in scattered locations along Main Street (M-21) and is of two types -- the centrally located "downtown" business district and the auto-oriented highway business district. Much of Main Street is already committed to business development and the trend can be e.xpected to continue. However, it is important to maintain the func- tional distinction between the central business district and the highway business district. In addition, because the business activity is and will continue to be located along the City's traffic ''spine", care must be taken to develop the corridor (and each site} in such a way that congestion and traffic conflicts will be avoided or, at least minimized. Typically, commercial establishments seek out major streets with high traffic volumes to maximize their "visibility" and encourage drive-in trade. When a major street begins to experience this com- mercial development; congestion often occurs. The character of the traffic (local shopping vs. through travel) changes. Conflicts result between those vehicles entering and leaving driveways and those travelling along the street. In such situations, unless careful site planning and access controls are instituted, the traffic-carrying capacity of the street can be greatly reduced. - 71 - �I I I I 1· I' I: I: I: -~ Such a deterioration in capacity should not be permitted to occur on Main Street. through the City, Main Street must be maintained primarily as a major arterial to carry through traffic. Obviously, the commercial development in the western one-third of the City will be primarily auto-oriented. impression as people enter the City, and retain a distinct highway business character that will not compete with the central business district. All future highway commercial development should be carefully scrutinized through a site plan review process. • Particular attention should be given to: Driveway Location and Spacing: Driveways should be located as ·?ar from street intersections as possible to avoid left turn conflicts {250 feet minimum). Businesses should be encouraged to share drive- ways whenever possible. Ideally, driveways should be at least 200 feet apart to reduce conflicts and provide gaps in traffic for safer ingress and egress. • Landscaping: Highway commercial development should provide landscaping along the street edge to improve the appearance of the 9: -: -· -~ -l,1 Therefore, the following recommendations are made to minimize traffic conflicts along M-21, create a positive visual II; -;, : As a state hignway and the only uninterrupted east/west street primary route through the City, screen the parking areas, and soften the buildings. Specific landscaping requirements should be incor- porated into the City Zoning Ordinance to ensure adequate and uniform landscape treatment among all businesses along the highway. - - • Alternate Access: A secondary means of ingress and/or egress should be provided if possible. Such alternate access could take the form - 72 - �•I I I I I I •I : 1· I. -; ,: -· •• •. ] of access to an intersecting street for corner parcels, access across adjacent parking lots, access to another street to the rear of the property, a frontage road or service drive paralleling M-21, or similar alternative. • Shared Parking: Businesses should be encouraged to share parking facilities with neighboring businesses or, at a minimum, permit access between parking lots to reduce the need for motorists to travel on M-21 in order to move from one business to another. two or more businesses have different hours of operation or different peak business hours, joint parking lots can save money in development costs, minimize the amount of asphalt along the street, and perr11 it greater flexibility in site planning. •- Relationship Between Adjacent Uses: Each new development should be planned and designed to be compatible rather than compete with its surroundings. Building arrangement, landscaping, lighting, signage, driveway location, and other elements of physical layout should be in harmony with existing development. This will help unify the image along the street and reduce confusion. • Signs: Corrmercialized highway corridors can easily become victims of a signage war waged by the various businesses competing for the motorist's attention. If allowed, each new business will attempt to "go one better" than the neighboring businesses by having a bigger, brighter, gaudier sign. The result is visual chaos along the street with no greater identity for any individual business. Therefore, if the number, size, and location of signs are controlled and kept to a _, -I In cases where - 73 - �•I I I I I I I I • • • • •, : -; -i --j reasonable minimum, all businesses will be competing equally but a positive image will be retained along the street. • Pedestrian Access: While most highway businesses cater to the motoring public, pedestrian traffic should not be forgotten. Because much of the property fronting on M-21 is adjacent to residential development, it is likely that pedestrian activity will be fairly common. Therefore, sidewalks or paths should be provided to link businesses with each other and to link residential areas with individual businesses -- especially those such as grocery, hardware, and drug stores and barber and beauty shops. Central business district development is entirely different in character than highway business and subject to another set of planning and design standards. The CBD Plan is discussed in detail in another section • Industrial: City. Industry is currently scattered in several locations around the In addition, much more land is zoned for industry than will be needed, meaning that the City has little control in directing new industry to appropriate locations . The Plan recorrmends two primary locations for future industrial growth. One is in the northern part of the City near Foreman Road and the C & 0 railroad tracks. Some relatively new industry exists in this area and land is available for future development. The other area is in the western end of the City between M-21 and the Grand River. There is little industrial activity here now with the exception of some extractive mining operations. Though part of the area lies in the Grand River flood plain, there is substantial usable acreage and access to M-21 is excellent. - 74 - In addition, while not buildable, �•I I the flood plain lands are suitable for such uses as large parking lots, outdoor storage yards, loading areas, and similar industrial-related open space uses. 1--1 dom scatterization that has occurred in the past and, over time, will reduce I Public/Semi-Public: I I I Confining future industrial development to these two areas will halt the ran- the land use conflicts that have resulted. The Plan indicates approximately 110 acres of land in this category, most of which is owned by the Lowell School District. Ample vacant land is available to accommodate school expansion if needed in the future. Recreation: Recreation is recognized as essential to the health and well- being of persons of every age. The provisions of adequate leisure facilities I responsibility. 1· A satisfactory recreation system must measure up to accepted standards in many II; Iii II. II II. Ill Ill Ill is a vital consideration in the Comprehensive Plan and an important community respects. There must be sufficient land area set aside for recreation and the area must be properly distributed throughout the community. There must also be a variety of facilities, both active and passive in nature, to serve all age groups. Employing criteria drawn from national recreational standards, specifications for recreational facilities were adopted for the City of Lowell parks and recreation system. Table 31 represents these findings. In addition, based on the population projections to the year 2000, the facilities required to adequately serve the community, contrasting with existing facilities is revealed. - 75 - �•I I I I I I I I I I - The information contained in this document is essentially a summary of the City's Recreation Plan which has been prepared separately. Recreation Park: Several improvements are planned for Recreation Park including redeveloping the fairgrounds, improving public access to the water's edge, and creating additional recreation opportunities for the entire community. Among the specific planned improvements are the following: • a better defined outdoor exhibit space, and walkways, • new exhibit buildings and animal barns, • expanded parking, • new restroom facilities, • pedestrian bridges across the Flat River, • picnic areas, • improved camping facilities • boat and canoe launching facilities, and • athletic and playfields. - 76 - �•·•1- W 1W. • 1W 1W 1- ) TABLE 31: Adopted Standard 1. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2. 3. 4. S. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. -1-- IDENTIFICATION OF RECREATIONAL USES, ADOPTED STANDARDS, EXISTING AND PROJECTED FACILITIES, CITY OF LOWELL Faci lit Sledding and Toboggan Area Picnic Sites Softball Fields Outdoor Ice Rink (natural) Playground Areas Bike Trails (miles per) Swimming Pool Little League Field Boat Docks and Ramps Basketball Court Tennis Courts Camping Sites-Rally Type Nature Trails Community Center Hard Surface Games Baseball Field Footnall/Soccer Archery-Firearms - I. ,. ,. , - I- facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility per per per per per per per per per per per per per per per per per per Existing Facility With Public Use 5000 500 2000 3000 800 10000 40000 2000 1000 1000 1 mile/5000 30000 3000 5000 10000 50000 - 77 - 0 3 4 Facilities Required 2000 Projected Population 5625 1 12 3 1 2 4 7 0 1 King Memorial (outdoor) Scheduled at Softball Fields 2 unimproved .6 Mi le 1 3 5 6 9 6 200-250 Trailers 1/4 Mi le Foreman Building School Playgrounds 3 2 1 1 Boy Scout Faci 1 ity 1.2 1 2 1 1 1 �• • • •I I I I •I I ,. ,.' 'j '-; -\ ,1 Richards Park: The plan proposes final improvements for Richards Park. The sidewalks will be replaced with a redesigned layout and park benches will be strategically located within the park. A drinking fountain will be provided as well as additional landscaping and play equipment. Wood chip surfacing will be added to the play area. Winter ice skating will be improved with use of lighting and additional log benches. West End Park: The plan suggests developing West End Park, in part, to serve the residents of the Valley Vista area and to address existing community-wide needs. Included in the development plans are four irrigated softball fields (one lighted), bleachers, a concession and restroom building and various playground and recreational equipment. Off-street parking will also be expanded. Lowell Showboat Park: The plan proposes landscaping the Lafayette and Avery Street area along the Flat River. Improvements should be made to the old Showboat Stage as well including, possibly, a portable band shell for the stage. Aesthetic improvements are needed in this area to create a more pleasant and inviting atmosphere for concerts and other potential events. Y.M.C.A.: The Y.M.C.A. in conjunction with the school system will continue to offer and program recreational activities for the community. As expressed ~y the citizens, an emphasis should be placed upon developing more family oriented recreation. With the increased development of recreational facili- ties by the City, future programming of recreation activites must be carefully coordinated through negotiations between the City, the Y.M.C.A. and the schools. - 78 - �II II I •I Long Range Goals: next five years, attempts should be made to develop long range goals. to promote their passive recreational assets and maximize scenic quality. throughout the City. II • The North Island should be developed as a park with a pedestrian connection between Recreation Park and the central business Flooq___J>_l_a_('!.: • • •II To improve access to the Flat River, a riverwalk with benches should be developed I I I I I I II One of the most important is to emphasize the presence of the Flat and Grand Rivers district. II In addition to focusing on plan implementation over the A pedestrian space should also be developed at the Flat River in the CBD. A bicycle and jogging route should be established along streets and through parks. Furthermore, improved sidewalks on the northeast side of the City are necessary to provide better access to school playgrounds. Future residential growth should insure that adequate recreational facilities be provided in conjunction with any development. A winter sledding facility should be developed at McMahon Park for city residents. The Main Street mini-park should also be scheduled for improvement. Approximately one-third of the City's land area lies within the 100 year flood plain of the Grand and Flat Rivers. Most of this land is unde- veloped but some developed area, most notably the central business district and much of the surrounding residential development west of the Flat River, are located in the flood plain • Future development or redevelopment within the flood plain must be carried out in harmony with the sensitive condition that prevails along these rivers • Open space uses such as parking lots, and outdoor storage areas would be appropriate as would yards or recreation facilities in conjunction with - 79 - �;. II •I nousing developments, in particular, high density multi-family residential which could be developed just outside the flood plain • I I I I I I I II II II. II II II; •-I - 80 - �• • •,-- ~ • ••• .; .I •• .l -~ •.l Ii I: -j CENTRAL BUSINESS DISTRICT To plan for any improvement, a clear understanding of existing conditions and the nature and extent of needs is essential. variables were inventoried and analyzed. These variables include existing land use, physical appearance, on and off-street parking facilities, traffic circulation and retail trade. EXISTING CONDITIONS Existing Lan-9__ Use: The area generally regarded as making up the Lowell Central Business District (CBD) is located between Hudson and Jefferson Streets to the east and west, and between Chatham Street and the railroad t;acks on the west side of the river, and Avery and Kent Streets on the cast side of the river. uses. This area contains a cross-section of the City's land These uses are shown on Figure 8 • Lowell's CBD is a linear strip made up of many different and sometimes incompatible uses. The majority of retail activity occurs west of the Flat River. Within this same area are several offices, a variety of services (gas station, auto body shop, restaurant, and others), and a large industrial use (King Milling Company). East of the river, the uses include municipal offices, some retail, services, and some light industry. Several single family homes are scattered along Main Street, primarily east of the river. The predominant land use in the CBD is the large King Milling complex located just west of the river. Because of its size and the activity that occurs there, the facility tends to disrupt the business district. l'l j Therefore, major physical - 81 - �....- --- ••••••••••••• ~- ~ --- -·-·- - t; ~ ~ ~ - - -, \- · - -·· [IECE ~ ~ e • " . ~ e OS ~I;; I I / ~,,, '-::-1/'-\_ ~ ) ; \ ST CHATHAM {, • '- I /j ::,/ ___,___. I;; I \ \ ' sT "~, --------T--7 / ;~~ lJ T ~ ~~e ST 1·1·1 • 1·1 c:.=J COMPREHENSIVE PLAN LEGEND -G G SINGLE FAMILY RESIDENTIAL TWO-FAMILY RESOENTIAL MULTIPLE-FAMILY RESIOENTIAL COMMERCIAL PROFESSIONAL OFFICES ~ ~ CITY OF LOWELL INDUSTRIAL PUBLIC UTI.JTY Ifill PUBLIC CJ PARKING m SEMI· PUBLIC 0 0 8 0 ~ VACANT KENT COUNTY, MICHIGAN NUMBER OF LEVELS MINOR REPAIRS NEEOEO MAJOR REPAIRS NEEOEO OPEN SPACE CBD EXISTING LAND USE ~ -------.:::..~WIIDC ~~- .AJH€.,$90 W,.J �• • • • • • • • • • • •., -· -: ,. -~ ,1 Physical Appearance: The general physical appearance of the CBO is critically important to its vitality. The buildings and the streetscape (trees, light fixtures, signs, paving details, furniture, and other design elements along the street) are elements which create the shopping environment. That environ- ment can be positive or negative • In Lowell, the shopping environment is poor -- the result of many factors working in combination. viting. Some storefronts are vacant; most are drab and unin- Several buildings are in need of maintenance. street is cluttered and confusing. Signage along the Industries, residences, auto body shops, and similar uses are randomly interspersed witn the retail, service, and office uses that should dominate the CBO. identity or unifying element. Parking: The streetscape is stark, lacking any The Flat River has been hidden from view . Convenient parking is a major factor influencing a person's decision where to shop. This is of primary importance in capturing the potential retail market. In the Lowell CBO, a parking inventory was undertaken. Figure 9 reveals these findings • In conjunction with parking supply, the demand placed upon these existing parking facilities is also of great importance. Parking requirements are largely determined by assessing the needs of the various land uses. The Lowell CBD was divided into 18 sectors to come up with a detailed evaluation. Based on the amount of floor space allocated to each use within each sector, demand figures were determined. By comparing the supply and demand, it is clear that a parking deficiency exists. In summary, existing parking con- ditions are as follows: - 83 - �• • • • • • • • • • • •... ,,• TABLE 32: PARKING SUPPLY (DEMAND: LOWELL CENTRAL BUSINESS DISTRICT, 1983 Demand Supply 1------.1.-.-l.._,l8,,--------~9-24_..__ -t-_Qef- cl 94ency ~-----------Source: WBDC, Inc. Estimates -· - - 84 - i i --- ~ �-- -••------ 1111 1111, 1111, 1111, 1111 Ill Ill J ~~ :; [lli ..;rn,-t:tTI'■■■■■■-■~'\~\ ~ . ., !• \ ~ "'~'-\ ~\ '\ rr ~11 \I', It, :-~:lrfi-RTfi-:E·t··TI~-~·1---- ,:~. . .-.. .~:. .~-... t(t : - ■ . z I ► i ■ • J 161 ~ ' • ,. \ti tlfll " '~ • _,._~~.--1.. ' (i • ~ 1/' \ " ":D \ ' I :; ....J ,I . . . _ . __ _ _ ~--~-- m u :; ~ ......_..,~_ _ _ _.., '" :·:· :· -· · · · ~ d 5 j I -tai - 3] t;: . . ~ . ~ ~~;-7-~t--;lp:::~~~~~~~1~!!}~-~ -~ .: ~. ~--.,.~. . --------T~~; ~'-----1___ 1 ;1,■ 1 ~~ ""I' ~ ., ....--~- ....__ ___. .........,------....J ,---'r---+-,----. - - -.... _ e _,. .. ,■■-r•r~•:-■■i s, r= c COMPREHENSIVE PLAN LEGEND CITY OF LOWELL KENT COUNTY, MICHIGAN NO RlRKING ALLOWED NON· METERED PARKING a El OFF· STREET PARKING RESERVED N¥J/OR PRIVATE PARKING CBD PARKING INVENTORY CENTRAL BUSl£SS DISTRICT BOLINDARY w.,J - -- - - - - - -- - - - ~ ~ --- __,, _ _ =...-::."'wi::.- �...... 111 111 Ill Ill I . ' -• • L.... _ I - • • - •••••• ______ wtJIB~rn. . . . ;t.t.ciJ \\tt\ \. ~~J' ,' .) '. :.; i. "5!Etai~•~i \ ~ . . . . . . . . -~ lu r ! ■■■■CHATHAM ••••••••1•••■■■■■■■■■■■■■■■ ... ■■■■■■■ ■■■■ 7 .1i 1 ~ : ■ ~ • -' • ~ ,- 3 "ITT . : - - . , - - - - , ! ,---,---,-,--, 2 : ,I :i I I ___ _ __ __ : _ __ _____; ---T--7 7 j 41 i i ! ! : ! i 94 ; § ... \ \ "i,:♦\ ) / ~\ ~' \ ~ ~ ':...--' : ' ' "\t..\ ~\ ~111111ii.-illil'iil.'1111/1111•111111 ; I i---e,..,...,.....-t<\\ 4 I I \ ~ '// \ X,:--- . » . r---rl-t+,h-~ I 8 i : ~!~rn•~· ■■■ ( ,. AVERY .:tr:iJ. """_Jt=L-"""t1U •••••••·••••••••••••••••••••••r- ■■■■■■■■■■■■■■■■■ ST ■■9'i: .: : \ ! I •I ·1 re : : ! • ~ i i~~~ ~~ \ ~i I " - : • 45 l 7 \ \ I 61 I 127 : ii .-----.---. •--•-•-••-r•••• . . . . _ . . . . , . • •••1••-........... -••• ....... ,.r ......... ...... ... -r . . . . . . . . . . -t . • . • • . • • • • . . . . ••-•• . ••1••~ .. -• -•• ;.-----~..., : • \ ,--.,..,.-,--,,---,--,-r---.i ~..,....,.~~ ~ - - - - - - i !I u :_:,-M41N--•-r•-..--•--•-.. ,I •: 1I i • d 96 1 " i : i z !. ~ 25 69 !:: 1 : -- : : "- . 1•11;11.-•1111111i. i I = I j : I ~ OTTAWA ~ 18 - ♦ - ©8 22 4 - = ! ti, f ?I I ::' ■ •~ ,-,---..::~- '"~-.. . i •ST 1 LLJ_J_= \ ............................... i 5 ~ \ 44 i ___ i = : ! i : I - : 18 ~t z ~ ~ ~ _. • 44 77 :J ■■■••~• KENT■■■■■■I■■■■■ ■■■■■■ ■■■■•••••••••••••••••••••• ST ■■= i 1 ·-n•m -r· J c •rmnnm r,,,,,r.. COMPREHENSIVE PLAN © ■■■■ LEGEND SECTOR NUM8ER C.8.0 . BOUNDARY CITY OF LOWELL 53 40 DEMAND KENT COUNTY, MICHIGAN SUPPLY SECTOR BOUNDARY PARKING SUPPLY & DEMAND ~ --.----~~IWIIDC ,.,..-=- ~ T • IMO w.J �• • • • •I I I I I I. -· ,, -J There is a parking surplus at the extreme east and west ends of the CBD where many individual businesses have their own lots. deficiencies exist in the center of the CBD where business development is more dense and merchants must rely mainly on on-street parking, though there are a few off-street lots shared by all. -j,1 -) Those areas where a parking surplus does exist are too far removed from the central core area and, therefore, afford . little or no relief to the overall parking shortage. Retail Trade: The Central Business District market area is that area from which downtown retail establishments can expect to receive 80 to 90 percent of their business. With the Lowell Trade Area covering a large market, two basic levels of shopping districts have been established. The primary zone consists of the City of Lowell, 75 percent of Keene, Vergennes and Lowell Townships, and 50 percent of Boston Township. The secondary zone comprises the remaining area within the above mentioned four townships. Within this whole area, total Lowell's total retail sales have been calculated based on data from the 1977 United States Census of Business. In projecting retail sales, yearly increases of 1.84 percent are expected based on National standards and market composition. Applying this factor and holding constant the affects of infla- tion, Table 33 was compiled. TABLE 33: Total Retail Sales Source: PROJECTED TOTAL RETAIL SALES FOR THE LOWELL MARKET AREA, KENT COUNTY, MICHIGAN (Dollars in Millions) 198_!0_-r--_1_98_5_---+_1_9_19_0-1--==1y:y:,5=~:~_2'---10000 40.8 44.7 WBDC, Inc. Estimates - 87 - 49.0 53.7 I I retail sales for 1980 have been established at $40.8 million. II: 11 However, serious parking 58.8 �I I I I I I I I II I I II II -II • The total effective buying income is calculated based on population projections and an established per capita effective buying income. sents the forecasted population estimates. Table 34 pre- In projecting the total effective buying income, it is assumed the per capita EBI is $6,733 for the primary zone . and $6,651 for the secondary zone, holding constant for inflation in 1980 dollars. Table 35 conveys these calculations. TABLE 34: Primary Zone Secondary Zone Total Market Area Source: POPULATION PROJECTIONS FOR THE LOWELL ZONES, KENT COUNTY, MICHIGAN 1980 10,917 3.383 14,300 198"5" 12,787 3. 963__ 16.750 f990 14:05-1 1995 17,329 2000 20,078 4,543 5,371 6,222 19,200 22,700 26.300 WBOC, Inc. Estimates In summary, the 1980 total retail sales in the Lowell Market Area were calculated at $40.8 million. The total effective buying income, or actual poten- tial sales in the market area were estimated at $96.0 million. This translates to $55.2 million dollars worth of sales that Lowell merchants did not capture. Table 36 presents the projected retail market conditions. - 88 - �11 I; I· TABLE 35: PROJECTED TOTAL EFFECTIVE INCOME FOR THE LOWELL TRADE ZONES, KENT COUNTY, MICHIGAN (Dollars in Millions)* Primary one -I -I·\ Secondary Zone Tota 1 Trade Area Source: 22.5 26.4 30.2 35 .7 41.4 96.0 112 .5 128.9 152.4 176.6 WBDC, Inc. Estimates * Assuming an Effective Buying Income of $6,733 per person for the primary zone and $6,651 per person for the secondary zone - Holding constant for inflation in 1980 dollars. I; TABLE 36: I· -· - -: -· -· -·) 11: PROJECTED TOTAL SALES, EFFECTIVE BUYING INCOME AND SALES NOT CAPTURED IN THE LOWELL TRADE AREA, KENT COUNTY, MICHIGAN (Dollars in Millions) Total Retail Sales Total Sales Effec_tive Buting Income Not Captured 1980 40.8 96.0 55.2 1985 44.5 112 .5 68.0 1990 48.7 128.9 80.2 1995 53.2 152.4 99.2 2000 58.3 176.6 118.3 Source: WBDC, Inc. Estimates With estimated projections for the CBD potential retail sales, the next step is capturing these sales. Therefore, projected expenditure levels are con- verted into retail floor area requirements to determine additional space for development over the next 20 years. II -· - - - 89 - �.1 .'. -~ -· -a: ---, I Currently 128,775 square feet of retail floor space exists in Lo~ell's Central Business District. 1980, the annual retail sales per square foot of floor area calculates to $317. The amount of retail floor space in the CBD warranted in future years can be determined based on projected retail sale and the average retail sales per square foot. a: -~ 11 ,1 -~: -l -\ --; -: I ! Table 37 relates these findings. TABLE 37: RETAIL FLOOR SPACE EXISTING, WARRANTED IN FUTURE YEARS AND ADDITIONALLY NEEDED FOR THE LOWELL TRADE AREA, KENT COUNTY, MICHIGAN -} ,1 With total retail sales estimated at $40.8 million in s-a-les Floor ?sEace 128,7 5 Additional Floor Space 1980 Warranted* Floor Seace 128,775 1985 140,378 11,603 1990 153,628 24,853 1995 167,823 39,048 2000 - 183,912 Source: . - - 55J__37 WBDC, Inc. Estimates * Assuming retail sales of $317 per square foot of retail floor area, in 1980 dollars. - 90 - : �• -I -I I I I I ' ' GOALS The following goals have been established for the Central Business District and serve as the framework for the Plan's recommendations. • Establish a cohesive business district and maintain continuity between the east and west sides of the river. • Maximize the waterfront as a strong asset. • Avoid disruption of thru traffic movements along M-21. • Create a focal point within the CBD to provide a sense of ident i ty. • Provide pleasant spaces for people including riverwalks, scenic overlooks, plazas, and places to sit. • Ensure the availability of adequate parking. • Improve the appearance of existing buildings. RECOMMENDATIONS: Several improvements are recommended for the CBO in order to achieve the above goals. These include land use changes, expanded parking, streetscape improve- ments, circulation changes, building facade renovation, and riverfront redevelopment. The recorrvnendations are illustrated on the accompanying plan map and are discussed briefly in the following pages under the categories of redevelopment and aesthetic improvements. - 91 - �·-----------------~ ~~ - "· I :u ~~ I ~ li1i7 __ 9:J I c;_: D . :. · ·. - .. ~ ~ _, ~· ~T:.:nl,fm•~ 1~ [. i--~~(a -- - ' ,. . .-~: - i-· - - "" ·· ?., · I ' j """'' ~"". ·- O ' J, .. LEGEND ~ ~ ..... " lb IJ 9 • D .I..~ FLAJR ~~ ~~20~ O[ clI ~ :I• ~~ - ~":"-- n□~ (? 1~ I -· -r -- ~~:;=:::_____c;,- -~-.--.-• ~ ~ = - Eli · . -• ' -,, ' "'"'"" . - • "11 ., •. : · :;; Ii (1, Lt · D>-~ i __ D'"' - • c=r ,-----i D \;\ PLAN CITY CF LOWELL KENT COUNTY, MICHIGAN □ .. .,._ "71--,.~ ... ..._.. '-- •• ~ t,,.,-,f- -T-~ . ,. . __, ' t," ,, 1 COMPREHENSIVE BUSINESS DISTRICT PLAN fl. "" , .";· it: - ,.,, =. 1 D ir~~ (Jin: •~•> _., ,' '"' o c!J ,_..,.. PAn.__) ~·--- ....------ , · ll Q ,:~~---41Hfftrh ~ - b:--=:=~~ ~:i.__ -"'-- ti]lD ~ ••--- OCAU ~ ·· J~ WIIIK=~==-~ I �• -I •I I I ' '' - Redevelopment Retail ExpansioD_: The Plan identifies locations for future retail development along the east side of the river and at the east end of the CBD. The expanded retail space addresses the projected demand for more retail floor area in Lowell, enhances the shopping opportunities in the CBD, and creates a more cohesive business district. Other Proposed Uses: In addition to retail, the plan proposes new locations for office development and multiple family housing. These uses will occur along the western fringe of the CBD and will serve in part as a transition or buffer area separating the downtown commercial area from the highway strip to the west. These uses will also serve to define the CBD as a separate business entity and provide a complete spectrum of uses capable of interrelating with and supporting one another. Expanded Parking: The lack of parking is addressed by the addition of off- street parking lots located in the center of the CBD. Riverside Drive: The Plan proposes to vacate Riverside Drive and create a pedestrian plaza and expanded parking in that area. - Aesthetic Improvements Facade Renovation: Beautification of buildings is another element in the overall rejuvenation of the business district. Improvements ranging from relatively minor work such as painting to major changes such as removing existing false facades and refurbishing the original exterior are recommended. For those buildings abutting an alley or the Flat River, renovation of the back side is as important as the front. - 93 - �•• I: I: .1 .} -, • ! .: .j .: .} .\ .'. �.: •· . '. " "•• • .) •• .: ..• ., ' , • ! ·' : : �.1 •: •·: · ·: ••• .j .. 7:_ • .1 .l "J .j .J �• .•·) ., .; .1 .~ .j • .j • 1111 ' I �• • • ••• •• ••• •. ; • ~ ,: While the Plan does not advocate establishing an architectural theme, per se, it does recommend creating a unified appearance through the use of wood and brick, canopies, complementary colors, and improved signage. Each individual business should be permitted, however, to express its own identity within the , overall design parameters of the Plan. Examples of harmonious facade treat- ment are illustrated on the following pages . Streetsca_p~ Improvements: In conjunction with improvements to the building exteriors, that area between the edge of the curb and the front of the buildings should be improved, as well. Street trees, light fixtures, benches, and banners are all elements to be considered. The addition of these elements will serve to create an identifiable character and unify the district. It will also create an atmosphere that invites people to walk, explore, and shop . - Riverfront Enhancement River's E~_: The river should be enhanced as an asset and focal point for the business district. The river itself should be cleaned and dredged. In addition, walkways and scenic overlooks should be developed along the river's edge, allowing people to see and get close to the water and providing an attractive foreground for those businesses located near the water. Landscaping, lighting, benches and other improvements as discussed for the streetscape should also be carried through along the river's edge. River Attractions: Another factor to consider in addition to improving the accessibility to and views of the river is that of creating attractions along the river -- reasons for people to go there. Such attractions already exist, i.e., the Lowell Showboat and its amphitheater. The limited use of these facilities, however, severely minimizes any lasting positive impact upon the business district. Well designed walkways along the river can, in themselves, - 98 - �■1 . -1 attract people to the river; but other more substantial attractions should also be considered. •--~ For example, a fish ladder at the dam on the south side of the bridge could provide a unique attraction in the center of the City. The existing amphitheater could be greatly improved as a facility for community 1111 ·: events by providing a better stage, perhaps a bandshell, adding lighting, and creating a more attractive park-like setting. ~~ ;; .. -1j "! ll'l 111 111 ~ U1 ~ a E C !Ut,1'1:'.&7 ----1.--.,.'---+-+----+-J~q ~~~~ llJ L Il l . .J • .1 -J - 99 - �-· II; 11: 111 .j . '. .l - STRATEGY FOR IMPLEMENTATION The Comprehensive Plan is of little value if it does not coordinate public and private roles in land development, serve as a guide to major land use decisions, and bring the community closer to its goals and objectives. The City does have a broad array of tools for the implementation of the Plan; several of which will be outlined later in this section. Fortunately or unfortunately, the Plan cannot make every decision which will be faced by public administrators, agencies, or boards. These decisions must be guided by planning policies which are in turn based on the Co11J11unity s overall goals and 1 objectives. Planning policies can be one of the City's most effective tools for implementing its Plan and reaching its goals. must be used. In order to be effective, policies Potential users must see them as realistic, related to objec- tives and sensible. Users must appreciate and support the goals and objec- tives and be able to see the relationship between current decisions and future results. What should the planning policies of the City be? With rising costs of development and dwindling supplies of energy and other natural resources, communities are evaluating their urban structure in terms of recycling and fully utilizing existing infrastructure for urban growth. The general public, too, is beginning to express a desire to preserve what has been built in the past and to conserve natural resources which have supported area growth. Citizens are also becoming more aware of the public cost of sprawling new development. They realize that older development should not be discarded -- but must be recycled. - 100 - �Because of its location, its good image, and its relatively good physical condition, the City of Lowell is in an excellent position to respond to the concept of city recycling. Implementation of the Comprehensive Plan is one very important means of maintaining and enhancing this position. Thus, Lowell's planning policies should apply not only to areas having potential for new development, such as the fringe locations, but also towards enhancing and ;i recycling its urban core. • Provide an attractive and secure environment for private investment: --:- , * by creating stable and predictable land use patterns * by adopting and following the Comprehensive Plan * by enforcing minimum aesthetic standards * by identifying and meeting neighborhood and community needs. 11.i Ill "II -- • .: -; Provide facilities and services required to support new development and secure or enhance older developed areas or neighborhoods: 11· 11, 11· II These policies should strive to: * by providing access to facilities in advance of actual need * by providing equal access to public facilities and services to older areas in the process of renewal * by providing high quality public facilities throughout the community. • Serve as a catalyst in the development, preservation, and renewal process: * by encouraging neighborhood, business, and community organizations - 101 - �• • • '- * by facilitating and encouraging corrmunication with neighborhoods, the business community, interest groups, and cit izens * by developing and implementing detailed neighborhood and business (CBD) preservation and renewal programs. ZONING Zoning is the classic means of public control of land use throughout most of the United States and the most widely used method of implementing the Comprehensive Plan. Zoning provides public control of the type and intensity of land use through partitioning the community into use districts and establishing the types of uses which may occur in each district. II II ,. II •II Ill II II • - Further control is exercised by the City over the character of new buildings in terms of location, height, and land cover, and over the condition of site characteristics such as parking, access, and landscaping. The zoning map silo1-1s the location and boundaries of each district while the zoning ordinance lists the uses and conditions of use for each type of district. In relation to the Comprehensive Plan, zoning is used to group compatible uses and exclude uses which would be incompatible with regard to appearance or type of activity conducted. Zoning may be used to maintain or enhance environmen- tal or aesthetic qualities of an area through requirements for open space, screens or buffer strips, and other site controls. SIGN ORDINANCE Sign control can be one of the most controversial and yet one of the most beneficial tools affecting the quality of urban development. Michigan law has traditionally been reluctant to control activities which affect the aesthetic values of a community and generally sign control has been related only to the - 102 - �■l ■-l .-, • •· • -i health and safety aspects of tne structure. Consequently, it is important that the sign ordinance be developed as a joint effort between the business community and the City as a measure to ensure its acceptance. The City's sign ordinance should address itself not only to the quantitative aspects of signage but also to qualitative aspects of material, mounting, illumination, and architectural compatibility • FUNDING Selective plan components require financial assistance if they are to be . .-1 11 1 .. "] •·11!1 realized. various State and Federal sources. • ] 11-j 1111 1 . .-_J 11 : .. •f! ·I ~ Such assistance may be generated locally or may be available from Proong these are: Michigan Small Cities Grant Program - the Michigan Small Cities Program, formerly the Community Development Block Grant Program under H.U.D., is a source of funds for projects involving housing rehabilitation, economic development, and public works. The program is admi- nistered by the Office of Community Development (Michigan Commerce Department) • , Land and Water Conservation Fund - financial assistance under the Land and Water Conservation Fund is available to Lowell for planning, acquiring, and developing a wide range of outdoor recreation areas and facilities. The program is administered by the Michigan Depart- ment of Natural Resources, and is financed via funds appropriated by the Federal Government. Grants support up to fifty percent of the cost of eligible projects such as land acquisition, swimming pools, golf courses, urban parks and playgrounds, nature interpretive areas, fishing piers, and boat launching ramps. - 103 - �f J; Jl '-l,: 111 Jl '911 .. ! 11: II; II II 11: ,1 fl • Tax Financing Authorities - the State has approved legislation providing communities such as Lowell with the opportunity to raise f~nds through various taxing authorities. These include the Downtown Development Authority (ODA) and the Tax Increment Finance Authority (TIFA). value. Monies are generated through taxes on "captured" assessed These funds are diverted to the authority for specific public purposes such as parking lots, street improvements, utilities, parks, and related municipal needs. HISTORIC PRESERVATION Several programs are available to the City, and private developers, for the preservation (rehabilitation) of historic properties. These include grants through the Michigan Small Cities Program and, more recently, through the Federal Emergency Jobs Bill Program. Another important preservat ion tool is the investment tax credit allowed for certified historic rehabilitation. Authorized by the Economic Recovery Tax Act of 1981 and the Tax Equity and Fiscal Responsibility Act of 1982, selected tax credits for rehabilitation are available to developers. Such credits are intended to help revitalize the economic prospects of old locations and prevent the decay and deterioration of distressed economic areas. The Historic Preservation Section of the Economic Recovery Act is administered by the Michigan History Division. CAPITAL IMPROVEMENTS PROGRAM The Capital Improvements Program (CIP) is a means of planning ahead for major ~ public construction and land acquisition activities. covers a period of 5 to 10 years. The program usually The typical CIP is 6 years with the first year being the capital improvement budget. - 104 - The program generally includes a �survey of the long range plans of various boards and departments of city government covering major planned projects along with their cost and priority. The city agency responsible then analyzes the projects, financing options, and interrelationships between projects. loped. Program. Finally, a project schedule is deve- Priority projects are then included in the Capital Improvement Other lower priority projects may be retained on what is referred to as the capital improvement schedule which may cover as long as 20 years. The Capital Improvement Program is useful not only to the City but also to private utilities, citizens, and investors. It allows agencies to coordinate their activities and provides the general public with a view of what may be expected in the future. - 105 - � 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 Lowell_Comprehensive-Plan_1984 Creator An entity primarily responsible for making the resource WBDC Date A point or period of time associated with an event in the lifecycle of the resource 1984-11 Title A name given to the resource City of Lowell Comprehensive Plan Description An account of the resource The City of Lowell Comprehensive Plan was prepared by WBDC and was published in November 1984. Subject The topic of the resource Comprehensive plan publications Lowell (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/77a3a408503e1fcbf448f592d6fd8b2a.pdf 8377330a826c794aa52ecfe552674bb9 PDF Text Text A City of Manistee Master Plan 2016 City of Manistee Planning Commission Adoption Date August 4th, 2016 City of Manistee City Council Adoption Date August 16th, 2016 �A City of Manistee RESOLUITION Approving new City of Manistee Master Plan Ci~ of Manistee u..t.<.J.(,. l.A.A,A. At a regularly scheduled meeting cf the Chy of Manistee Planning CommissJon held on August 4, 2016, the fo!fowing resolution WilS adopted approving a new City of Manistee Master Plan. RESOLUTION City Council Resolution Approving New City of Manistee Master Plan Plannl_ng Commissioner ~ron Bennett moved, SVPPOfted by Planning Commissioner Maureen 13;,,rry, the adoption of the following resolution: WHEREAS, the Michigan Planning Entibllng Act (MPEA) authorfzes Mun:tipal Planning eommissiol'\S to prepare a "'Master Plan" pertinent to the future development of the munldpalitv; and WHEREAS, the CiW of Manistee Planning Commission has prepared a draft M aster Plan for the City of Manistee to update and ,eplace tht- 2002 City of Manlstc-e: Master Pbn; and WHEREAS, on May 17, 2016 the City Council ~pprovcd the d istributjon or the draft Master Plan to the general public and v~nious entitfes as required by the MPEA, for review and comment purposes: and WHEREAS, the proposed new City of Manistee Master Plan was made i!Vai!able to the various entities and general public as required by the MPEA, and a public hearing theteon was held by the Planning Commission on August 4, 2016, tQ further consider comments and several minor revisions that were made to the plan from the review and comment period and at the publlc hearing to the Qroposed Master Plan; and WI ICACAS, the Plonning Commi,sion f'ind:s the propo)Cd Mo)tcr Pion o:s )ubmittcd ror ond rcvi~d pursuant to the public hearing ls dcsir.iblc and proper, iind rurthers the land use and development/preservation goals and strategies of the City of Manistee; NOW, THEREFORE, the City ol Manistee Planning Commission hereby resotves to approve the proposed new City of Manistee Master Plan as submitted and revised pursuant to the publlc hearing, lneludlng all or the text, charu/tabtes, maps, ~md descriptive- and other matter therein intended by the Planning commission to form the «H'np!ete Mater Plan, inc.ludlng the City of Manistee Future land use Map, and recommend final adoption of same by the City of Manistee City Council. CITY OF MANISTEE PLANNING COMMISSION: AYES: A8STAINING: NAYS: ASSENT: MOTION: WitUieff, Fortier, Barry, Bennett, Yoder _...:z::,i::•::l::i::••::k:::i:...___ McBride, Walker CARRIED seconded by __B_ea_t_o_n_ _ _ the followl ng WHEREAS, on August 4, 2016 the City of Manistee Plinning Commission held a public hearing on the proposed new City of Manlstee Master Plan to update and replace the 2002 City of Manistee Master Plan., in a«ord.ance with all applicable ptocedures set fonh In the Michigan PIMnlng Enabtlng Act (MCL 125.3801 Et. Seq .I; and WHEREAS, to pursuant to the public hearing and further diS(Usslon at its regular meeting on August 4, 201 6 the Chy of Manistee Planning commission on that date a dopted a resolution approving the proposed new City of Manistee M.aster Plan .as submitted for a nd revised pursuant to the public heating, indudif'\8 all of the text, cha rts/tables, maps and descriptive a nd other matter therein Intended by the Planning Commission to form the complete Master Plan, including the City of Manistee Future Land use Map, and recommending fin.al approval/adoption of same by the City Council; and WHERAS, the City of Manistee City Council has pteviously by resolution asserted its right to app,ove or te)tct a Master Plan approved by the Plannlng Commission; and WHEREAS, City Counc:il has reviewed the proposed new Master Plan app,oved by the Pla nning Commission; and now desires to formally express its approval of same; NOW, THEREFORE 8£ IT RESOLVED the City of Manistee, Citv Council hereby resolves to approve and adopt the new City of Manist ee Master Plan as approved a nd recommended tO the City Council by the Planning Commission on August 4, 2016, includin,g the Future land use Map incorporated there in, as an update and replacement of the exi sting 2002 City of Manistee Master Plan. effective this August 16, 2016. None None CERTIFICATION: I, Ocntsc J. Blakeslee, RC(ording Seercttu·y of the City of Manistee Planning Commlsslon ce11ify that (h,e foregoing resolution was adopled by ii majority of the members of the Oty of Manistee Planning Commission by a roll call vote at a regular meeting of the Commission held on August 4, 2016 In compliance with the Open Meetings Act. 2 Upon motion made by Resolution was adopted: Colleen Kenny, Mayor ATTESTED: nJ i an, Deputy City Clerk Dated lb II., Dated 3 �Table of Contents Chapter 1: INTRODUCTION................................................................................................... 8 Section 1.1 Necessity to Plan and Master Plan Authority...............................................................................8 Section 1.2 Methodology.................................................................................................................................8 Chapter 2: COMMUNITY PROFILE ..................................................................................... 10 Section 2.1: Manistee Past and Present....................................................................................................... 10 2.1.1 Historic Manistee Michigan............................................................................................................................. 10 2.1.2 Planning Manistee............................................................................................................................................ 10 1945......................................................................................................................................................................... 12 1958......................................................................................................................................................................... 12 1960......................................................................................................................................................................... 12 1981......................................................................................................................................................................... 12 1988......................................................................................................................................................................... 13 2002......................................................................................................................................................................... 13 2007 – 2013.............................................................................................................................................................. 13 2.1.3 Manistee County Plans..................................................................................................................................... 13 1997......................................................................................................................................................................... 13 2009......................................................................................................................................................................... 13 2016......................................................................................................................................................................... 14 2.1.4 Regional Prosperity Initiative........................................................................................................................... 14 Section 2.2: Community Enrichment and Social Patterns ........................................................................ 15 2.2.1 Population Trends............................................................................................................................................. 15 2.2.2 Population by Age ............................................................................................................................................ 16 2.2.3 Population Growth in a New Economy........................................................................................................... 17 2.2.4 Housing Trends................................................................................................................................................ 18 Section 2.3: Natural Recreational and Cultural Features............................................................................ 19 2.3.1 Climate.............................................................................................................................................................. 19 2.3.2 Environmental Issues....................................................................................................................................... 19 2.3.3 Green Infrastructure......................................................................................................................................... 19 Wellhead Protection............................................................................................................................................... 19 Non-Point Source Pollution................................................................................................................................... 22 2.3.4 Cultural and Historical Features .....................................................................................................................22 2.3.5 Parks and Recreation........................................................................................................................................23 Section 2.4: Community Enrichment..........................................................................................................27 Other Community Events...................................................................................................................................... 27 2.4.1 Attractions.........................................................................................................................................................27 Manistee City Fire Station..................................................................................................................................... 27 Ramsdell Theater................................................................................................................................................... 27 Historic Downtown Manistee................................................................................................................................ 28 Riverwalk................................................................................................................................................................ 28 Trolley Tours ......................................................................................................................................................... 28 Manistee’s Historic North Pier & Catwalk........................................................................................................... 28 S.S. City of Milwaukee........................................................................................................................................... 28 Roots on the River ................................................................................................................................................. 28 Manistee Shoreline Showcase ............................................................................................................................... 28 2.4.2 Farmers Market................................................................................................................................................28 Section 2.5: Land Use..................................................................................................................................29 2.5.1 Residential Land Use and Rental Housing......................................................................................................29 2.5.2 Commercial....................................................................................................................................................... 31 2.5.3 Civic..................................................................................................................................................................33 2.5.4 Industrial & Railroad........................................................................................................................................33 2.5.5 Vacant & Redevelopment Ready......................................................................................................................33 2.5.6 Sub-Area Land Use Summaries........................................................................................................................35 The Northside........................................................................................................................................................ 35 4 West of Maple...........................................................................................................................................................37 East of Maple ...........................................................................................................................................................39 Section 2.6: Central Business District (CBD)..............................................................................................42 2.6.1 Land Uses of the CBD......................................................................................................................................42 Civic ....................................................................................................................................................................... 43 Commercial ........................................................................................................................................................... 43 Recreational .......................................................................................................................................................... 43 Residential.............................................................................................................................................................. 43 Vacant Land........................................................................................................................................................... 43 Form and Design .................................................................................................................................................. 45 Projects/Improvements ........................................................................................................................................ 45 Promotions & Marketing....................................................................................................................................... 46 Design.................................................................................................................................................................... 46 Economic Restructuring........................................................................................................................................ 47 Section 2.7: Waterfront ................................................................................................................................48 2.7.1 Beaches.............................................................................................................................................................48 2.7.2 Boat Launches .................................................................................................................................................48 2.7.3 Marinas ............................................................................................................................................................48 City Marina............................................................................................................................................................. 48 Privately Owned Marina’s ..................................................................................................................................... 50 Section 2.8: Transportation.......................................................................................................................... 51 2.8.1 US 31 Corridor Plan 2004................................................................................................................................... 51 2.8.2 City Streets and Sidewalks................................................................................................................................52 2.8.3 Public Transportation.......................................................................................................................................52 2.8.5 Deep Water Port................................................................................................................................................54 2.8.6 Rail ..................................................................................................................................................................54 2.8.7 Commercial Airport..........................................................................................................................................54 Section 2.9: City Services.............................................................................................................................55 2.9.1 Administration..................................................................................................................................................55 2.9.2 City Manager....................................................................................................................................................55 2.9.3 Assessing...........................................................................................................................................................55 2.9.4 City Clerk..........................................................................................................................................................55 2.9.5 Financial Services.............................................................................................................................................56 2.9.6 Department of Public Safety (Police and Fire)................................................................................................56 City Police Department.......................................................................................................................................... 56 City Fire Department............................................................................................................................................. 56 2.9.7 Department of Public Works............................................................................................................................56 2.9.8 Planning & Zoning Department......................................................................................................................57 Section 2.10: Schools and Education...........................................................................................................58 2.10.1 Administration and School Buildings.............................................................................................................58 Manistee Intermediate School District Offices..................................................................................................... 58 Superintendent’s office and Kennedy Elementary School.................................................................................... 58 Jefferson Elementary School.................................................................................................................................. 58 Manistee Middle School and High School............................................................................................................ 58 Manistee Catholic Central..................................................................................................................................... 58 Trinity Lutheran School......................................................................................................................................... 58 CASMAN Alternative Academy ............................................................................................................................ 58 Michigan Great Lakes Virtual Academy............................................................................................................... 58 Section 2.11: Guiding Ideas for Plan Development.....................................................................................60 2.11.1 What Do You Like About the City?.................................................................................................................60 2.11.2 What Do You Dislike About the City?.............................................................................................................60 2.11.3 Direction for the Future...................................................................................................................................60 2.11.4 Ten Year Vision................................................................................................................................................60 Section 2.12: Community Input...................................................................................................................62 2.12.1 Public Input Session November 21, 2013.........................................................................................................62 5 �2.12.2 Public Online Survey January – February 2014 ..............................................................................................63 2.12.3 Public Input Session October 15, 2015............................................................................................................64 Chapter 3: Goals, Future Land use and Implementation....................................................... 65 Section 3.1: Goals and Tasks........................................................................................................................65 Theme: Economic Development/Jobs Creation.........................................................................................66 Theme: Transportation.................................................................................................................................68 Theme: Land Use and Zoning.....................................................................................................................69 Theme: Housing...........................................................................................................................................69 Theme: Education/Schools..........................................................................................................................70 Theme: Aesthetics and Environment...........................................................................................................70 Theme: Public Safety.................................................................................................................................... 71 Theme: Governmental Efficiency and Communication.............................................................................. 71 Section 3.2: Action Plan...............................................................................................................................72 Section 3.3: Future Land Use Plan..............................................................................................................73 3.3.1 Future Land Use Categories.............................................................................................................................73 Residential.................................................................................................................................................................73 Commercial............................................................................................................................................................ 75 Industrial................................................................................................................................................................ 76 Other Districts........................................................................................................................................................ 77 Section 3.4 Zoning Plan................................................................................................................................79 3.4.1 Relationship to the Master Plan........................................................................................................................79 3.4.2 Opportunities/Rezoning..................................................................................................................................79 3.4.3 Form-Based Code Consideration.....................................................................................................................79 3.4.4 Existing Zoning................................................................................................................................................79 Residential Districts............................................................................................................................................... 79 Commercial............................................................................................................................................................ 80 Mixed Use Districts............................................................................................................................................... 81 Industrial Districts................................................................................................................................................. 81 Overlay Districts.................................................................................................................................................... 81 3.4.5 Comparative Analysis of Future Land Use and Existing Zoning...................................................................82 3.4.6 Existing Zoning Map........................................................................................................................................84 Tables Table 2.1 Population Change................................................................................................................................. 15 Table 2.2 Seasonal Population (Manistee County)................................................................................................ 16 Table 2.3 Population by Age.................................................................................................................................. 16 Table 2.4 Recreation Inventory............................................................................................................................. 23 Table 2.5: Land Use................................................................................................................................................ 29 Table 2.6: Rental Housing..................................................................................................................................... 29 Table 2.6: Collective Prioritization......................................................................................................................... 63 Table 2.7: Survey Priority Response Ranking........................................................................................................ 63 Table 3.1 Responsible Parties and Abbreviations.................................................................................................. 66 Table 3.2 Northside Land Use/Zoning Analysis.................................................................................................. 82 Table 3.3 West of Maple St. Land Use/Zoning Analysis...................................................................................... 83 Table 3.3 East of Maple St. Land Use/Zoning Analysis....................................................................................... 84 Graphes Graph 2.1 Population Change................................................................................................................................ 15 Graph 2.2 Age Distribution (Manistee County).................................................................................................... 17 Graph 2.4 Age Distribution (Manistee Township)................................................................................................ 17 Graph 2.5 Age Distribution (Filer Township)........................................................................................................ 17 Graph 2.3 Age Distribution (City of Manistee)..................................................................................................... 17 Graph 2.6 Housing (Manistee County)................................................................................................................. 18 Graph 2.8 Housing (Manistee Township)............................................................................................................. 18 Graph 2.7 Housing (City of Manistee).................................................................................................................. 18 Graph 2.9 Housing (Filer Township)..................................................................................................................... 18 6 Maps Map 2.1 Historic Features......................................................................................................................................... 11 Map 2.2 Natural Features..........................................................................................................................................20 Map 2.3 Wellhead Protection (North)....................................................................................................................... 21 Map 2.4 Wellhead Protection (South)....................................................................................................................... 21 Map 2.5 Recreation Inventory...................................................................................................................................24 Map 2.6 City of Manistee Current Land Use...........................................................................................................30 Map 2.7 Rental Housing...........................................................................................................................................32 Map 2.8 Redevelopment Ready.................................................................................................................................34 Map 2.9 Land Use Sub-Area North Map..................................................................................................................36 Map 2.10 Land Use Sub-Area West Map...................................................................................................................38 Map 2.11 Land Use Sub-Area East Map...................................................................................................................40 Map 2.12 Manistee DDA...........................................................................................................................................44 Map 2.13 Boat Access & Marinas.............................................................................................................................49 Map 2.14 Transportation...........................................................................................................................................53 Map 2.15 School District and Buildings....................................................................................................................59 Map 3.1 Future Land Use Map.................................................................................................................................78 Map 3.2 Existing Zoning Districts...........................................................................................................................85 Figures Figure 2.1 2004 US 31 Plan Schematic...................................................................................................................... 51 Figure 3.1 Action Plan Flow Chart...........................................................................................................................72 Acknowledgments: Council and Commissions Manistee City Council Manistee City Planning Commission Historic District Commission Main Street Downtown Development Authority Manistee County Historical Museum Mark Fedder, Museum Director City Planning Department Denise Blakeslee, Planning and Zoning Administrator City Managers Office Thad Taylor, City Manager Planning Consultation Beckett & Raeder Inc., 2014 Public Input Session Manistee County Planning Department Robert Carson, A.I.C.P., Manistee County Planning Director 7 �CHAPTER 1: INTRODUCTION Section 1.1 Necessity to Plan and Master Plan Authority This Master Plan represents the efforts of citizens, local and appointed officials and reflects the community’s deep concern to maintain the unique features, small town charm and historic character we have come to know as the City of Manistee. The plan illustrates a strong commitment to strengthen the quality of life for all residents and visitors alike. The Plan is a policy document which sets forth the recommendations for the future, generally with a vision of a 5 to 10 year time frame. The Plan used in conjunction with the City of Manistee Zoning Ordinance will assist in guiding future land use development in the City of Manistee. The City of Manistee has a long history of master planning. This instrument reflects an update to the Master Plan previously in place. As with prior updates, the new Master Plan builds on the solid planning foundation established by the City. The Master Plan serves many functions and is to be used in a variety of ways: • The Plan is a general statement of the City's goals and policies. It provides a single, master view of the community's desires for the future. • The Plan provides information for departments, agencies and organizations within the City of Manistee which should be utilized in development work plans for implementation of goals and tasks set forth in the plan. • The Plan serves as an aid in daily decision-making. The goals and policies outlined in the Plan guide the Planning Commission and City Council in their deliberations on zoning, subdivision, capital improvements and other matters relating to land use and development. The Plan provides a stable, long-term basis for decision-making which will provide a balance of high and low density housing, commercial, and industrial land use and an orderly process for land use planning. • The Plan provides the statutory basis upon which zoning decisions are based. The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. It is important to note that the Master Plan and accompanying maps do not replace other City Ordinances, specifically the Zoning Ordinance and Map. Zoning is only one of the many legal devices used to implement the Master Plan. • The Plan attempts to coordinate public improvements and private developments. For example, public investments such as road or sewer and water improvements should be located in areas identified in the Plan as resulting in the greatest benefit to the City and its residents. • Finally, the Plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the City's direction for the future. Lakes to Land Regional Initiative, which sought to develop Master Plans for communities along the Lake Michigan lakeshore in Manistee and Benzie Counties. The City of Manistee Planning Department had developed a base document as a participant in the “Lakes to Land” regional initiative. Public input sessions as a well as a survey which garnered citizen input from the community occurred during the summer of 2014 and input received was tallied and summarized as a portion of the planning process. In 2015, the City of Manistee contracted with the Manistee County Planning Department to provide services for the completion of the base document. The document when received by the County Planning Department was well put together with substantial portions of the document completed. Staff of the Manistee County Planning Department sought to include more visual information in the forms of maps and graphs for placement within the plan as well as working to further garner citizen input for the development of goals and tasks for the plan. In October of 2015 a final public input session was conducted at Manistee City Hall to add upon public input data already received from the previous public input sessions as well as the survey which was available online. The information was then added to the existing public input and reinforced much of what was gathered previously in terms of the desires of the residents of the City. Plan development continued into 2016 when a draft plan was developed and provided to the City of Manistee Planning Commission for official review in February. Comments received by the Planning Commission were incorporated into the planning document and the final draft was developed which was released to the public for review on May 18, 21016. Upon the completion of the public review period the City of Manistee Planning Commission held a public hearing on August 4, 2016 for adoption of the Master Plan. The City of Manistee Master Plan was adopted by the Manistee City Planning Commission on August 4, 2016. The final draft of the plan was then provided to the Manistee City Council for their approval, which was received on August 16th, 2016. In summation, the City of Manistee Master Plan, along with the Council Strategic Plan is the only officially adopted document which sets forth an agenda for the achievement of goals and policies related to land use. It is a long range statement of general goals and policies aimed at the unified and coordinated development of the City of Manistee. It helps develop a balance of orderly change in a deliberate and controlled manner which permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. Section 1.2 Methodology The development of the City of Manistee Master Plan began in 2014 with inclusion of the City of Manistee in the 8 9 �1,000 2,000 Feet 4,000 3,000 US 31 ² HILL RD ART HUR ST MAGILL ST TWELFTH ST 31 S MAPLE RD TWELFTH ST US- FOURTEENTH ST TENTH ST £ ¤ RAMONA DR US 31 Map 2.1 Historic Features STATE ST NINTH ST MANISTEE ST MAIN ST NINTH ST TENTH ST HIGH ST SIXTH ST SIXTH ST MAYWOOD AV VINE ST SIXTH ST KOSCIUSKO ST ENGELMAN N ST CYPRESS ST WALNUT ST CLAY ST FIFTH ST MERKEY RD T ES FILER ST SEVENTH ST SEVENT H ST EIGHTH ST ELM ST K LA RAMSDELL ST PINE ST SECOND ST THIRD ST MAPLE ST SPRUCE ST ELM ST ELM ST BROAD AV TA MARACK ST BIRCH ST BRYANT AV DINSEN ST WATER ST CHERRY RD REIGLE ST GOLF CT During the late 1860s, the River Street area was mainly peppered with wood structures. However, in October 1871, a large fire destroyed most of the town including the structures on River Street. Post-fire, the buildings were built with brick, populating the downtown district with Victorian style buildings that provide essential character to the city. In 1982, Manistee’s Central Business District was added to the list of the National Register of Historic Places further showcasing the distinct character of the City of Manistee as well as paying reverence to its abundant history. Many buildings outside the historic district are registered historic structures. Both the Historic District and historic structure by parcel can be found on map 2.1. SUNSET LN CHERRY ST HARBOR DR CEDAR ST LOCUST ST In addition, as the city grew, more infrastructure was accumulated and many of the same lumbermen and businessmen who constructed large residences also built buildings on the main street that follows the river, aptly named, River Street. CEDAR ST FIRST ST POPLAR ST SIXTH AV With the owners of the sawmills and salt factories profiting from their businesses, many of them were able to construct large palatial homes in the southwestern portion of the City. Today, a good portion of these lumbermen’s mansions still stand today and provide the city with a distinct, historical character. T RS E RIV SIBBEN ST FIFTH AVE DAVIS ST THIRD AV FOURTH AV FIFTH AV FIRST AV SECOND AV THIRD AV MCKEE ST MARINA DR FIRST AV CLEVELAND ST WASHINGTON ST ST JEFFER SON ST OE DUFFY ST NR MO Organized in 1869, the City of Manistee was originally founded on one primary resource, timber. As more and more people flocked to work in one of the many sawmills (and later salt factories), the city began to see a large increase in its population with immigrants from Poland, Norway, Sweden, Denmark, Ireland, England, France, Germany all settling in Manistee. 10 OAKFIELD S 2.1.1 Historic Manistee Michigan At the early stages of any planning activity, it is often useful to review past plans as a means to acquire historical perspective, and to set the context for the new plan. The insight gained through such a review often helps identify potential themes, topics and issues that may need to be revisited in the current work. It also helps establish a logical sense of continuity between past and present planning effort. PAR K AV NE DU RESID ENTIAL DR Section 2.1: Manistee Past and Present 2.1.2 Planning Manistee E AV D AL DR The following sections include an overview of its subject matter and planning trends while trying to not “reinvent the wheel”. There have been many studies and reports pertaining to specific areas of the Community which are linked to the Master Plan; they are referenced instead of detailed within this plan. FORD ST 500 £ ¤ OA K ST 0 ARK WP BRIDGE AV ..... HAHN RD -, CONDON RD LAKESHORE RD .....••I: Highways Historic District Roads Historic District Buildings by Parcel -+- Railroad D Historic Buildings by Parcel Hydrology D Parcels D Water Bodies ,.i:: City of Manistee OA K ST This section details the current conditions and trends in housing, commercial & industrial uses and population. The information gathered will be used for establishing the goals and tasks for the future land use map and plan and how they will be implemented. Legend PINE ST During the development of the Master Plan it was important that a general description of how Manistee has developed over the years be included in the plan providing the foundation for future development. This section includes a general description about Manistee and is not intended to be an inclusive inventory of all aspects of the community. It is designed to give a general impression of the natural features, sense of place, demographics, land use patterns and infrastructure and services that make up the City. City of Manistee Historic Buildings by Parcel HANCOCK ST CHAPTER 2: COMMUNITY PROFILE TWENTY-SECOND ST 11 �1945 Although originally platted in the mid-19th Century, the City’s first known master plan was prepared in 1945. Very general in scope, the major highlights of the plan were on selected roadway improvements and extensions. Somewhat typical of city plans of the era, the primary emphasis was on vehicle circulation; specifically the conversion of several streets into one-way streets, as well as the formal express of a ‘Civic Center’, consisting of City Hall, Library, and Courthouse. Interestingly, one of the problems which vexed planners even back then, were the awkward crossings of the rail and street systems in the vicinity of US-31. This is perhaps the common thread that links the City’s earliest planning efforts with those of the more recent past. 1958 This year saw the adoption of the Transportation Plan for the City of Manistee. It was prepared by the same consultant who prepared the 1945 Master Plan, and expanded upon many of the same themes. Major plan recommendations were to widen and straighten the Manistee River channel in order to accommodate a new generation of larger Great Lakes freighters, and to construct an over-thetracks grade separation for a proposed rerouted US-31 just north of the City limits. 1960 The Master City Plan was adopted during this year. Its major focus was on the need to develop and enforce subdivision regulations - a theme that was first raised briefly in the original 1945 Master Plan. The plan was also notable in that it was here that the recommendation was first made that a highway bypass should be developed in order to relieve congestion downtown. The plan also called for an additional bridge over the Manistee River at Tamarack Street, and other street connections to span gaps in the City’s street grid. 1981 Focusing public attention on the value and techniques of historic preservation and urban design was the crux of the Manistee Downtown Preservation and Development Plan completed in 1981. This plan contains both a general urban design program to be applied city-wide, as well as specific building-by-building architectural guidelines including cost estimates. Much of this plan laid the groundwork for the subsequent National Register nomination of Manistee’s Downtown, the establishment of the City’s Downtown Development Authority (DDA), the development of the City’s renowned riverwalk, and most recently, the streetscape improvements completed along River Street. Several other proposals presented in this plan have been successfully completed while many others have yet to be realized. 12 1988 As the predecessor of this plan and its point of departure, the Manistee Development Plan is the planning document that has guided the City from the late 1980’s. Recognizing the challenges and development opportunities posed by the City’s numerous waterfront properties, this plan identified seven “special planning districts” (SPDs) which were felt to warrant special planning treatment. All have water frontage, and most are conceived as multi-use districts consisting of public access areas, marinas, waterfront-appropriate commercial development, and housing of various densities. A major recommendation of the plan, and one which largely dictated the proposed treatments of at least two of the special districts, was the proposed relocations of the existing railroad right-of-way to the east side of Manistee Lake, and its replacement with a relocated US-31 business route. Also proposed to be relocated was the existing Consumer’s Energy facility along the eastern shore of Manistee Lake (SPD-2). Much of what was called for in this plan has been achieved; however, the aforementioned relocations have not occurred thus forestalling several of the recommendations for the City’s east side. 2002 In 2002 the Planning Commission adopted a new Master Plan to replace the Manistee Development Plan that had been in use since 1988. This plan was developed to take into consideration the current status and anticipated changes in the community. The plan was developed as a vision to incorporate the findings, recommendations, and strategies of the prior plans as well as current trends in the community. Incorporated in the plan was the recognition of Manistee’s rich heritage and character, while setting new direction for growth and development. 2007 – 2013 In 2007 the Planning Commission began reviewing the Master Plan City of Manistee 2002 (prepared by Langworthy, Strader, LeBlanc and Associates, Inc.) and determined that revisions were needed. The Planning Commission continued their stewardship role in developing a plan that anticipates the future growth of the City while being sensitive to the unique character of the community. Careful consideration was given to balance the Commercial, Industrial and Tourism sectors of the Community. The goal was to establish this balance while ensuring the health, safety and welfare of citizens. 2.1.3 Manistee County Plans 1997 Manistee County’s master land use plan was adopted in 1997 (Manistee County Land Use Plan) The plan’s main emphasis is on economic development within the context of ‘sustainable’ land development practice. The plan goes to some lengths to state that these objectives should not be viewed as mutually exclusive. In this vein, the plan calls for the adequate allocation of lands for commercial and industrial expansion, along with streamlined permitting, but in discrete, centralized areas served by existing infrastructure. The plan specifically warns against ‘strip’ commercial development and other development practices that may over-strain public and natural resources. Through its stated objectives and land use recommendations, the plan affirms the role of the City of Manistee as the economic and administrative ‘seat’ of the County. 2009 Manistee County’s most recent master plan was prepared in 2008 and adopted on January 20, 2009. The following is an excerpt from the County Plan which described who the plan was for. “Since Manistee County does not administer zoning regulations, and has no plans to do so in the future, a Basic Plan or “general plan” is what appears to be the best type of plan for the County. Therefore, this plan is primarily for county government, that is, the plan will serve as a guide to public investment and services provided by Manistee County. It will be used by the Board of Commissioners 13 �and other agencies, departments and boards of the county for future decision making, capital budget planning, and a guide to where future services and facilities will be needed. Of course, agencies related to local and county government, and state agencies will also use the plan as part of their decision making, facility and program planning. One factor important to the planning commission is the ability to address “Issues of Greater Than Local Concern” with this plan. These are issues that cross political boundaries and may be beyond the ability or jurisdiction of local government to address. These concerns may be entirely within the boundaries of the county, or may even cross boundaries with adjacent counties, or may involve several counties. Therefore, this plan considers adjacent county growth policies and plans as well as those within the county.” 2016 Section 2.2: Community Enrichment and Social Patterns 2.2.1 Population Trends The City of Manistee continues to house over one-fourth of the County population base. While the City’s population count has been slowly declining over the past 50 years, our adjoining Townships have experienced an increase in population (notwithstanding a decrease in all units in the 1990 Census). This trend has been common for other small cities across the State. Over half of the County’s population lives in the City of Manistee and our adjoining Townships (Manistee Township and Filer Township). The population trends for the City, neighboring Townships and Manistee County as a whole are provided in graph 2.1 and table 2.1. Population Change Manistee County embarked on a County-Wide Park and Recreation Planning Process which was initiated in 2014. The planning process resulted in the creation of Park and Recreation Plans for all communities within Manistee County. The City of Manistee, included in the planning process, adopted their Park and Recreation Plan which met all DNR State Guidelines in January of 2016. The State of Michigan then approved the County-Wide Park and Recreation Plan, and subsequently each of the plans for the communities contained within during March 2016. .... 20..000 2.1.4 Regional Prosperity Initiative An initiative established by the State of Michigan Governor’s Office, the Regional Prosperity Initiative encourages local, private, public and non-profit partners to identify regionally aligned growth and investment strategies for Lansing to support. The State of Michigan is divided into separate regions, with the City of Manistee and Manistee County as a whole contained within Prosperity Region #2. Region #2 is comprised of ten counties in total and encompasses all of Northwest Michigan. The Regional Prosperity Inititiatvie for region #2 is led by Networks Northwest, the areas regional planning authority. Participation within the initiative is completely voluntary for all communities, as the process looks to assist local units of government with meeting goals for their community. Networks Northwest developed a Northwest Michigan Regional Prosperity Plan titled “Framework For Our Future” which details information and tools important to our region which can help all members of the community including the public, community leaders, businesses, non profits, public agencies and statewide stakeholders. The plan contains chapters on many different facets which include: • Growth and Investment • Natural Resources • Housing • Talent • Healthy Communities • Transportation • Arts & Culture • Food & Farming • Recreation “The “Framework For Our Future” is a starting point for community discussions and action around important community development issues. While it does not, and cannot, comprehensively address the enormous breadth of community data and issues associated with these issues, ongoing community participation, deliberation, and action will help to make this document a valuable resource that can support community planning and action over the long term.” (Description from Networks Northwest website 2016) The Framework is a starting point with which many areas of this Master Plan have drawn information from in order to establish sound data concerning our region which assists greatly with the development of a Master Plan which touches on so many aspects contained within the Framework. The Northwest Michigan Regional Prosperity Plan A “Framework For Our Future” can be found at the following link: http://www.networksnorthwest.org/planning/planning-policy/northwest-michigan-regional-prosperity-initiative/northwest-michigan-regional-prosperity-plan/ 14 S,JX11:11 Cttv cir M11r,i5k~ filer T'DYYrt5M(l:I iM1:1n.12:~e C<l'llnt.' ■ 19'70 1.JH )U ', l:.'i71 ?•V~ ■ 19:80 7.665 3.209 .l,H'SI 2.3,0191 1!900 '- .9;.'1, .9s:a l.9iiil;i ~. ■ :i:00!:i 6. ~'E6 3,,1164 l,%09 ~4.5 ~7 • l(.,l·lG 4,004 2,.ns 2'4,"J')J ~Pl Mllll'lil:ittt Ti:iwu,lp .~6,'5 ·- Graph 2.1 Population Change 1970 7,723 City of Manistee Manistee 2,875 Township Filer 1,921 Township Manistee 20,393 County 1980 7,665 % - .75 1990 6,734 % - 12.15 2000 6,586 % - 2.2 2010 6,226 % - 5.47 3,209 + 11.62 2,952 - 8.09 3,764 + 27.51 4,084 + 8.45 2,149 + 11.87 1,966 - 8.56 2,209 + 12.36 2,325 + 5.25 23,019 + 12.88 21,265 - 7.62 24,527 + 15.34 24,733 + .83 Table 2.1 Population Change Seasonal Residents are often not reflected in Census Data. An analysis completed and released by Networks Northwest in October of 2014, the “Northwest Michigan Seasonal Population Analysis” provides insight into the seasonal population of our area. The figures provided in the seasonal population analysis are provided by County, but 15 �information from the analysis has important implications for the City of Manistee. Table 2.2 displays permanent, second home and overnight population estimates for Manistee County. Without identifying and linking seasonal populations to specific local communities within Manistee County it is hard to determine the exact impact to the City of Manistee. One can infer that a portion of the seasonal population stops and or resides within the City of Manistee or a neighboring Township in many cases, which has impacts on the local economy and infrastructure of the City. In a scenario where one infers that a majority of the seasonal population resides outside of the City, it is still very practical to assume that a portion of the seasonal population utilizes amenities within the City limits whether it is use of recreational facilities such as parks, beaches and/or boat launches, shopping along main street or at other business locations within the City, or utilizing infrastructure such as roadways,. The complete ten county region “Northwest Michigan Seasonal Population Analysis” can be found at: http://www. networksnorthwest.org/userfiles/filemanager/3292/ County Population Type January February March April May June July Permanent Population 24,672 24,672 24,672 24,672 24,672 24,672 24,672 Second Home Population 931 931 1,678 1,678 1,678 7,546 7,546 Manistee Overnight 725 947 829 995 1,898 2,984 6,853 County Total 26,328 26,550 27,179 27,345 28,248 35,202 39,071 % Seasonal 6% 7% 9% 10% 13% 30% 37% County Population Type August Permanent Population Second Home Population Manistee Overnight County Total % Seasonal 24,672 7,546 6,829 39,046 37% September October November 24,672 2,327 2,969 29,968 18% 24,672 2,327 1,816 28,815 14% 24,672 2,327 731 27,730 11% December 24,672 931 698 26,301 6% Annual Average 24,672 3,121 2,356 30,149 18% The 2010 Census, most likely does not take into consideration the seasonal and second home owners who plan to retire in the City of Manistee. The age distribution of a community allows one to measure change. The breakdown of the age of a communities residents helps determine housing needs, cultural and recreational needs of a community. Manisi:ieie Coll!.IM 'f City of Mla1nilitcu11 Und~r 1:8 .,.....20% 5{Hi4 ;25· 19'1i Graph 2.2 Age Distribution (Manistee County) Graph 2.3 Age Distribution (City of Manistee) Fifer Town:;!h1ip Urufer 1:8 U.ndcr 18, 1J1& Table 2.2 Seasonal Population (Manistee County) As expected the seasonal population analysis identifies the months of June, July and August as having the highest percentage of seasonal residents within Manistee County. This influx of seasonal population is very important to the local economy of the City of Manistee as well as our County and region. 25 34 5% 2.2.2 Population by Age When determining the needs of the community it is important to factor in the age of the residents of the City and our adjoining Communities. A breakdown in the age of the City’s residents helps to determine the type of recreational facilities and housing demands that may be needed. The 2010 Census was used to compare the age of the Population for Manistee County, City of Manistee, Manistee Township and Filer Township. (See table 2.3 and graphs 2.2 - 2.5) Manistee County City of Manistee Manistee Township Filer Township Under 18 4,716 1,366 50 447 20-24 1,253 349 371 80 25-34 2,366 703 616 155 35-49 4,647 1,094 847 426 50-65 6,129 1,451 884 620 65 & over 5,108 1,122 792 553 Table 2.3 Population by Age While at first glance it would have appeared as if the City had the largest 65 and over population, by breaking the information down into percentages it is apparent that the comparison between the age of the population in the County and neighboring townships are similar to the City. The majority of the population is aged 50 and older. 16 Graph 2.4 Age Distribution (Manistee Township) Graph 2.5 Age Distribution (Filer Township) 2.2.3 Population Growth in a New Economy The City of Manistee and all of Michigan is facing challenging economic times. This is in significant part due to a change the economy has made to a global economy. Some call it the new economy, which entails several characteristics such as: • Global: world-wide competition, where regions must be a player • Entrepreneurial: innovative small business start-ups with community support and help • Knowledge-based: where skills, creativity, and talent are highly valued and abundant • Success comes from: ability to incorporate knowledge, technology, creativity, innovation, and cooperative regional relationships. A deeply rooted fundamental for economic development and economic development planning in the New Economy is regionalism and regional strategies. This is important because in the new economy we are not competing with our neighbors; we are competing with other regions across the globe. On a smaller scale, it might be that Northwest Michigan is competing with Northeast Wisconsin; but on a much larger scale, it might be that Northwest Michigan 17 �M ,an istee County Section 2.3: Natural Recreational and Cultural Features City of Maniis.tee The City of Manistee is located in the northwest portion of the Lower Peninsula of Michigan. The City rests at 581 feet above sea level and totals about four square miles of land area. The trading area of the City encompasses a thirtymile radius and serves a population of approximately 25,000. I R!enter Oor:upie;d ■ ■ Ow.-ner Occupied Vacant ■ Graph 2.6 Housing (Manistee County) Mani,stee Township, enter O,n:,~ iedl ■ Owner OE:~ied' ■ \l'ctta Graph 2.7 Housing (City of Manistee) l0% Fi le,r Township, 16% 21% Overall, water quality in the area is good and plays an important part in industrial operations. Protecting water quality is crucial for consumption and use of residents as well as for recreational use for boating, fishing and swimming. See map 2.2 for Natural Features and Coastal Management areas. 70% ■ Renter Ocie:upiei!l ■ funer Occupied ■ V aca nt Graph 2.8 Housing (Manistee Township) ■ Renter Occ.upie{!] ■ Owner O.ccupie-d ■ Vacant Graph 2.9 Housing (Filer Township) is competing with northern India, eastern China or Brazil. It is this larger scale that has a much greater effect on our prosperity and the success of economic development for the City of Manistee. As a result it is important to leverage local assets and align local strategies with those in the region and sub-region. It is important to leverage those assets and align strategies with the state’s economic planning, and for Michigan in turn to perform the same alignment with the Great Lakes Region. This Master Plan is prepared with the intent to complement and work within the City of Manistee’s subregion of Manistee County, which in turns complements and works within Northwest Michigan. Much more detailed information on the New Economy can be found at the following link: http://www.shiawasseechamber.org/External/WCPages/WCWebContent/WebContentPage.aspx?ContentID=144 2.2.4 Housing Trends The graphs at the top of this page reflect housing data from the 2010 Census as it relates to renter occupied, owner occupied and vacant housing. According to the Michigan State Housing Authority, communities generally strive to achieve a 2:1 or even 3:1 ratio of owner occupant dominated housing. If vacancy rates exceed 10% the neighborhood may be experiencing blight. The City’s ratio of owner occupied to renter occupied is 2.18:1 which is within the recommended standards. The City’s vacancy rate is 22% which exceeds the 10% concern for neighborhoods to possibly experience blight, similar to neighboring Townships & the County as a whole. (See graphs 2.6-2.9) The City of Manistee has a rental registration/inspection program in place that requires all rental units in the City to be registered and inspections performed on a three year cycle. This program helps to maintain neighborhood stability but as the housing stock continues to age additional programs may be needed to maintain neighborhood stability and provide opportunities through rehabilitation. The 22% vacancy rate most likely includes seasonal residents, who are typically not captured in the Census Data. 18 Four main bodies of water directly affect the City. The western boundary of the City is Lake Michigan. The City owns and maintains approximately one mile of beach front for recreational use. The eastern boundary of the City is Manistee Lake. Man-made Lake is located on the North end of the City, and is 27 acres in size, created approximately 50 years ago by sand mining operations. Dividing the northern and southern portions of the City is the Manistee River Channel. The Channel is used primarily for transit to and from Lake Michigan to Manistee Lake for pleasure boaters, private and commercial fishing and freighter access to Manistee Lake industries. There is over a mile and a half of riverwalk along the Manistee River Channel. 2.3.1 Climate Latitude and Lake Michigan are the primary factors in determining the climate of Manistee. A moderate climate prevails with lake effect accounting for an average snowfall of 106 inches per year, and rainfall of 29 inches between March and November. The average daytime temperature for June and July is 75°, while December through February average is 23°. 2.3.2 Environmental Issues The industry of the City of Manistee included lumber in the latter half of the 19th century, paper, salt and other extractive industries from the late 1800’s to today. These industries have based their operations around Manistee Lake with access to freighter traffic both for delivery of product and supplying fuel to the industries. Manistee Lake is fed by the Little Manistee and Big Manistee Rivers with a combined flow of a billion gallons per day. The lake and rivers which flow into it are vital to the local economy not only for local industries which rest upon the shores and rely upon the water for manufacturing and transportation, but also for the recreational benefits tied to water such as fishing and boating. The importance of water quality to the City and surrounding area should remain a priority. The lake provides habitat which supports diverse species of plants and animals. 2.3.3 Green Infrastructure Wellhead Protection The City of Manistee relies exclusively on groundwater for its drinking water source. In response to the concern over safety of public water supplies, the City has instituted a Wellhead Protection Program (WHPP). WHPPs develop long-term strategies aimed at protecting community drinking water supplies. The purpose of developing a WHPP is to identify the Wellhead Protection Area (WHPA) and develop long-term strategies aimed at safeguarding the area from contamination. (See maps 2.3 & 2.4) A WHPA is defined as the surface and subsurface areas surrounding a water well or well field, which supplies a public water system, and through which contaminants are reasonably likely 19 �City of Manistee Natural Features & Coastal Management ² • • Feet 4,000 NE S ART HUR MERKEY RD 0 $ RW-6 Feet 2,000 ² Map produced by the Manistee County Planning Dept. 1/22/2015 TCOW-1 $ RED APPLE RD $ RW-4 ANTHONY RD # DR YODER RD TRL MAYWOOD AV 10 Year Time of Travel Water Bodies 1,500 HIGH ST KOSCIUSKO ST CE 1 Year TimeRE of Travel CA 5 Year Time of Travel Hydrology 1,000 ENGELMANN ST DAVIS ST DR ER Travel Time Boundaries NT Roads 250 500 RAMSDELL ST CYPRESS ST CORNELL ST PRINCETON RD GREENWICH ST OAK ST MAPLE RD MOW-5 Oil/Gas Well Sites GE BLOSSO M / RW-3 # $ RW-9 $ MW-4C ADAMCZAK RD NIESEN DR # CANFIELD RD # $ IP A W PE TW-2 RD HW # Y # OL DM AP LE CH STATE ST MANISTEE ST MAIN ST # RD RIVER RD # IND IAN TR AIL W PREUSS RD DR # $ EDEL RD # CRITTER TRL # RAKONIEWSKI RD VINE ST $ City Well Locations # RAMONA DR $ MW-7C $ MAYWOOD AV $ RT MAYWOOD AV MAPLE ST ELM ST CHERRY ST Map produced by the Manistee County Planning Dept. 1/22/2015 NINTH ST RID ² Legend # LEXINGTON ST Feet 2,000 1,500 NINTH ST TENTH ST PIN E 1,000 $ $MOW-2 $ $PW-6 PW-7 $ $ MOW-4 BITTERSWEET DR 250 500 TWELFTH ST PW-9 # PO MAPLE RD 10 Year Time of Travel AIR US 31 / S ON NEL ST RAMONA DR 5 Year Time of Travel Hydrology $ DONTZ RD TWELFTH ST 31 S CHERRY RD Roads City of Manistee Drinking Water Wellhead Map South # NINTH ST PW-8 JEBAVY RD # 7 ~~L~~ ~ £ ¤ Map 2.2 Natural Features Oil/Gas Well Sites 1 Year Time of Travel Water Bodies HIGH ST ENGELMAN N ST RAMSDELL ST TENTH ST US- <) Travel Time Boundaries # # FOURTEENTH ST ~F · -=---r-=-1 City Well Locations # 0 KOSCIUSKO ST TENTH ST TWELFTH ST ~ SIBBEN ST WALNUT ST CYPRESS ST NINTH ST YAGER RD $ SIXTH ST SIXTH ST DAVIS ST OA K ST ELM ST NINTH ST Legend GOLF CT WASHINGTON ST MAPLE ST OA K ST PINE ST PINE ST SPRUCE ST ELM ST ELM ST CEDAR ST CEDAR ST LOCUST ST TA MARACK ST BIRCH ST DINSEN ST MAGILL ST SIXTH ST / / DOMRES RD DR GOLF CT FIFTH ST / / / / City of Manistee Drinking Water Wellhead Map North N SUNSET LN CLAY ST SEVENTH ST SEVENTH ST EIGHTH ST MERKEY RD 20 FILER ST S US-31 BROAD AV SECOND ST THIRD ST T ES O LO REIGLE ST BRYANT AV WATER ST K LA The most significant sources of water supply contamination are landfills, surface impoundment areas, subsurface percolation from septic tanks and cesspools, open dumps, uncapped or improperly capped abandoned wells, injection wells and underground storage tanks. These uses represent both point and non-point contamination sources. Point BLOCK RD CHERRY ST HARBOR DR POPLAR ST SIXTH AV FIRST ST T RS E RIV HANCOCK ST FIFTH AVE MCKEE ST THIRD AV FOURTH AV FIFTH AV FIRST AV SECOND AV THIRD AV It is the intent of this Master Plan to encourage protection of the City’s public water supply wells through the establishment of a Wellhead Protection Zoning Ordinance. Within the ordinance, zoning regulations will limit land uses and practices that may degrade groundwater quality within and outside the WHPA. CLEVELAND ST MARINA DR FIRST AV JEFFER SON ST ST DUFFY ST OE FORD ST NR MO • ST DU RESID ENTIAL DR CHERRY RD 3,000 PEARCE RD 2,000 • SUNSET LN Neighboring Jurisdictions DR 1,000 City of Manistee WILDWOOD RD D D PAR K AV • • REVOLT RD rz2! Wetlands AV ALE UNKNOWN Hydrology 500 US 31 High Risk Erosion Areas 10' Contour 0 £ ¤ [Z) Manistee Coastal Zone Management Area Roads D ARK WP Roles and Responsibilities – Identify individuals responsible for the development, implementation, and long-term maintenance of the local WHPP. WHPA Delineation – Determine that area which contributes groundwater to the public water supply wells. Contaminant Source Inventory – Identify known and potential sites of contamination within the WHPA and include in a contaminant source inventory list and map. Management Strategies – Provide mechanisms which will reduce the risk of existing and potential sources of contamination from reaching the public water supply wells or well field. Contingency Planning – Develop an effective contingency plan in case of a water supply emergency. Siting of New Wells – Provide information on existing groundwater availability, the ability of the PWSS to meet present and future demands and the vulnerability of the existing wells to contamination. Public Education and Outreach – Generate community awareness in the WHPP by focusing on public education and the dissemination of WHPP information. ORCHARD HWY Railroad Water Bodies to move toward and reach the water well or well field within a 10-year time-of-travel. The State of Michigan requires communities to identify seven elements to be included in the WHPP. These elements along with a brief description are below. • BRIDGE AV -+- D OAKFIELD Highways HAHN RD LAKESHORE RD Legend HILL RD CONDON RD Map 2.3 Wellhead Protection (North) Map 2.4 Wellhead Protection (South) 21 �source is the term used to describe contaminants, which originate in the immediate area of the well or tap. All of the above, if located in close proximity to the water supply source, are examples of potential point source polluters. Contaminants from these uses may seep directly down through the soil to the water source. Non-Point Source Pollution Non-point source contamination is much more difficult to control because the cause of the problem may actually be located a considerable distance from the well. This type of contamination is caused by pollutants that filter into an underground aquifer and then migrate slowly through the groundwater aquifer to off-site wells and water sources. Prevention of this type of contamination must involve a collective effort on the part of property owners and local officials from a large geographic area. It is the recommendation of this Plan that all existing and future wells be protected from both point and non-point source contamination to the greatest degree possible. The City, through zoning, should examine policy and adopt regulatory measures in an effort to combat stormwater runoff as a source of water pollution. Methods of “Low Impact Design (LID)” can be utilized effectively to retain and cleanse stormwater prior to it reaching surface waters or groundwater resources. Through bio-retention, porous pavement/concrete, buffers, rain barrels and level spreaders simple methods can be employed which will have lasting impacts on local water quality. 2.3.4 Cultural and Historical Features Manistee is rich in History, the Little River Band of Ottawa Indians historically settled the area along the Manistee River and south to the Muskegon River where they actively trapped, hunted and raised agricultural crops sustaining their people. The 1836 Treaty of Washington established a 70,000 acre reservation which extended from the shores of Lake Michigan from the southern end of the City of Manistee north to the Bar Lake Outlet and then east to the Pine River and what is now known as Tippy Dam Pond. The LRBOI are intricately linked to the region and the City of Manistee; more detailed information on the Tribal history, journey and current status as a large employer to the region can be found through the following link: https://lrboi-nsn.gov/ The City provides opportunities for local citizens and visitors to explore its rich heritage. The Ramsdell Theatre is a Crown Jewel of the Community. The Theater seats 400 and is home to the Manistee Civic Players. Hardy Hall is home to the permanent collection of the Manistee Art Institute. The Ballroom is one of the most elegant facilities and is used for various events. The Manistee Fire Hall has serviced the residents of Manistee for more than 100 years and is the oldest continuously operated fire station in Michigan. The Fire Hall is on the State and National Register of Historic Places. Tours of the facility are scheduled throughout the year. The Manistee County Historical Museum is located in the A.H. Lyman Building in the Manistee Commercial Historic District which is listed on the National and State Registers of Historic Places. The Waterworks Museum is open to the public July through August. The Manistee North Pier head Lighthouse is located at Fifth Avenue beach and the Museum is working on raising the necessary funds to restore the structure. The Museum has constructed a Net Shed and historic Markers along the South Riverwalk. 22 During the peak of Lumber production Manistee was home to the most millionaires per capita mostly Lumber Barons. While the era has past some of their homes remain and are a reminder of a Victorian age of opulence. These homes are maintained by their owners and are included in a walking tour that highlights these beautiful buildings. The lumber area saw the boom of the City and neighboring communities in Manistee, Filer and Stronach Townships as well as within the Village of Eastlake located on the opposite shore of Manistee Lake. 2.3.5 Parks and Recreation Manistee provides recreational opportunities for people of all ages and abilities with over 268 acres of Public Lands & Parks and three and a half miles of bikeways and walkways maintained by the City. The City continues to improve facilities and make them universally accessible for people of all abilities to enjoy. View public lands and park locations on map 2.5. The recreation site inventory in table 2.4 reflects the park locations on map 2.5. The City Parks Department is responsible for maintaining all of the city’s parks, park facilities, the Riverwalk and beaches. Summer is an especially busy time for the department, when the demands of growing grass and summer traffic necessitate the hiring of a seasonal crew to meet the demand for maintenance. The department strives to maintain city parks to the greatest degree possible and is constantly addressing areas that need repair or attention. The City of Manistee has 268.17 acres of open land and park space. This is 14.43% of the total parcel land area within the City where the total acreage of parcels is 1857.72. With a population of 6,226 according to the 2010 census, this provides park space of 1 acre per 23.22 residents. There are adjustments that can be made to this percentage as it is highly likely that residents outside of the City Limits utilize parks within the City due to specific assets and park types which may only be offered in the City of Manistee. Douglas Park/First Street Beach/Lighthouse Park is the largest City owned recreation area located on the west end of First Street on Lake Michigan. The facility includes a boat launch, fish cleaning station, picnic area with pavilions overlooking Lake Michigan, fishing pier, two playgrounds, volleyball courts, tennis courts, basketball court, softball fields, restrooms, dog park, and a gazebo that is home to weekly summer concerts. Universal Access to the beach is made possible by the installation of “Brock” decking. Duffy Park is located on the north side of Manistee on Monroe Street and hosts a full size little league baseball field, playground, parking lot, full-sized and junior soccer fields, basketball courts, Universally Accessible restrooms and Concession Stand. Fifth Avenue Beach is located on the north side of Manistee at the west end of Fifth Avenue on Lake Michigan adjacent to the Coast Guard. This is a large lake front beach with a Universally Accessible beach house, concession stand, playground, tennis courts, picnic area, parking and home of the North Pier head Lighthouse. The Lighthouse and Catwalk is one of the most photographed icons of the community. Universal Access from the Beach House to the beach is made possible by the installation of “Brock” decking. Mack Park is located on the south side of Manistee on the corner of Fourteenth and Greenwich Streets. A small fenced baseball diamond is home to area T-Ball Table 2.4 Recreation Inventory 23 �D 1,000 2,000 Feet 4,000 3,000 PAR K AV BRIDGE AV HILL RD E AV D AL - ² ARTHUR ST 500 DU NE S 0 US 31 ARK WP 20 ! ( DR D D E RD - £ ¤ N OW Recreation Sites -+-- Railroad Hydrology Land Trail Water Bodies Water Trail Public Lands Highways City of Manistee Roads Neighboring Jurisdictions KN # ! ( UN Legend OAKFIELD LAKESHOR I HAHN RD City of Manistee Recreational Inventory CLEVELAND ST ! (5 ! (3 ! ( £ ¤ <] -. YODER RD RAMONA DR TRL I Map 2.5 Recreation Inventory Ninth Street Boat Launch is located on the east side of Manistee at the east end of Ninth Street on Manistee Lake. There are limited amenities with a dock and lighted parking area. ! (9 TWENTY-SECOND ST l O) RAV RED. ,,AP- ·PL ..... E RD 24 US 31 ~ INE D R US-31 S BLOSSOM 10 ! ( TWELFTH ST 0 MERKEY RD 9D c::, ! (4 Located on the Manistee Riverwalk, the city marina is adjacent to the historic downtown district of this Victorian Port City. Here you will find an abundance of shops, fine dining, local history and friendly service. MANISTEE ST MAIN ST TENTH ST Morton Park is located on the east side of the City at the east end of Third Street. This park contains a playground and basketball court. HIGH ST TENTH ST KOSCIUSKO ST ENGELMAN N ST NINTH ST RAMSDELL ST NINTH ST TWELFTH ST 0 SIBBEN ST SEVENTH ST SEVENT H ST EIGHTH ST DAVIS ST TA MARACK ST SIXTH ST STATE ST ' MAGILL ST SIXTH ST 11 ! ( NELSON ST ~ ! (8 ! ( ! (1 2 FIFTH ST The City also has almost two miles of designated bike lanes. Located on Cherry Street from the South City Limits to First Street and on Veteran’s Oak Grove Drive to the City Limits on M-22, both designated bike lanes connect to neighboring township’s bike lanes. MAN ISTEE ST I ! (7 Man-Made Lake is an extension of Fifth Avenue Beach and is approximately 27 acres in size. With the exception of a parking lot, and Universally Accessible walkway the area is mostly undisturbed. This inland lake extends the swimming season because it warms up faster and cools down later than Lake Michigan. MAYWOOD AV VINE ST i i BROAD AV ST ST KE A L FILER ST CLAY ST SECOND ST THIRD ST MAPLE RD REIGLE ST CHERRY RD I I I GOLF CT SUNSET LN I DINSEN ST i i I BRYANT AV BIRCH ST CHERRY ST i I I I ER HANCOCK ST r HARBOR DR 21 ! ( CYPRESS ST f I I I 14 ! ( RIV WATER ST MAPLE ST ! ( 22 ELM ST ,, CEDAR ST FIRST ST 12 ! ( 13 ! ( OA K ST ! ( .... ,,. 6 CEDAR ST ',,. .... ELM ST \ ,, games; a playground area and basketball court can also be found here. MCKEE ST FIFTH AV SIXTH AV PINE ST 15 ! ( FIFTH AVE THIRD AV FOURTH AV FIRST AV SECOND AV THIRD AV ROBINSON ST OA K ST I I I I I SPRUCE ST 16 ! ( 19 ! ( WALNUT ST MARINA DR FIRST AV PINE ST ,... I ! ( T ES 17 DUFFY ST MO O NR FORD ST 18 ! ( WASHINGTON ST RESID ENTIAL DR .------ North Beach Access is at the North City Limits on Washington Street. A Universally Accessible walkway/boardwalk from the parking lot leads to a spectacular view of Lake Michigan. Stairs lead down to the public beach, from the viewing platform. North Riverwalk and Memorial park are on the north bank of the Manistee River Channel between the Maple Street and U.S. 31 bridges. Universally Accessible boardwalk, benches, fishing dock and gazebo where weekly summer concerts are held can be found at the site. The Veterans have a memorial honoring the local men and women who have served our military. A large parking lot serves the Central Business District and is home to the Manistee Farmer’s Market. Red Szymarek Park is located on the north side of Manistee on Fifth Avenue and Monroe Street. The park is heavily 25 �wooded with a mature oak stand and includes picnic tables, playground area and Disc Golf Course. The park is also home to the Annual Forest Festival Arts & Craft Fair. Rietz Park is bounded by Vine, Forest, Park and Main Streets in the southeast section of Manistee. There is a fenced baseball diamond with bleachers which is home to the Manistee Saints, a semi pro baseball team since 1934. There is a picnic area, playground, basketball court, and a Universally Accessible Restrooms. Sands Park is jointly owned and maintained by the City of Manistee and Manistee Area Public Schools. The park is located on the south side of Manistee on the corner of Maple and Eighth Street. The park includes tennis courts, a baseball field, playground, Skate Park and in the winter the City maintains an ice skating rink. Other amenities include a Teen Center/Warming Shelter and parking lot. The City has over a mile and a half of Riverwalk located on the Manistee River Channel. The South Riverwalk runs along the south bank of the river extending from the U.S. 31 Bridge to Lake Michigan. Amenities include benches, fishing piers, planters, historical markers and a Net Shed Museum. Blue Water Trails in the form of the Lake Michigan Water Trail follow the Lake Michigan Shoreline to locations within the City of Manistee. The Lake Michigan Water Trail is listed as a national water trail, but also connects to envisioned and currently under development local water trails which meander through the City of Manistee along the river channel and Manistee Lake which allow for connections to points further inland. The routes of these trails are primarily in place with water routes naturally established, but further implementation of improved accesses, signage and marketing/ advertising of routes is needed. In addition to the City Parks there are other recreational opportunities in the City. They include the Centennial Track, Hamlin Field, Jefferson Elementary School, Manistee High School, Manistee Middle School, Paine Aquatic Center, Kennedy Elementary School, Trinity Lutheran School, Manistee Catholic Central School, Maxwell Town Community Park/CASMAN Academy, Senior Center and the Art Park. These facilities are often available for the public to use. Complete information on park facilities and proposed goals and projects for the City of Manistee, can be found in the Manistee County-Wide Park and Recreation Plan 2016. Section 2.4: Community Enrichment Residents and Visitors are offered a variety of arts, cultural, educational and social opportunities in the City. There are many organized events that improve the quality of life, provide for neighborly interactions and embrace the sense of place that is Manistee. There are three major festivals held annually in Manistee. The Forest Festival is celebrated over the Independence Day holiday and includes events that embrace the rich heritage of Manistee, including the importance that the forest and harvesting of timber played in the development of the City. From the kickoff party, grand parade, art fair, carnival, Aquapalooza, petting zoo to the fireworks over Lake Michigan, the event provides something for people of all ages to enjoy. Hops and Props (formerly known as the Port City Festival) highlight the wooden Century Boats that were once proudly made in Manistee. From the gleam of the polished hulls to the sound of the engines you appreciate the craftsmanship of the men and women who built these beautiful boats. Highlighted by a parade down the Manistee River Channel, the festival includes an art fair, music, food and samples of Michigan brewed beer. Christmas in Manistee does not officially start until Sleighbell Weekend when you are transported back to the Victorian Era. Participants wear period outfits as downtown Manistee welcomes the holiday. Teams of Belgium Draft Horses pull a Community Christmas Tree down River Street on sleds. The tree averages 30 and 35 feet in height and is a sight to be seen followed by our own Santa Clause. The parade concludes when everyone follows the tree and sings Christmas Carols to celebrate another Holiday season in Downtown Manistee. Victorian SleigLhell lPara,de &o..··. ··. •· ~r1_-~ , _L__ __ _ , w--· -;-eeenaJ . ~ I ·, 20.IJ . Other Community Events Other community events include the Wine and Chocolate Tasting, Men and Women’s shopping events, Boos, Brews & Brats, Sidewalk Sales, Grapes on the River, Paint the Town Pink, Frostbite Saturday & Chilli Crawl, Tightlines for Troops, Spring Break at the Vogue as well as various fishing tournaments. 2.4.1 Attractions While in Manistee Michigan take some time to visit the historical sites. Manistee City Fire Station The City Fire Station located on First St. east of US 31 was built in 1888 and is the oldest continuously operating fire station in the State of Michigan. Ramsdell Theater The historic Ramsdell Theater is located on the corner of First and Maple in the Manistee Business District. We invite you to experience the joys of the stage, symphony and fine arts. 26 27 �Historic Downtown Manistee The Victorian Port City. “A Step back in time” Historic Manistee’s River Street. The downtown is a national and state Historic District. Victorian buildings line the street, which follows the winding Manistee River all the way to Lake Michigan. Along River Street, you will see small shops in historic buildings, restaurants, antique stores, gift shops, City Marina, bakeries and nautical and unusual gifts. Riverwalk A one and a half-mile long Riverwalk runs along the Manistee River, past marinas, and under two drawbridges to Lake Michigan. Great Lakes’ freighters pass through the river channel, stopping traffic and giving onlookers a chance to wave at the crew as they see a large ship up close. Trolley Tours Hourly tours of the City of Manistee are available May through September. Hail the trolley as it goes by, or at the terminal - on Memorial Drive. The tour will include downtown Manistee, and historic homes, beaches and Orchard Beach State Park. Manistee’s Historic North Pier & Catwalk Dating back to 1855, Manistee’s historic North Pier and Catwalk are listed on the State Register of Historic Sites and is one of only four remaining catwalks on the west Michigan coast of Lake Michigan. Located at Fifth Avenue Beach in the City of Manistee, it is the centerpiece of many photographs and paintings. S.S. City of Milwaukee The National Historic Landmark vessel is floating museum and attraction for a once great lake going car-ferry. Adjacent to the S.S. City of Milwaukee is a retired Coast Guard Cutter which is also available for touring. A very popular attaraction in Octorber is the “Ghost Ship”. The S.S. City of Milwaukee is turned into a floating haunted house which is a favorite of locals and visitors. Roots on the River All Concerts begin at 7:00 pm on Thursdays from June through August at the Jaycee’s Bandshell on Memorial Drive. Walk the Riverwalk, park your boat or sit on the riverbank and hear a great summertime concert! Manistee Shoreline Showcase Concerts begin at 7:00 pm on Tuesdays at Douglas Park, First Street Beach Gazebo from June to August. Enjoy the views of Lake Michigan while enjoying the music. 2.4.2 Farmers Market The Farmers Market is located at Memorial Drive Parking Lot next to Veteran’s Memorial Park. Every Saturday from 8 am until 1 pm, May through October, you can find fresh, local foods, entertainment and a cooking demonstration at the Manistee Farmer’s Market. This market supplies a wide variety of foods that are grown locally. Available foods include meats, cheeses, breads, fruits, vegetables, local honey and flowers. Utilization of the farmer’s market helps support local growers, and provide an avenue for obtaining locally grown healthy foods. Section 2.5: Land Use A thorough review of the land uses occupying each parcel within the City of Manistee was conducted during this Master Planning Process. The review utilized GIS data at the parcel level coupled with local knowledge of current land uses for the development of the dataset. The dataset provides a baseline for management of parcel classification data moving forward with all future Master Plan updates, and also can assist with data for the development of other planning documents. The data was fundamental in the development of the land use section of this planning document, and provides insight into the land use patterns of the City. Detailed GIS analysis of parcel data provides an avenue for determining land uses and the percentage of lands they occupy within the City of Manistee. The following table 2.5 identifies the land use types which were categorized during this Master Planning Process. The land use table can be utilized with map 2.6 which displays the entire land use for the City of Manistee by Parcel. Located in this section are “sub-area” land use maps for specific regions of the City of Manistee as well as maps displaying specific information for individual land use categories. Land Use Acreage % of Total Parcel Acreage Single-Family 578.92 31.16% Duplexes 17.7 0.95% Multi-Family 25.12 1.35% PUD 116.54 6.27% Commercial 307.85 16.57% Industrial & Railroad 168.88 9.09% Civic (Exempt Lands) 376.07 20.24% Vacant 248.53 13.37% Vacant (Un-buildable) 5.94 0.31% Parking Lot 12.17 0.65% Table 2.5: Land Use 2.5.1 Residential Land Use and Rental Housing In 2003 the City instituted a rental registration program that requires all residential rentals within the City to be registered and inspected on a three-year-cycle. This program establishes minimum standards for dwellings offered for rent or lease, authorizes inspection of such dwelling, and assigns certain responsibilities and duties of landlords and occupants essential to make each dwelling safe, sanitary and fit for human habitation. Staff reviewed the Rental Registration list to establish where single family, two family and multi-family rentals were located to better understand the housing market in the Community. This includes residential units that are located in or as a part of a mixed use with commercial use. Table 2.6 displays the available rental units by housing type as measured by occupied parcels.. The information from table 2.6 can be geographically located on map 2.7 which displays the type of rental units and their location on parcels within the City of Manistee. Residential land use categories can be found on the land use map 2.6 and on sub-area maps 2.9, 2.10 and 2.11. All rental data contains both seasonal and year-round available rentals. Rental Unit Type Number of Parcels Available Units Single-Family 283 284 Duplexes 121 242 Multi-Family 49 277 Housing Commission 8 167 Totals 460 970 Table 2.6: Rental Housing Networks Northwest, the regional planning agency for the 10 County region of Northwest Michigan underwent a large process delving into many facets of planning for our region. This “Framework for Our Future” contained many categories including a housing analysis at the individual County level in the “Manistee County Housing Inventory, 28 29 �2,000 Feet 4,000 3,000 PAR K AV ² DR 1,000 I .. E AV D AL WASHINGTON ST MAGILL ST VINE ST \J RAMONA DR ST Map 2.6 City of Manistee Current Land Use S ON NEL 0 US-31 S YODER RD STATE ST HIGH ST MAYWOOD AV MAPLE RD <J MANISTEE ST MAIN ST CHERRY RD TWELFTH ST C: 30 ENGELMANN ST TENTH ST RAMSDELL ST NINTH ST DAVIS ST OA K ST NINTH ST TENTH ST HILL RD The analysis provides insight into the current status of housing and rental housing in Manistee County and the needs which will be demanded in the future. A very brief synopses of the analysis identifies: • Housing affordability impacts home occupation for low income house-holds. Manistee County has a shortage of 300 owner-occupied homes for households earning less than $50,000 per year. • Rentals in Manistee County are unaffordable for an average renter and extremely low-income households (those earning $20,000 or less per year) • Population growth is less than the growth in households for Manistee County. This displays a decrease in household size, but an increase in household need. This impacts available household size as smaller households don’t necessarily have the need for a large single-family home and the increased costs associated with a larger home. • Energy and Transportation costs impact rental affordability. Regional trends indicate that an average household spends over half of their income on housing and transportation. This can lead to crisis situations for households. • While about 860 Manistee County rental households are single-person households, only about 500 rental units are 1 bedroom units or smaller. There is a high demand for these units and many households are unable to access them. This pushes individuals into rental units which are larger and more expensive. • Single-unit rental housing options must most often be located in areas with sufficient infrastructure to allow for higher density apartment complexes, leading Cities and Villages to often provide for housing options due to available infrastructure for such developments. • Population growth has been concentrated in age groups over age 45 within both the City and County. As the population ages, housing needs are likely to change toward a demand for assisted living, adult foster care or other options for in-home support services, as well as for smaller living spaces for shrinking household size for this demographic. It is known that the largest availability of single unit rentals can be found in apartment complexes within the City, or immediately adjacent to the City These complexes offer lower income households options for rental. The aging population and a shift in housing needs towards assisted living centers for the elderly portion of the population should be taken seriously. Data identifies the need for this housing type, and input from the public has identified concern for this age cohort and facilities which cater directly to this aging population. Further options for single-family housing size should be reviewed, as regulatory requirements may prevent more modest sized single-family homes from being placed in specific zoning districts. SIXTH ST SIXTH ST KOSCIUSKO ST SIXTH ST 2014”. This analysis can be found at http://www.networksnorthwest.org/userfiles/filemanager/2708/. The data, although provided at the County level provides insight into housing in the City of Manistee. There is a necessity for single unit rentals as well as a increasing need for housing for the aging population in the City and County. There is also a need for options for smaller single-family homes than what is typically available on the market in our area. FOURTEENTH ST MERKEY RD - T ES SIBBEN ST CYPRESS ST MAPLE ST FIFTH ST SEVENTH ST SEVENTH ST EIGHTH ST ELM ST CLAY ST TWELFTH ST BLO - - SSO. M TR . L K LA FILER ST WALNUT ST SECOND ST THIRD ST OA K ST PINE ST PINE ST SPRUCE ST ELM ST CEDAR ST LOCUST ST BROAD AV TA MARACK ST BIRCH ST BRYANT AV DINSEN ST GOLF CT REIGLE ST SUNSET LN CHERRY ST HARBOR DR ELM ST CEDAR ST FIRST ST POPLAR ST SIXTH AV WATER ST T RS E RIV HANCOCK ST FIFTH AVE FIRST AV SECOND AV THIRD AV MCKEE ST THIRD AV FOURTH AV FIFTH AV CLEVELAND ST MARINA DR FIRST AV JEFFER SON ST ST FORD ST OE DUFFY ST RESID ENTIAL DR NR MO ART HUR ST DU NE S 500 ARK WP N OW 0 -- KN t:::. UN Land Use Highways -+ Railroad D Single-Family Roads D Duplexes Hydrology Multi-Family PUD D Water Bodies City of Manistee Commercial Industrial/Railroad D Neighboring Jurisdictions Civic D Vacant Parking Lot BRIDGE AV Legend HAHN RD LAKESHORE RD ©-- , OAKFIELD City of Manistee Current Land Use The City of Manistee contains a substantial percentage of the population of Manistee County, but Filer Charter Township to the South and Manistee Township to the North have high density populations which immediately abut the City. Housing considerations for single-unit rentals for lower income population as well as housing for the aging population is a discussion that should occur amongst these municipalities. Working together to plan for housing needs across municipal boundaries is a sound idea that is necessary with this issue of greater than local concern. A planning process which will seek to answer and plan for housing needs in our area is desired and actions are being taken to pursue such a process for our area. It is recommended that the City participate and work through a planning process for housing with other local municipalities in Manistee County. 2.5.2 Commercial As the City has developed over the decades Commercial needs and development has evolved. The invention of the automobile along with other factors led to the demise of the neighborhood corner market leaving commercial structures in neighborhoods which now sit vacant. The Downtown Merchants compete with Big Box Development in 31 �1,000 2,000 Feet 4,000 3,000 ² HILL RD BRIDGE AV OAKFIELD HAHN RD PAR K AV U.S. 31 runs North to South through the City of Manistee where Commercial Development along US 31 is mixed with residential uses. There are small extensions of Commercial Development off U.S. 31 east and west on First Street, as well as an abundant commercial presence which can be found on River St. East and West of US 31, and along Division St. which connects River and 1st Streets. Home based occupations have been an increasing trend in the City of Manistee and the City recognizes this growing trend as a viable option for people wishing to operate a business out of their home. 2.5.3 Civic DR 500 AR WP V LE A KD A ART HUR WASHINGTON ST ST Map 2.7 Rental Housing VINE ST There is vacant property in the City of Manistee available for development. In addition there are obsolete properties with vacant buildings that are poised for adaptive reuse. Annually the City identifies redevelopment sites that include obsolete buildings, vacant commercial buildings and larger vacant properties for redevelopment, and maintains this information within a database. This database provides a catalogue of available sites for development and redevelopment and is an integral marketing piece for the City to maintain. In 2014 the City made application and was accepted in the Michigan Economic Development Corporation (MEDC) Redevelopment Ready Communities (RRC) program. The City continues to work towards certification in the program through the development of best practices as outlined in the Report of Findings. S YODER RD 2.5.5 Vacant & Redevelopment Ready S ON NEL RAMONA DR US 31 MAYWOOD AV MAPLE RD FOURTEENTH ST STATE ST TWELFTH ST £ ¤ The City of Manistee has two areas of Industry. Light Industry is located at the north end of the City. There are vacant lots available in the Industrial Park and vacant property around the park. General Industry is located along the western edge of Manistee Lake on the east side of the City and is accessible by Rail and a Deep Water Port. There are several properties that are vacant or are not in operation at this time. The total amount of land contained within industrial and railroad land uses is 168.88 acres or 9.09% of the total parcel area. The industrial and railroad land use areas are displayed on maps 2.6 and sub-area maps 2.9, 2.10 and 2.11. HIGH ST ENGELMANN ST TENTH ST RAMSDELL ST NINTH ST DAVIS ST NINTH ST MANISTEE ST MAIN ST CHERRY RD SIXTH ST SIXTH ST TENTH ST 2.5.4 Industrial & Railroad KOSCIUSKO ST SIXTH ST TWELFTH ST TRL SIBBEN ST CYPRESS ST MAPLE ST OA K ST ELM ST MAGILL ST SEVENTH ST SEVENT H ST EIGHTH ST The County Courthouse is located on the Corner of Maple and Third Street. The County also operates a Public Library and Health Department in the City. The United State Coast Guard operates a facility at Fifth Avenue Beach. There are numerous Churches in the City. Manistee Area Public Schools has two elementary schools, the Middle School and High School in the City with one remaining elementary school located outside the City. Manistee Catholic Central School is located on the corner of U.S. 31 and Twelfth Street for pre-school through 12th grade. Trinity Lutheran School is located on Oak and Fifth Streets for pre-school through Eighth grade. Casman Alternative Academy is on Ninth St. T ES US-31 32 CLAY ST FIFTH ST MERKEY RD BLOSSOM K LA FILER ST WALNUT ST SECOND ST THIRD ST OA K ST PINE ST PINE ST SPRUCE ST ELM ST CEDAR ST LOCUST ST BROAD AV TA MARACK ST BIRCH ST BRYANT AV DINSEN ST GOLF CT REIGLE ST SUNSET LN CHERRY ST HARBOR DR ELM ST CEDAR ST FIRST ST POPLAR ST SIXTH AV WATER ST T RS E RIV HANCOCK ST FIFTH AVE FIRST AV SECOND AV THIRD AV MCKEE ST THIRD AV FOURTH AV FIFTH AV CLEVELAND ST MARINA DR FIRST AV JEFFER SON ST ST FORD ST OE DUFFY ST RESID ENTIAL DR NR MO The City of Manistee is the sole City located in Manistee County and serves as the County Seat. The City has the highest concentration of Civic services in the County including Governmental unit offices, Churches and Schools. There are 19 identified park and recreation sites that are owned and maintained by the City Parks Department along with two additional parks that the City maintains. City buildings include City Hall/Police Department, Department of Public Works, Fire Hall, Waste Water Treatment Plant, Ramsdell Theatre and other buildings which are maintained as part of this system. Civic lands are exempt from tax collection. The total amount of land contained within the civic (exempt) land use category is 376.07 acres or 20.24% of the total parcel area. Refer to maps 2.6 and sub-area maps 2.9, 2.10 and 2.11. ST DU NE S 0 US 31 N OW c:1 £ ¤ KN - Highways Rental Units Railroad Single-Family -+ Roads - Duplexes Hydrology Multi-Family Water Bodies Housing Commission D Parcels D City of Manistee D Neighboring Jurisdictions UN Legend LAKESHORE RD City of Manistee Rental & Housing Commission Units neighboring communities. The City currently has 307.85 acres or 16.57% of the parcel land area contained within the commercial land use category. Commercial areas are displayed on land use map 2.6 and land use sub-area maps 2.9, 2.10 and 2.11. 33 �US 31 ,.... ² ST ART HUR WASHINGTON ST ER RIV The Street names for this portion of the Northside consist of President’s Names and Numbered Avenues. Residential home stock predominantly consists of homes that were originally built for the workers who worked at the nearby mills and factories. Charming front porches encourage a gathering place for neighbors to interact. MAGILL ST TWELFTH ST MAYWOOD AV VINE ST MAPLE RD FOURTEENTH ST £ ¤ ST Map 2.8 Redevelopment Ready S ON NEL YODER RD S TRL US-31 34 RAMONA DR MERKEY RD Multi-Unit Developments STATE ST TWELFTH ST TENTH ST MANISTEE ST MAIN ST NINTH ST The mid 1970’s marked the end of an era when the last sand hill was mined on the north side of the Manistee River near the 5th Ave. Beach, where the once rolling sand dunes had vanished. In the early 1990s the initiation of a development began on 47.5 acres of property which was developable once mining was completed. This area is now home to Harbor Village the first Planned Unit Development (PUD) in the City and the Dunes Subdivision. It is a small community with both permanent and seasonal residents boasting spectacular views of Lake Michigan, the Manistee River Channel and Man Made Lake. Amenities include a Marina, Fish Cleaning Station, indoor and outdoor pools. HIGH ST NINTH ST TENTH ST Harbor Village SIXTH ST SIXTH ST KOSCIUSKO ST ENGELMAN N ST FIFTH ST The Presidents and Avenues SIBBEN ST CYPRESS ST CLAY ST US 31 BLOSSOM HILL RD The Northside is all of the property north of the Manistee River Channel. From the South you will need to take either the Maple Street or US 31 Bridge since it is bounded by Lake Michigan on the west, Manistee Lake on the East and Manistee Township to the north. Please refer to map 2.9. T ES RAMSDELL ST OA K ST ELM ST K LA SIXTH ST SEVENTH ST SEVENT H ST EIGHTH ST CHERRY RD ST FILER ST WALNUT ST MAPLE ST SECOND ST THIRD ST OA K ST PINE ST PINE ST SPRUCE ST ELM ST CEDAR ST LOCUST ST BIRCH ST BROAD AV TA MARACK ST GOLF CT REIGLE ST BRYANT AV DINSEN ST CHERRY ST HARBOR DR ELM ST CEDAR ST FIRST ST POPLAR ST SIXTH AV WATER ST The Northside DAVIS ST FIFTH AVE FIRST AV SECOND AV THIRD AV MCKEE ST THIRD AV FOURTH AV FIFTH AV The total land area contained in the vacant land use category is 248.53 acres or 13.37% of the total parcel land area. There is an additional vacant land area of 5.94 acres or 0.31% of the total parcel area which is considered vacant, but un-buildable due to limitations of lot area and/or environmental concerns. Please refer to map 2.8 which displays the vacant and redevelopment ready parcels within the City of Manistee. Manistee is as unique as the neighborhoods that have been home to the residents in the community since the mid 1800’s. Each neighborhood has its own character and charm which creates an individual sense of place as unique as their names. For discussion purposes we have divided the Community into three Sub-Areas for mapping and discussion purposes. The sub-areas depict the uniqueness of each of the areas. Included is a list of residential, commercial, industrial and civic uses in each sub-area which provides a snapshot into the uniqueness of each sub-area. CLEVELAND ST MARINA DR FIRST AV JEFFER SON ST ST FORD ST OE DUFFY ST RESID ENTIAL DR NR MO One of the components of the RRC program is identifying and prioritizing redevelopment sites. Annually Staff and the Planning Commission prepare a list of sites for review by City Council and various Boards and Commissions for redevelopment. They then select 5-10 sites as priority redevelopment sites. The owners are contacted and with their permission the sites are marketed on the City Website for redevelopment. Sites are also featured by the Redevelopment Ready Communities Program in the Opportunity Michigan Publications. 2.5.6 Sub-Area Land Use Summaries HANCOCK ST Feet 4,000 3,000 DR 2,000 PAR K AV NE S 1,000 DU 500 SUNSET LN 0 AV ALE BRIDGE AV £ ¤ D ARK WP OAKFIELD - Highways D Water Bodies Roads Obsolete Buildings --+- Railroad D Vacant Parcels .....E: Hydrology City of Manistee D Parcels D Neighboring Jurisdictions HAHN RD LAKESHORE RD City of Manistee Development Ready Legend Properties The Northside is home to two high rises (Century Terrace and Harborview Apartments) that are operated by the Housing Commission. The Manistee Place (former Chalet West Apartments) is the oldest apartment complex in the City and it is located on Fifth Avenue. The apartments were constructed in the 1970’s and were in need of updating. In 2012 the Apartment Complex was purchased and the developer began renovating the facility. There are three condominium developments located on the Manistee River Channel; Lakeridge Landings, Shipwatch Condominiums, and River Parc Condominiums. River Parc Condominiums are currently moving forward through a process for completion of the project. Two condominium developments are located on Manistee Lake; Bayview Condominiums and Joslin Cove Condominiums, each of these condominiums have areas that are currently awaiting 35 �0 1,000 Land Use I I □□ Feet 2,000 S ES ² K LA Single-Family Duplexes Multi-Family PUD Commercial Industrial/Railroad Civic Vacant Parking Lot 1,500 1□11 HO DR AV FIFTH AVE CHERRY ST E DR DU S West of Maple DR This is the portion of the City located west of Maple Street with the Manistee River Channel to the North, Lake Michigan to the west and Filer Township to the South. The residential area outside of the Hill and Golf Course District consists of older homes on lots platted from the late 1800’s through early 1900’s. Please refer to map 2.10. The Hill N OW VE TE R ART HUR ST AN S O AK G RO KN QU INCY ST MONR OE ST JACKSON ST HARRISON ST DUFFY PA R K DR WASHINGTON ST The Golf Course District VE EA US 31 ST SM S ITH T T GILLESPIE RD DR £ ¤ ES ST ARK WP E AV D AL Map 2.9 Land Use Sub-Area North Map During the peak of the Lumber Era Manistee was home to the most Millionaires per capita in the United States. This resulted in the construction of some beautiful Victorian mansions for the Lumber Barons at the highest elevation in the City referred to as the “Hill”. While many were torn down at the end of the era, several remain and are a tribute to the rich heritage of Manistee. UN FORD ST NE N GLOCHESKI DR RESID ENTIAL DR HUGHES ST SAINT MARYS PKWY Recreation options on the Northside include Arthur Street Boat Launch, Duffy Park, Fifth Avenue Beach, Man Made Lake, North Beach Access, Red Szymarek Park, the North Riverwalk and Memorial Park, and designated Bike Path on Veteran’s Oak Grove Drive. K LA 36 Commercial The United States Coast Guard facility is located at Fifth Avenue Beach. The City Garage is located at the entrance of the Industrial park on Washington Street. Manistee County Transportation (Dial-A-Ride) is located on the corner of Memorial Drive and Washington Street. St. Mary’s of Mount Carmel Shrine is a large Catholic Church located on St. Mary’s Parkway. The Providence Presbyterian Church holds services at the Dial-A-Ride Community Room. N LAKESHOR FIRST AV HANCOCK ST CLEVELAND ST T NS SO MA R ST E RIV FILER ST SIBBEN ST CLAY ST HANCOCK ST FIRST AV WALNUT ST LINCOLN ST GR EENBUSH ST MCKEE ST SECOND AV POPLAR ST TAYLOR ST MEMORIAL DR SECOND ST THIRD ST SHORT ST MAPLE ST SECOND AV THIRD AV OA K ST CYPRESS ST THIRD AV FOURTH AV FIFTH AV PINE ST FREMONT ST SIXTH AV WATER ST FOURTH ST SPRUCE ST MARINA DR FIRST ST SECOND ST FOURTH ST ELM ST The Light Industrial Park is on the northern most portion of the Northside. The park was developed by the City in 1972, as the City received a Federal EDA Grant to construct the Industrial Park. The City Garage and the City Recycling Facility are located within the park and there are a few remaining vacant parcels for future development. Civic MONR OE ST CEDAR ST Industrial There are two commercial areas on the Northside. The first is an extension of the Central Business District on Washington Street and Memorial Drive and is home to the only full service Grocery Store located in the City Limits. The second is a variety of commercial buildings on U.S. 31 (Arthur Street and Cleveland Street). FI FT H RE HARBOR DR City of Manistee Current Land Use (North) 500 Highways Railroad Roads Hydrology Water Bodies City of Manistee Neighboring Jurisdictions -1- 1 Legend 250 □~□ I I completion of the development. The Joslin Cove Condominiums are moving through a process with the Manistee Country Brownfield Authority to amend the Brownfield Plan and Development Agreement which will facilitate completion of the project. Manistee Golf and Country Club established in 1901 is one of Michigan’s oldest, continually operating golf courses located on the bluff above Lake Michigan. The surrounding neighborhood was developed in the mid 1900’s mostly with single story ranch style homes. The area is suburban in feel with large front yards and decks on the rear of the homes with little or no sidewalks which limit the walkability of the neighborhood. Lighthouse Landings Lighthouse Landings is located on the Corner of First and Cherry Street. Development of this PUD began in 1996 on nine acres which consisted of 36 units. In 1999 the PUD was amended by adding three acres and an additional 14 units. 37 �0 City of Manistee Current Land Use (West) 250 I I □□ Feet 2,000 ² Single-Family Duplexes Multi-Family PUD Commercial Industrial/Railroad Civic Vacant Parking Lot 1D 1 1 Land Use 1,500 REIGLE ST K LA RE N DR ·~ BROAD AV ': ., ~~TAM . AR . .AC - .K-ST. -= ~~~ WALNUT ST SM S ITH T T DS T ES AN HL AS HANCOCK ST K LA SIBBEN ST Map 2.10 Land Use Sub-Area West Map Multi-Unit Developments There are two apartment complexes and an assisted living facility located off Cherry Street. The Cherry Hill Apartments have 48 units and are located on Ramsdell Street. The Lakeview Apartments have 40 units and are located on Cherry Street and the Green Acres Retirement Village, an assisted living facility, is located on Twelfth Street. Civic City Hall is located on the corner of Maple and Water Street and is home to the City Police Department. The Manistee County Courthouse is located on the corner of Third and Maple Street. The Manistee County Historical Museum is located on River Street and the Waterworks Museum is located on First Street. The former Armory, Senior Center and United Way are also all located in this area. Trinity Lutheran Church, Faith Covenant Church, Holy Trinity Episcopal Church, First Congregational United Church of Christ, are all located in this portion of the City. Recreation options West of Maple include Douglas Park, First Street Beach, First Street Beach Launch Ramp, Lighthouse Park, Sands Park (Teen Center, Tennis Courts, and Skate Park), Hamlin Field, Municipal Marina, Paine Aquatic Center, Centennial Track, Manistee High School Facility (Football Field, Baseball and Softball Field) the west half of the South Riverwalk and designated Bike Path on Cherry Road. Manistee Area Public Schools High School, Middle School, Kennedy and Jefferson Elementary School and Trinity Lutheran School are located west of Maple Street. East of Maple East of Maple is the portion of the City south of the Manistee River Channel with Manistee Lake on the West and Filer Township on the South and Maple Street located to the West. This area has an eclectic mix of neighborhoods. Please refer to map 2.11. The Peninsula T NS SO MA R ST E RIV HANCOCK ST FILER ST MCKEE ST CLAY ST MAGILL ST SIXTH ST DAVIS ST SEVENTH ST NINTH ST ~·~ . GR EENBUSH ST CYPRESS ST SECOND AV WASHINGTON ST LINCOLN ST POPLAR ST :;-4iiiiiii TAYLOR ST LYNN CT DR SECOND AV THIRD AV FIFTH ST FAIRVIEW AV THIRD AV SIXTH AV WATER ST SECOND ST SHORT ST ~ SYCAMORE ST RE FREMONT ST OA K ST -~:Jl~isii .. --,rn,~11 1j~ = MICHAEL ST FOURTH AV FIFTH AV SECOND ST THIRD ST FOURTH ST SEVENTH ST NINTH ST TENTH ST ELEVENTH ST •. . SPRUCE ST ~~/ijg _ CYPRESS ST •·· ~w~==-= L / ., 1 ~l, lfi==-i.l 1-T-i CORNELL ST ' ELM ST PINE ST MAPLE ST TENTH ST GR EENWICH ST ELEVENTH ST PRINCETON RD ' lliiiiii MAPLE RD LEXINGTON ST FOURTH ST ~ OA K ST HO MONR OE ST CEDAR ST OXFORD CT . Em. ES ,~ +:~gt~ ' ,3§ ,ig t:'.ig" •. r"-=--=:t=-= ;:: PIN. E ' ST ~ ._ ··,-- ~ li~~.J SIXTH ST ~ BROWNING AV ELM ST EIGHTH ST TWELFTH ST NINTH ST '3E;~ LOCUST ST LA K MARINA DR BRYANT AV FIRST ST ' BIRCH ST TA MARACK ST In 1982 the City annexed over 110 acres of property from Filer Township located at the southwest corner of the City. Fifty Five acres have single-family dwellings located on the acreage. In 2005 the adjoining 55 acres had an approved PUD which was never developed and the PUD has since expired. Part of the Central Business District is located west of Maple Street on River Street. There are also a small number of Commercial properties located on Water Street. FIFTH AVE ~~CH ~ - ER - . .RY ,;,-ST DINSEN ST HO ES T Annexed Property Commercial S HARBOR DR FAIRWAY LN TWELFTH ST MERKEY RD GOLF C CHERRY RD US- 31 S 38 Legend Highways Railroad Roads Hydrology Water Bodies 1,000 City of Manistee Neighboring Jurisdictions 500 Di'E D I 11 1 The total project consists of 25 duplex’s (50 units) with attached garages, large decks and walk out basements creating a unique community. Once home to heavy industrial uses, the Peninsula is slated to be redeveloped under the Manistee Peninsula Brownfield Plan. Plans are to redevelop the area embracing the unique character of the neighborhood. This includes Adaptive Re-use of the Iron Works Building, rehabilitation of the single family homes while utilizing the opportunities of having water surrounding the district. In 2008 the Manistee Peninsula Neighborhood Revitalization Action Plan was developed which details future development of the Peninsula A copy of the Plan can be found at: http://www.manisteemi.gov/ 39 �ST R TH U AR CLEVELAND ST F BL UF . . . TENTH ST TWELFTH ST FOUR T EENTH ST US 31 FIRST ST The majority of the Central Business District contains what is considered “Downtown Manistee” and is located on River Street. Commercial development also runs along a portion of US 31 to the South City Limits. There are pockets of Commercial Uses along the Old US 31 Truck Route that serve small pockets of neighborhoods. PAR K The City Fire Department is located on the Corner of First and Hancock Streets and is home to the oldest operating fire station in Michigan. The City Waste Water Treatment Plant is located on Ninth Street and the shores of Manistee Lake. The Historic Ramsdell Theater is located on the corner of First and Maple Street. The Manistee County Health Department is located on Third Street. The Library and Bookhouse are also located in this area on the corner of 1st and Maple Streets. STATE ST MAYWOOD AV £ ¤ Commercial Civic MAIN ST ELEVENTH ; ; . ST . MANISTEE ST .,:- . ; 1 TENTH ST Constructed in 2001 the Reitz Park Village Apartments is a Low/Moderate income Apartment Complex consisting of 48 units on Park Avenue. The General Industrial District is home to Morton Salt, Reith Riley and a few other businesses on the West Shore of Manistee Lake with both deep water port and rail service. NINTH ST VINE ST . 31 S LEXINGTON ST This is the neighborhood around Rietz Park that includes the duplexes and single family low income homes overseen by the Manistee Housing Commission. Industrial HIGH ST I~ . US- MAPLE RD Located on the former City Landfill this area was platted in the 1960 and development began shortly afterwards. Single Family Ranch style homes with attached garages are common in this area. The area is suburban in feel with small front yards and decks on the rear of the homes with little or no sidewalks which limit the walkability of the neighborhood. Multi-Unit Developments END ST ENGELMANN ST ' NINTH ST FOURTEENTH ST PL PA R K AV MERKEY RD FORES T AV TWENTY-FIRST ST 40 ² S MAIN ST RAMSDELL ST SIBBEN ST ,= . , RAMSDELL ST 111, TWELFTH ST ' ·-- Feet 2,000 l . I. SIXTH ST DAVIS ST SEVENTH ST CYPRESS ST OA K ST ELEVENTH ST 1,500 Rietz Park Neighborhood SIXTH ST EIGHTH ST TENTH ST 1,000 T MAGILL ST SEVENTH ST NINTH ST 500 Maxwell Town Golden Acres ES KOSCIUSKO ST LYNN CT FIFTH ST FAIRVIEW AV MICHAEL ST FOURTH ST HANCOCK ST THIRD ST MCKEE ST FIRST ST CYPRESS ST GR EENBUSH ST POPLAR ST MAPLE ST OA K ST PINE ST ROBINSON ST PINE ST SIXTH ST K LA 250 Multi-Family PUD D Commercial Industrial/Railroad Civic D Vacant Parking Lot T CLAY ST ~;2/', rt11~ fijlJJj :-SJ,J fillli8 ~i'R~.. .rrrni-=- -==,.'ffil'~.~= : .a11 S ITH 09i SECOND ST FILER ST 0 -- DocumentCenter/View/507 This is the neighborhood of homes that were constructed for the factory workers who worked at the lumber mills and factories on Manistee Lake. Built on smaller lots these are part of the older housing stock in the community. D Duplexes AV MEMORIAL DR WATER ST SPRUCE ST T NS SO T A S M ER RIV SM SIXTH AV TAYLOR ST Land Use D Single-Family HANCOCK ST FIFTH AV LINCOLN ST ST FOURTH AV - Highways -+ Railroad Roads Hydrology Water Bodies City of Manistee Neighboring Jurisdictions ST THIRD AV SHORT ST SECOND AV UNKNOWN FIRST AV Legend JACKSON ST WASHINGTON ST DUFFY ST FORD ST FREMONT ST HUGHES ST MONR OE ST EA MELITZER ST QU INCY ST City of Manistee Current Land Use (East) Map 2.11 Land Use Sub-Area East Map Guardian Angels Church, St. Joseph Catholic Church, Trinity Lutheran Church, St. Paul’s Lutheran Church, Seventh Day Adventist, Manistee United Methodist Church are all located in this area of the City. Recreation options East of Maple include the Art Park, Mack Park, Maxwell Town Community Park/Casman School Academy, Morton Park, Ninth Street Boat Launch, Reitz park and that portion of the South Riverwalk east of Maple Street. Both Manistee Catholic Central School and CASMAN School Academy are located east of Maple Street. 41 �Section 2.6: Central Business District (CBD) Arguably the City of Manistee’s greatest asset is its intact collection of historically significant downtown buildings, and their relationship to the area’s natural geographic features. This marriage of built and natural environment gives the City strong aesthetic appeal, and has loomed large in Manistee’s emergence as a regional tourism and cultural center. The Central Business District is home to Downtown Manistee. The Downtown Development Authority was established in 1982 by Ordinance. In 2008 the Downtown Development Authority applied for and was approved for Manistee to be part of the Michigan Main Street Program. The Manistee Commercial Historic District is located in the core of the Central Business District and highlights the charm and character of the downtown. Refer to map 2.12. Manistee Commercial Historic District in Downtown Manistee is listed on the National and State Registers of Historic Places. The District includes over 60 contributing buildings constructed in the late 1800’s with a few infill buildings from the mid 1900’s, and is the heart of Downtown Manistee. Enjoy a walk down River Street to view these beautiful commercial buildings running east to west located on both sides of the street, from Division Street to Pine Street. The district intersects at Maple Street Bridge with buildings running north to south on Washington Street across the Bridge onto Maple Street. Downtown Manistee is home to the Farmer’s Market and various events and outdoor concerts. The downtown is fully serviced with municipal water, sanitary sewer and storm sewer facilities, as well as electrical and gas services. The streetscape features octagonal pavers that replicate the first sidewalks that were placed in the city. 2.6.1 Land Uses of the CBD The downtown is an eclectic mixture of public and private uses from retail businesses, offices, parking, churches and residential properties in an easily accessible walkable downtown business district. Civic Civic Uses in the district include City Hall, Manistee County Transportation “Dial-a-Ride”, Manistee County Library and U.S. Post Office. Veterans Park which is along the north bank of the Manistee River between US-31 and Washington Street provides an open pavilion for summer entertainment venues and is home to the Farmers Market. The Manistee Municipal Marina is located on River Street just west of Oak Street with an open space that is available for rent for small groups. Lastly, there a number of public parking lots in the downtown with many located on the south side of the district behind buildings on the south side of River Street. The Manistee Council on Aging (Senior Center), United Way and Salvation Army are conveniently located in the downtown. Commercial Commercial Uses in the district provide numerous choices for patrons. Dining options include coffee shops, pub food, sandwich shops, specialty pizza, casual dining, and fine dining. Several of these locations include decks overlooking the Manistee River Channel while others offer outdoor seating on the street. Throughout the district you will find antique stores, a wide selection of retail stores, professional offices, personal service establishments and financial institutions located in historical buildings dating as far back as the late 1800’s. Spend the night at one of the two inns located in the heart of the downtown. A full service grocery store and the local newspaper are also located in the district. Recreational The Riverwalk runs through the heart of Downtown Manistee on the south bank of the Manistee River Channel and has several universally accessible access points for easy access for people of all abilities. The Manistee Municipal Marina provides public restrooms and resting areas along the riverwalk. Veteran’s Memorial Park is home to summer concerts and provides another riverwalk on the Northside of the Manistee River Channel that features a band shell and fishing dock and benches. The parking lot is home to the Manistee Farmers Market May through October where not only fresh produce and baked goods are available, but there is often music and crafts for sale as well. Residential The downtown district has a variety of housing opportunities. The past decade has seen the renovation and development of residential units over many of the commercial buildings in the heart of the downtown. There are single-family homes, duplexes and multi-unit apartments located adjacent to the commercial buildings creating a blend of mixed uses. Many commercial buildings in the district have unused upper story space that could be developed into additional residential units. Providing for residential opportunities within the district will only increase the vibrancy of the downtown. Vacant Land There are a few vacant properties available for development in the district including the former Hotel Chippewa property that is approximately 1.62 acres in size. Located across from the City Marina, development of this property could become an anchor to the district. There are a few small properties in the district available for smaller developments. 42 43 �City of Manistee SECOND AV DDA Riverwalk Entrances Water Bodies Riverwalk Land THIRD AV Public Parking Lots Private Parking Lots • Orientation to River - The backs of buildings along the River should present a more inviting appearance for those viewing the City from the riverwalk and bridges. • Infill and Unification - Investment should be targeted to the north bank of the River. Architecturally appropriate infill construction along Washington Street should seek to reconnect the north bank area to River Street and the core downtown. The entire downtown ‘ensemble’ should be tied together with consistent landscaping/streetscaping. • Views - Important views of/from the downtown, river and lakes should be protected, framed and enhanced. • Pedestrian Comforts - Streetscape and building improvements should continue to focus on enriching the pedestrian environment of the City. The riverwalk should be extended along the entire length of the north bank. TAYLOR ST FILMORE ST I JEFFER SON ST LINCOLN ST TAYLOR ST - Ô ! Ô ! ...... Ir .-....... Ô ! Sl SlT _ ^ T ES \ RE S DDA Offices 294 River St. K LA S MA ON ST SM Projects/Improvements The Main Street Downtown Development Authority began the process of updating their Development Plan and Tax Increment Financing Plan in 2014/2015. The plan included projects and improvements to the district with estimated costs for the projects a follows: Symbol for Estimated Cost and Phasing of Improvements Estimated Cost $ $$ $$$ $$$$ $$$$$ 1 to 19,999 20,000 to 49,999 50,000 to 99,999 100,000 to 499,999 500,000 and more KEY Allocation of Capital Projects and Initiatives by Project Category and Priority Annual Allocation High (1-5 years) Medium (6-10 years) Low (10+ years) S ITH T ES ST T ES CT K LA ER ST N JO CYP B WE CLAY ST FIRST ST 44 I HANCOCK ST Gateways - Street entrances and approaches to downtown should be accented to ‘announce’ the downtown and enhance a sense of arrival. CLEVELAND ST US 31 HANCOCK ST • i £ ¤ MCKEE ST Architectural/Historic Appropriateness - Ensure that buildings within the National Registered Historic District adhere to the national standards for preservation as sanctioned by the National Park Service. New infill buildings should respect the established pattern and historic context of development as reflected in the scale, massing, placement, articulation, materials and orientation of downtown buildings. i I i !=.......,~ DIVISION ST ! i i j i .........1.,._Htf__ GRANT ST Railroad ² MEMORIAL DR Ô ! - = FILER ST ..... , • WASHINGTON ST ! - Mixed Use - Prevent the overexpansion of the core downtown in order to preserve its distinctive and compact character. Encourage greater use of the upper floors of downtown buildings for offices and apartments. Prevent the downtown from unraveling at the edges through inappropriate new construction or rehabilitations. ............. D .......'II GR EENBUSH ST i i.;= Manistee DDA Boundary Feet 960 Ô ! SECOND ST i -·-,- • SH• ·OR ' · , iTI(ST l ltHilatlflilfftj, 0 WATER ST □i & POPLAR ST r-----= City of Manistee 720 1•0 Roads 480 FORD ST SH, OR • , iTHST l MAPLE ST SYCAMORE ST Riverwalk Hydrology FOURTH AV 240 '111111 0 Summarized below are some of the more pertinent recommendations of the 1981 Urban Design Plan and 2002 Master Plan that have particular relevance to land usage for this Master Plan. FRANKLIN ST D fi□ ID D OA K ST Legend 120 ST OA K ST FORD ST FIFTH AV RIVER WATER ST • SIXTH AV PINE ST Highways II tI FREMONT ST Form and Design Ô ! Ô ! PINE ST WALNUT ST THIRD AV 0 SPRUCE ST Map 2.12 Manistee DDA 45 �Promotions & Marketing Marketing and Promotion - $$$ - Annual Allocation Continuation of downtown events such as, but not limited to, Hops and Props, Boos Brews and Brats, Men’s Night, Ladies Night, Sleighbell Parade, Frost Bite Chili Crawl and Friday Night Frenzy. Branding and Market Study -$$$ - Medium Complete a branding identity for downtown Manistee which integrates with the Manistee County Visitors Bureau branding effort and an update of the retail and housing market study in light of recent changes in the market influenced by the development of Meijer. Web Site Update, Newsletter and Downtown Brochure - $ Annual Allocation Regular updates to the Main Street / DDA web site, as well as, periodic publication of downtown newsletter and brochures. Design Riverwalk Refurbishment - $$$$$ - High Refurbishment of the riverwalk along the south side of the Manistee River between US-31 and Washington Street. Elements of the project will likely include replacement and/or painting of railings and deck, and improving connections with River Street. Façade Grant Program - $$ - Annual Allocation Continuation of the façade grant program. collection stations. Economic Restructuring Redevelopment of Former Chippewa Hotel Property - $$ - Medium Redevelopment of the former Chippewa Hotel located at the west edge of the downtown. The initial step by the DDA would be control of the property followed by a redevelopment concept and developer RFP. Washington Street Corridor - $$$$$ - High Continuation of redevelopment efforts to create infill and adaptive reuse opportunities along Washington Street between the river and 1st Avenue as envisioned in the Manistee North Corridor plan. Projects may include publicprivate partnerships, infrastructure assistance, assistance with demolition, and streetscape enhancements. Memorial Drive Redevelopment - $$$$ - Low Provide assistance, if needed, on redevelopment options within the area bounded by Taylor, Memorial Drive and Washington Streets. This area is strategic to the north side of the downtown and serves as a major entry to the downtown and is adjacent to Veterans Park and the river. Relocation of the Farmers Market - $$$$ - Low Relocation of the Farmers Market which is currently located along Memorial Drive. The Development Plan and Tax Increment Financing Plan will include the allocation of Capital Projects and Initiatives by Project Category and Priority. Note: The scope and cost of the projects may vary depending on the final design of each component. Project descriptions reflect the overall scope of the projects envisioned by the Manistee DDA. The DDA recognizes that market forces, private investment, future public-private partnerships, and legislative amendments may result in changes to the final design and costs. Creation of a Downtown Park/Town Square - $$$$$ - Low Acquisition and demolition of the former Glik’s Building to create a downtown park which will provide access to the river as well as serving as a venue for gatherings and downtown events. Veterans Park Refurbishment and Riverwalk-North - $$$$$ - Medium Improvements to Veterans Park which include ADA access and ramps, removal and replacement of wood decking and rails, removal and replacement of the events pavilion and design and construction of a riverwalk along the north side of the river. Streetscape Update and Refurbishment - $$$$$ - Medium Improvements to the existing streetscape to include new sidewalks and possible snow melt system, trees, and conversion of lamp luminaires and ballast from high pressure sodium (HPS) to light emitting diode (LED). Manistee County Library - Low Provide assistance with improvements to the historic Manistee County Library building at 95 Maple Street. Recycling Stations - $ for study and assessment /$$$$ estimated cost for three enclosures - High Determine the feasibility for centrally located recycling collection stations in the downtown and if feasible, construct 46 47 �TWELFTH ST US 31 Map 2.13 Boat Access & Marinas BRIDGE AV HILL RD ST RED. -APPL-E-RD .. S ON NEL YODER RD MAN ISTEE ST £ ¤ MAYWOOD AV VINE ST FOURTEENTH ST STATE ST y ! MANISTEE ST MAIN ST TENTH ST HIGH ST NINTH ST DAVIS ST OA K ST NINTH ST TENTH ST KOSCIUSKO ST ENGELMAN N ST SIXTH ST SIXTH ST RAMSDELL ST SIXTH ST US-31 S TRL OAKFIELD HAHN RD MAGILL ST TWELFTH ST Important Information on coordinates to the River Channel and the City of Manistee Public Marina: BLOSSOM T ES SIBBEN ST FIFTH ST MERKEY RD Channel: Marina: 44° 15’ 08” N 44° 14’ 54” N 86° 20’ 58” W 86° 19’ 37” W CYPRESS ST WALNUT ST POPLAR ST MAPLE ST OA K ST PINE ST SPRUCE ST CLAY ST SEVENTH ST SEVENTH ST EIGHTH ST ELM ST CEDAR ST LOCUST ST TA MARACK ST DINSEN ST SECOND ST THIRD ST K LA FILER ST MAPLE RD The Municipal Marina is located on the south bank of the Manistee River on the West end of River Street adjacent to the Central Business District. A new Universally Accessible Municipal Marina Building was constructed in 2012 and includes technology upgrades, amenities for boaters, public restrooms and conference room overlooking the Manistee River. Two Universally Accessible Lifts are available to assist boaters staying at the Marina and the general public. There is seating, benches and greenspace at the marina for public use and the riverwalk runs through the facility. BROAD AV CHERRY RD REIGLE ST GOLF CT 2.7.3 Marinas SUNSET LN In 2010, the city completely renovated the Arthur Street launch. The addition of an accessible fishing pier makes this a great asset for the whole area. The Arthur Street launch is slated for addition of a fee station in the not to distant future. Finally, the Ninth Street launch is proposed for a makeover once grant funding can be secured. BRYANT AV BIRCH ST CHERRY ST HARBOR DR PINE ST CEDAR ST FIRST ST The city takes great pride in its boat launches. Collectively, they are some of the best facilities on the west side of Michigan. The First Street launch is constantly being upgraded and improved. Recent work included widening skid piers, and the addition of a fish cleaning station for successful anglers. WATER ST T RS E RIV SIXTH AV y ! ART HUR ST FIRST AV SECOND AV THIRD AV HANCOCK ST , MCKEE ST THIRD AV FOURTH AV FIFTH AV ... y ! CLEVELAND ST MARINA DR FIRST AV DUFFY ST FORD ST NR-~ -r---.-r- MO First Street launch is the primary launch for access to Lake Michigan. It is a pay facility. In 2014 the cost was $10 for a daily pass and $40 for a seasonal pass. This money is earmarked for repair, maintenance and improvements to the facility and compliance is enforced by the Manistee Police. 48 ~L---. -- T S OE FIFTH AVE PAR K AV DR ² RESID ENTIAL DR First Street ( located on the river channel as part of the Douglas Recreation Area) Arthur Street (located on the north-western shore of Manistee Lake, adjacent to the Manistee River mouth) Ninth Street (located on the western shore of lower Manistee Lake adjacent to the City wastewater facility) E AV D AL NE S Feet 4,000 3,000 WASHINGTON ST 2,000 JEFFER SON ST 1,000 DU 500 ELM ST 0 The City of Manistee Operates three boat launches. City Marina US 31 ARK WP I 2.7.2 Boat Launches • • • £ ¤ y ! ELM ST The City of Manistee boasts not one, nor two, but three world class beaches. Sugar sand with easy access not only greets beach users but our beaches are enhanced even more by weekly cleaning with our high tech beach cleaner/ comber. First Street beach, Fifth Avenue beach and Manmade Lake beach offer three distinct and unique experiences. Very rarely crowded or overly busy, and always inviting, our beaches draw locals and visitors alike. Highways Public Boat Launches -+- Railroad Roads Marina Type Hydrology ■■ I Private D Water Bodies ■■ I Public D City of Manistee D Neighboring Jurisdictions RAMONA DR 2.7.1 Beaches Legend RD The City recognizes the importance of Waterfront properties as an asset to the Community. Properties with waterfront are a premium for development and highly sought after in most any community. Maintaining and preserving this natural feature is a high priority for the Planning Commission. Marinas are located along the Manistee River Channel and on the shores of Manistee Lake. Manistee Lake also provides a deep water port for various industries located along the shoreline and is an asset to the Industrial Uses located in the City of Manistee and adjacent municipalities. City of Manistee Boat Access & Marinas LAKESHORE Section 2.7: Waterfront 49 �Privately Owned Marina’s There are numerous Privately Owned marinas along the Manistee River Channel and Manistee Lake in the City of Manistee including: • • • • • Cedar Street Marina Harbor Village Marina Shipwatch Marina Seng’s Marina Pier 31 These larger private marinas are augmented by some smaller Marina operations and privately owned boat docks along the River Channel and Manistee Lake. Section 2.8: Transportation U.S. 31 is the primary entrance into the City from Manistee Township to the North and the Charter Township of Filer from the South. The U.S. 31 Bridge (one of two draw bridges in the City) runs over the Manistee River Channel. The posted speed limit on US 31 is between 30 and 40 miles per hour through the City of Manistee A US-31 Corridor Management Plan was prepared in 2004 for the City, Manistee Township and Charter Township of Filer. The 2004 US 31 Corridor Plan can be found at: http://www.manisteemi.gov/DocumentCenter/View/1387 2.8.1 US 31 Corridor Plan 2004 The following information for the City of Manistee is from the US 31 Corridor Plan: “Almost all of the recommended access improvements outlined in Figure 1 for the City fall under the retrofit category given the builtout nature of this part of the corridor. These types of improvements (closing unnecessary drives/sharing drives) are typically not items that can be done overnight as the City or MDOT can’t simply force an owner to close a driveway. In most cases, such closures are done through a site plan approval and/or building occupancy process when the site is redeveloped, improved, or changes uses. These closures, then, are part of a long-range plan and can take many years to come to full fruition. However, past experience has shown that the ultimate safety and capacity benefits realized by the residents of the City and other travelers, even if long term, are worth the effort. Recommended driveways closures/relocations do not focus solely on commercial sites. For example, there are two existing school driveways at the US-31/12th Street intersection that are too close and can affect the safety of the intersection. The driveway onto US-31 should be closed and the one onto 12th should be shifted westward (the grade difference issues can be solved). __- ....,... (!) ·•~ •-·- Figure 2.1 2004 US 31 Plan Schematic As shown on Figure 1, there are several small subareas within the city corridor that will need significant driveway adjustments; near/at 1st Street, just north of Monroe Street, and just south of the city’s northern limits. Also noted on the plan is the recommendation to limit the number of access points to a potential redevelopment site on the east side of US31 just north of the bridge. If/when the rail facilities are removed/relocated, two access points (located directly opposite city street intersections) will be enough to provide good access.” 50 The County Planning Department and Alliance for Economic Success are currently developing a Scope of Work for a planning process to develop an updated US 31 Corridor Plan for all of US 31 of which the City is an important partner. 51 �Deep Water Port Railroad Facilities 1,000 2,000 MAGILL ST TENTH ST CHERRY RD TWELFTH ST <J,;i RAMONA DR HILL RD ST Map 2.14 Transportation 0 US 31 US-31 S YODER RD £ ¤ MAYWOOD AV VINE ST MAPLE RD FOURTEENTH ST STATE ST TENTH ST MANISTEE ST MAIN ST NINTH ST HIGH ST NINTH ST TWELFTH ST TRL SIXTH ST SIXTH ST KOSCIUSKO ST ENGELMAN N ST SIXTH ST RAMSDELL ST OA K ST ELM ST FIFTH ST MERKEY RD BLOSSOM CLAY ST SEVENTH ST SEVENT H ST EIGHTH ST T ES SIBBEN ST POPLAR ST MAPLE ST OA K ST PINE ST PINE ST SPRUCE ST ELM ST CEDAR ST LOCUST ST TA MARACK ST BROAD AV K LA FILER ST SECOND ST THIRD ST ST S ON NEL Increased safety for pedestrians, persons with wheelchairs/disabilities and cyclists; Other transportation and fitness opportunities; Alternatives for maintaining a healthy lifestyle; Environmental stewardship; Increased awareness for community sustainability; Connectivity, being the linkage between various destination points in the community and surrounding communities. BIRCH ST CHERRY ST DINSEN ST GOLF CT REIGLE ST SUNSET LN There is a need to provide adequate parking and non-motorized trails that meet the needs of residents and visitors. Refer to map 2.14. The Overview from the City of Manistee Non-Motorized Transportation Master Plan adopted February 5, 2008 reads: BRYANT AV ER RIV f ¢ ¥ WATER ST ELM ST HARBOR DR 2.8.4 Non-Motorized Transportation 52 CEDAR ST FIRST ST ART HUR 1 I SIXTH AV DAVIS ST FIFTH AVE f ¢ ¥ f ¥ ¢ HANCOCK ST THIRD AV FOURTH AV FIFTH AV FIRST AV SECOND AV THIRD AV MCKEE ST ST MARINA DR FIRST AV Transportation system information is displayed on map 2.14. PAR K AV Manistee Blacker Airport 4 Miles CLEVELAND ST OE WALNUT ST NR MO CYPRESS ST RESID ENTIAL DR The City of Manistee and County are served by a Dial-A-Ride service that operates on an as-needed basis serving one of the many transportation demands of the community. Refer to map 2.14. • • • • • • AV ALE ST DU 2.8.3 Public Transportation “The City of Manistee Master Plan establishes that there historically and currently is an interest in non-motorized facilities within the City of Manistee. Established non-motorized facilities are those improvements and provisions made to enhance bicycling and walking such as bike lanes, bike racks, sidewalks, river walk, etc. Creating a transportation environment that provides universal accessibility and encourages bike usage, walking and the combined use of aforementioned and public motorized transportation (dial-a-ride) will enhance the City in providing for the following:” HAHN RD ² Feet 4,000 3,000 US 31 WASHINGTON ST 500 £ ¤ JEFFER SON ST 0 Water Trail D ARK WP BRIDGE AV - f Draw/Swing Bridge...,... ¥ ¢ DUFFY ST -- Highways Hydrology Roads CJ Water Bodies Railroad CJ City of Manistee Land Trail CJ Neighboring Jurisdictions OAKFIELD Dial-A-Ride FORD ST 1 I DR The City has a sidewalk replacement program in place that annually replaces section of sidewalk which have fallen into disrepair. Not every neighborhood in the City has sidewalks and the City recognizes this need to provide safe access for pedestrians. Legend NE S The majority of the City is a grid street pattern with public alleys. The City is nearing completion of the State Mandated elimination of combined sewers in the City. This process has taken almost 20 years to complete and once done the City will begin focusing on maintaining and upgrading streets. The 2015 Annual Report “State of Streets” is currently available for public viewing and can be located on the City website at: http://www.manisteemi.gov/ CivicAlerts.aspx?AID=249 City of Manistee Transportation LAKESHORE RD 2.8.2 City Streets and Sidewalks 53 �Section 2.9: City Services 2.8.5 Deep Water Port Manistee owes its very existence to its natural geography and the access provided by its location on the Great Lakes. Commercial freighters access a full domestic port facility at Manistee Lake through the Manistee River Channel. The importance of maintaining a 23 dredged foot depth in the Manistee River Channel is instrumental in the delivery of goods to the deep water port which serves several Manistee Lake industries. 2.8.6 Rail A Daily Rail Freight Service is another key component in the success of the numerous industries around Manistee Lake. There has been talk since the 1980’s to relocate the rail around the lake which would eliminate the train bridge across the Manistee River Channel and two railroad crossings on U.S. 31 on the North Side of town within the City Limits. 2.8.7 Commercial Airport Manistee County Blacker Airport provides daily commercial air service to Chicago Midway, as well as offering scenic plane tours of Northern Michigan and offering private flight services. Information on available services can be found on their website at: http://flymanistee.com/ An inventory of City Services which includes all public services was completed and broken down into categories as follows: 2.9.1 Administration City Hall is home to the Administrative Offices of the City and the Police Department. The following Departments are located at City Hall: 2.9.2 City Manager The City Manager is hired by the City Council; the City Manager is the Chief Administrative Officer for the City of Manistee. The City Manager is primarily responsible for the efficient administration of all city departments; the enforcement of all city laws and ordinances; the appointment of certain city department heads, with the consent of City Council; to fully advise the council on policies, affairs, financial conditions and the needs of the city; the enforcement of any franchises, contracts or agreements and the recommendation and administration of an annual city budget. 2.9.3 Assessing The City Assessor is an administrative officer appointed by the City Council. The assessor is responsible for property tax administration, valuation and record-keeping for real and personal property in the city. Real property is land and improvements. Personal property includes furniture, fixtures, machinery and equipment and is generally owned by commercial, industrial and utility companies. The City Assessor administers principal residence (homestead) exemptions in conjunction with the State of Michigan. Homeowners are allowed one exemption from the 18 mills of school operating tax on their principal residence or homestead. 2.9.4 City Clerk The City Clerk’s office shares staff and duties with the Financial Services Department. Its responsibilities are: • • • • • • • • • • • • • • 54 Accounts payable Bank reconciliations Banner permits Employee benefits Employee \ retiree insurance General ledger maintenance Maintaining voter registration records Management of school, local, state and federal elections Payroll management and maintenance Preparation of council minutes Property \ casualty insurance claims Publishing ordinances and board vacancies Safekeeping all city documents Records retention coordinator 55 �2.9.5 Financial Services The Financial Services Department is responsible for all financial activities in the city, with three main areas of responsibility: finance, treasury and information technology. The main activities of the department include: • • • • • • • • Drafting policies and procedures Investing all city funds Maintaining the city’s accounting records Managing the annual audit Receiving all city revenue Paying all city bills Preparing the annual budget Serving as Chief Technology Officer / managing IT contracts 2.9.8 Planning & Zoning Department The Planning and Zoning Department handles a variety of functions for city government. Activities include: Staff Liaison to the Planning Commission, Historic District Commission, Zoning Board of Appeals and Non-Motorized Transportation Committee. Processing requests, maintaining master files for each Board, acting as Recording Secretary for the Brownfield Redevelopment Authority and maintains master files for the Authority. Acts as the City Planner and Zoning Administrator, issues permits, develops language for zoning amendments and maintains the Zoning Ordinance. Maintains the master files for the Codified Ordinance and is one of two administrators for the City Web Page. City Contact for the Rental Registration Program and Building Permit inquiries; point person for the Redevelopment Ready Communities Program and prepares/processes grants. 2.9.6 Department of Public Safety (Police and Fire) In 2010 the Police Department and Fire Department were merged into the Department of Public Safety. City Police Department The Manistee City Police Department is a young, progressive department with many plans for the future. The department works in conjunction with local law enforcement agencies and rescue services to provide the best service to the community and its guests. The department currently has a staff of 19 full- and part-time employees. Currently there are five patrol cars which patrol 40 miles of city streets. The department also has a car for the detective sergeant’s use. During the summer months there is a bike patrol for community policing and summer events. Officers regularly conduct foot patrols throughout the downtown area, the Riverwalk and local beaches. A Polaris Ranger beach vehicle funded by a Local Revenue Sharing Grant will allow officers to patrol the beaches more effectively and respond to emergencies more quickly. City Fire Department The Fire Department has a budgeted staff of eight full-time employees, seven firefighters and one public safety director. The department provides the city with fire protection and medical response services, including basic life support transport services. In addition, firefighters conduct an active fire prevention program, conduct fire prevention and pre-planning inspections, inspect the city’s fire hydrants and maintain the city’s 117-year-old fire station. All firefighters are specially trained for cold water and confined space rescue, and some Hazmat operations. 2.9.7 Department of Public Works The Department of Public Works is the largest and most diverse of the city’s departments. Its main areas of work include the streets, parks, water system, sewer system, Wastewater Treatment Plant (WWTP), motor pool and the maintenance of these facilities. It provides such services as snow plowing, sanding, street repairs, traffic control, tree trimming, chipping, leaf pick-up, brush collection, park maintenance, flooding the ice rink, making compost, fleet maintenance, beach grooming and public area maintenance, to name just a few. The Public Works Department also assists other organizations as necessary, especially during the city’s festivals and peak summer season. 56 57 �D ER OR SIUDA RD KEMMER RD GUTHRIE RD º ¹ T AR ST MA IN RAMONA DR BITTERSWEET DR WILDWOOD RD ADAMCZAK RD._/ - CANFIELD RD ~' N SIXTH ST THIRD ST OREGON AV MAIN ST VINE ST PINE CREEK RD END ST UNKN OWN HARRIS RD EA ST LA K ¹0 º STRONA CH RD Map 2.15 School District and Buildings MEE ST GR ANT ST ~o k 0 S I ANTHONY RD West Shore Community College South 17 Miles PAR K AV FORES T AV US-31 RED APPLE RD S MAIN ST US 31 OLSON RD E RD NELSON ST £ ¤ MAN ISTEE ST MAPLE RD ¹1 º MERKEY RD CASMAN Alternative Academy 225 Ninth Street (7 – 12 grade) ENGELMANN ST CYPRESS ST FIFTH ST ¹2 º TENTH ST TWELFTH ST Westshore AVENUE B DAVIS ST EIGHTH ST WALL ST CLAY ST FAIRVIEW AV BIRCH ST TAMAR ACK ST CEDAR ST CHERRY ST GOLF CT CHERRY RD THU WASHINGTON ST RIV Y HW ¹3 º T S ER 6 ¹ º º ¹ ¹ º4 AE RF FIFTH AV 5 BE THIRD AV AV FIRST ST Trinity Lutheran School 420 Oak Street (preschool – 8 grade). RS S NE DU T ES ST FI FT H O NR ST 58 ¹8 º West Shore Medical Center Education Center EA Manistee Middle School and High School 525 Twelfth Street (grades 7 – 12) US 31 LE AV CA MO Manistee Catholic Central 1200 S. US 31 (preschool – 12 grade). Michigan Great Lakes Virtual Academy 50 Filer St., Suite F. (Online K-12) £ ¤ KDA E PAR DR V GILLESPIE RD LE A KD A R A WP 2.10.1 Administration and School Buildings Jefferson Elementary School 515 Bryant Avenue (pre-school, Young 5’s, Kindergarten) LAK SNAPE RD It is important to work in a collaborative manner with our school systems and higher educational institutions in order to identify specific areas of focus which are needed to fill positions which are offered not only within the City of Manistee, but also regionally. Further collaboration with the intermediate school districts provides opportunities geared towards shared resources, specifically athletic and recreational opportunities which can save monies through consolidation and maintenance. Superintendent’s office and Kennedy Elementary School 550 Maple Street (grades 4-6) ² RD FROST RD 4,500 ELLIOTT DR UNKNOWN 3,000 RD HILL RD 1,500 Feet 6,000 OA K ST MAPLE ST 750 c::1 POLEN FORD ST 0 Hydrology Water Bodies Manistee Area School District City of Manistee HAHN RD Highways Roads D D E KO T T W KOTT RD ESH º ¹ -+- Railroad # School Properties Higher education and trade school training are important in expanding an individual’s knowledge and skill set in preparation for career opportunities. West Shore Community College is located 17 miles south of the City of Manistee and offers a variety of courses and study areas which one can pursue to increase their knowledge in a subject and to ultimately place themselves competitively in the job market. West Shore Community College also offers courses at the West Shore Medical Education Center located a couple of miles north of the City of Manistee in the West Shore Medical Center Campus. The West Shore Medical Center offers hospital and emergency services to the area with 40 available beds and has cooperative care with neighboring Munson Healthcare in Grand Traverse County. Discussions with Baker College about offering courses locally have been occurring recently. Having additional higher educational courses available from other colleges can fill potential gaps which may be missing in terms of course offerings and educational areas of focus. Manistee Intermediate School District Offices 772 E. Parkdale Ave. District Offices Id# Legend SPRUCE ST The City of Manistee is contained within the Manistee Area Public School District as displayed on map 2.15. Four of the five Manistee Area Public Schools are located in the City of Manistee. CASMAN Alternative Academy located in the City if the only public charter school in Manistee County and offers a rigourous curriculum and high teacher to student ratio. Additional school options are available at Trinity Lutheran and Manistee Catholic Central which are both located within the City. School options are important as there is the school of choice for families within the City of Manistee as well as throughout Manistee County. Options allow for students to attend schools which best fit their character and scholastic needs. A Virtual Academy is also available in the form of the Michigan Great Lakes Virtual Academy (MGLVA). This is an online public school authorized by Manistee Area Public Schools for grades K-12. MGLVA is known for helping students become self-motivated learners. The rigorous curiculum includes art, music, world languages, and career and technical education courses. Students can participate in a dual-enrollment program, allowing them to earn college credits while in high school. City of Manistee School District & Buildings ELM ST Section 2.10: Schools and Education W AT ER ST THIRD AV 59 �Section 2.11: Guiding Ideas for Plan Development This portion of the Master Plan presents a broad spectrum of information related to current conditions and evolving planning trends in the City of Manistee. This section of the plan began with discussion on “likes, dislikes and direction for the future”. This was followed by answering the question “If you were to drive through Manistee or view it from the air in ten years what would you see?” 4. Enlarged Hospital with increased beds, specialists and medical treatments. This was the starting point the Planning Commissioners used to begin the development of this plan. This was then followed by gathering Citizen input as detailed in Section 2.12. The Planning Commissioners drafted a list which was utilized as a starting place for the public input sessions. The public input sessions would further expand the list which would provide a basis for goal and project development and ultimately develop the Future Land Use Plan. The top five initial responses for each category were as follows: 2.11.1 What Do You Like About the City? 1. Natural Bodies of Water (Lake Michigan Shoreline, Beaches, Manistee Lake, Manistee River Channel, Man-Made Lake) 2. Safe, friendly, family oriented, small town atmosphere, solid sense of community 3. Cultural opportunities in the area; The Ramsdell Theatre is a true gem with the Arts and Theater; Music on Tuesdays at the Gazebo and Thursdays on the River; renovating Vogue Theatre; Museums; Festivals 4. Recreational opportunities (Riverwalk, Parks, Golf, Indoor Pool, Indoor Walking Track, etc) 5. Great City services Fire, Police, Roads, Trash pickup 5. Manistee has a great school system with great sports teams and academics 2.11.2 What Do You Dislike About the City? 1. The lack of opportunity for high school and college graduates to obtain a well-paid job with future opportunity for advancement 2. City Taxes, Higher taxes than surrounding townships 2. Limited choices in restaurants 3. Limited Shopping opportunities, hours and selection, closed on Sundays, closed evenings (summer also) 4. Condition of buildings, empty storefronts and streetscape 2.11.3 Direction for the Future 1. Choices for everything (Restaurants, shopping, recreation, entertainment) 2. Job increase 3. Better Co-op between City and outlying areas; Manistee Agencies/Township pulling together to bring more manufacturing and retail jobs to Manistee and the County; Open forums with the City Council, Planning Commission, AES and Chamber held away from City Hall 4. Improved and expanded tourist information for the Manistee area (Midwest Living article an excellent example); Enhanced promotion of Manistee to Michigan and the Midwest (e.g. boating publication); promotion of Manistee County as a site for new industry and business which would employ larger numbers of people and increase starting wage levels; Create a positive acceptance of new industry and business from our local leaders and existing business 5. Economic development focus on solid long-term job growth 5. More improvement from community such as restarting of the Tuesday Committee 2.11.4 Ten Year Vision 1. 2. 3. 4. 60 Fully occupied downtown More jobs/commercial & Industrial facilities Removal & Reroute of train tracks to spur commercial development Vastly developed downtown and new streetscape, parks and fountains 61 �Section 2.12: Community Input Public input is one of the most important factors to be included in a planning process for the development of any plan which sets policy for governmental entities. This planning process embraced public input through the utilization of public input sessions and a survey administered to the public. The findings of each form of public input are summarized within this section of the plan, and the information provided would help to shape Chapter 3 of this plan which outlines goals and tasks as well as the future land use plan for the City of Manistee. 2.12.1 Public Input Session November 21, 2013 A Visioning Session was held on November 21, 2013 at City Hall for the purpose of gathering input from the public for use in formulating the long range priorities, goals, and strategies for the plan. The session was held as part of the Lakes to Land Regional Initiative (www.lakestoland.org), a 16-community planning collaboration in northwest Michigan which spanned between Manistee and Benzie Counties. Sixteen people attended the Visioning Session which was facilitated by Beckett & Raeder, Inc., the consultant agency serving the Lakes to Land Regional Initiative. The attendees arrived to find seven tables set with exercise sheets and other materials. Groups sat at four of the seven tables: # 2, 3, 5, 7. These numbers are referenced throughout this summary. The facilitator asked a series of six questions, giving the groups approximately five minutes to develop as many answers as possible to each of the questions. Each individual then used dot stickers to indicate their preferred answers. They voted for one item on the first question and two items on questions 2-6. When each table had generated and voted on their top three visions for the future, participants were asked to offer three strategies for achieving each vision. The groups then presented these visions and strategies to the audience as a whole. Each group’s top three visions were then written on poster-sized sheets and hung near the exit. Attendees were asked to use their remaining three voting stickers to indicate their top priorities among all of the suggested visions. This summary includes the results of the Visioning Session along with one citizen e-mail. The Collective Prioritization will be used to develop an online survey to confirm the priorities in the wider community. Collective Prioritization Jobs and economic base Vibrant community Be a trend-setter Stronger downtown and expanded retail Less city debt Eliminate blight Clean water, clean air, clean government Fill industrial parks Expanded riverwalk trail Better restaurants Votes 12 9 8 7 6 5 5 2 2 I1 I I I I Table 2.6: Collective Prioritization 2.12.2 Public Online Survey January – February 2014 After the completion of the initial Public Input Session an on-line survey was posted on the City of Manistee’s website during January –February 2014. The online survey questions were developed based upon the Collective Prioritization results gathered from the initial Public Input Session. There were 72 responses to the survey during the two month period during which it was open. The survey introduction read as follows: “The following priorities for the City of Manistee were developed at a Community Visioning Session held on November 21, 2013. Please rank them in the order of importance to the City of Manistee, with “1” being the most important.” The response to the question in order of priority are displayed in table 2.7 below: Answer Options 1 2 3 4 5 6 7 8 9 Sufficient jobs at livable wages Blended economic base of tourism, commercial and industrial Governmental efficiency and transparency Expanded downtown retail offerings Filled industrial parks Lower city debt Cleaner air and water Expanded restaurant offerings Become trend setters, shapers and innovators of successful community development incentives Blight elimination Expanded riverwalk and non-motorized transportation trails Answered question Skipped question 10 38 13 10 1 2 12 10 10 11 6 1 7 4 2 1 4 1 1 0 5 11 Rating Average 1 2.36 4 4.54 Response Count 72 72 5 1 2 2 4 2 4 6 5 14 9 4 2 2 12 9 7 6 3 6 5 12 11 8 7 4 3 5 8 7 8 9 5 13 6 4 17 5 7 7 8 2 7 5 5 7 8 9 12 7 7 2 10 13 5 9 6 4 7 7 11 5 6 1 5 8 2 11 7 10 4 1 6 6 2 12 11 5.25 5.65 5.74 5.99 6.88 6.93 7.17 72 72 72 72 72 72 72 0 2 5 2 3 1 3 7 5 3 10 11 9 4 2 5 14 5 7 7..19 10 18 18 8.31 72 72 72 0 Table 2.7: Survey Priority Response Ranking Having held an initial public input session followed by an online survey, results displayed the importance of economic development with a diversified economic base, governmental efficiency and transparency with lower debt, expanded retail and restaurant offerings, clean air and water, and blight elimination to name a few of the top priorities. This 62 63 �information as developed through public input displayed some important areas of focus, but lacked sufficient input to shape and develop goals and tasks to see the desires of the pubic become a reality. To further involve the public in the establishment of a direction for the City a final public input session was planned. 2.12.3 Public Input Session October 15, 2015 CHAPTER 3: GOALS, FUTURE LAND USE AND IMPLEMENTATION This section of the Plan builds upon the Community profile presented in Chapter 2 The form and vitality of any community is defined largely by how its citizens see the way land is used and how that use relates to their daily life. As a result, the way we use the land is linked directly to the quality of life in the City of Manistee. The final public input session was held on October 15th, 2015 in the City Council Chambers at City Hall. The format of this public input session varied from the session held previously. This input session would utilize the main ideas from the previous vision session and survey to create over arching themes under which the ideas could be placed. Then the session was utilized to identify Strengths, Weaknesses and Opportunities as they related to the themes. Ultimately it was the public input of this session which would outline the creation of the goals and tasks for the plan. As a guide the Plan is dynamic in nature; changing conditions may affect some assumptions used within the Plan, but changing conditions don’t necessarily mean the Plan must change. The City must examine changes as they develop and decide if the principles on which the Plan was based are still valid. If so, the Plan should be followed. Although it should also be noted that changes to the core themes of the plan guiding policy may not be necessary, periodic plan updates to include the most current and relevant land use data and public input should be a priority The over-arching themes which were utilized during this public input session are: The relationship between the Master Plan and the Zoning Ordinance is often misunderstood. The Master Plan is a guide for land use for the future, setting a policy by which to guide regulatory measures and land use decision making. The Zoning Ordinance regulates the current and future use of the land. • • • • • • • • Economic Development and Job Creation Transportation Land Use and Zoning Housing Education and Schools Aesthetics and the Environment Public Safety Government Efficiency and Communication During the public input sessions, the public was split into several groups and seated at tables. Planning Commission members present and members of the public that arrived together were separated and sat at different tables. The purpose of this was to help foster and stimulate conversation and discussion amongst participants which may be unknown to each other. Each table was provided a set of sheets of paper with a planning theme identified at the top of the sheet. The sheets then asked the questions pertaining to strengths, weaknesses and opportunities of each of the themes. The tables discussed the issues and filled out each of the sheets pertaining to a specific theme. Upon completion of this exercise, the sheets were then gathered and the information combined into a singular document which outlined the sound public input for each of the themes presented. This information established through two public input sessions and an online survey would then be utilized to develop draft goals and tasks for the City of Manistee. The direct information gathered at the public input sessions and through the survey can be found in Appendix A. It is important to note that many identified goals and tasks are not directly linked to the City of Manistee Planning Commission. This information was tallied and logged in order to be provided to the correct department, agency or responsible party for their information and to hopefully assist in future decision making. 64 The Master Plan is a legislatively necessary for the establishment of policy for direction towards the establishment of a regulatory zoning ordinance. The Zoning Ordinance is a regulatory land use law that must be followed by the community’s residents and others wishing to utilize or develop a parcel of property within the City. The Plan Goals and Tasks are developed from available land use data, census figures, regional studies available to the community and public input that identified a number of important areas of concern that are important to the Master Plan effort and the entire community. These Goals and Tasks are covered in Section 3.1. The Action Plan found in Section 3.2 outlines Goal and Task implementation through coordinated efforts which includes a series of implementation strategies that outline a course of action to realize the vision of the Master Plan. The Future Land Use Plan, which outlines land use categories and contains a map displaying land use district locations establishing the policy which guides the placement of zoning districts and the regulatory requirements found within them. The Future Land Use Plan is located in Section 3.3, followed by the Zoning Plan in Section 3.4 Section 3.1: Goals and Tasks Themes which are over-arching broad categories meant to capture many varied aspects of land use planning were derived from the critical assets of the City such as infrastructure, building characteristics, transportation, governmental operations, educational systems, historic areas/structures and natural features. Each of these are accounted for and categorized into the Themes. Goals were derived from available data and public input found within this Master Plan. The goals are general in nature and attainable through concerted effort. The Tasks are designed to be specific to the goal and are regarded to be the milestones in the journey to achieve the goal. Tasks are further supported by the identified responsible party which should lead implementation and coordination efforts. The Tasks following the goals are organized into tables. The tables utilize a color-coding system for the identification of planning commission Task and those Tasks that are the responsibility of another party as well as an abbreviation for the department, board, commission, committee or agency which should assist in the efforts of implementing the Task. The tables don’t outline time frames at this time for completion of the tasks for each goal. The assignment of tasks which are under the guidance of various departments, agencies, committees and groups rely upon coordination of those responsible parties in order to move towards completion of tasks for each goal. It is suggested that the goals and tasks outlined within this planning document be reviewed by the responsible parties and then be accounted for and organized into the work plans which are utilized to guide the actions of the responsible parties. More information on 65 �the steps necessary for the implementation of these goals and tasks can be found in Section 3.2 the Action Plan, which identifies the necessary steps for moving forward with implementation efforts. The identified color-coding below outlines those tasks which the Planning Commission is included as a responsible party and for those tasks for which implementation efforts fall upon other departments, agencies, committees and/or groups. Tasks which include the Planning Commission as a Responsible Party are shaded: Tasks which don’t include the Planning Commission as a Responsible Party are shaded: The Responsible Party Tables below provide an abbreviation for departments, agencies, committees and groups which are important to the implementation efforts of the Goals and Tasks. Responsible Party Abbreviation Responsible Party Abbreviation Alliance for Economic Success AES Manistee Area Chamber of Commerce MACC City Council CC Manistee Housing Commission MHC City Manager CM Non-Motorized Transportation NMTC Committee Army Corps of Engineers COE City Parks Commission CPC Dept. of Environmental Quality DEQ Planning Commission PC Dept. of Public Works DPW City Police Department PD Finance Director FD Planning & Zoning Administrator PZ Harbor Commission HC Historic District Commission Main Street/DDA HDC MSDDA Visitor’s Bureau VB Table 3.1 Responsible Parties and Abbreviations Theme: Economic Development/Jobs Creation Goal 1: Explore new opportunities for assisting Downtown as well as supporting opportunities which currently exist. Task Responsible Party Continue to work with the MS/DDA, Visitor’s Bureau and the Chamber to Promote and CC, PZ Advertise downtown businesses and events. Exploration of other options (i.e. tax abatements, grants etc.) that would further assist with MSDDA, PZ business recruitment, staff should continue to participate in existing programs, seminars and conferences which educate on available opportunities. Continue to utilize volunteers for events, maintain and established database for volunteers, and MSDDA recruit volunteers for events with consideration of sufficient time for volunteers to coordinate their schedules for participation. Goal 2: Maintain and continue to utilize water resources around the City for promotion of economic development. Task Responsible Party Maintain the existing deep water port COE, HC, AES Establish and maintain view corridors along the river from both recreational spaces, but also PC, DEQ for commercial and residential areas which are water adjacent. Views should be maintained but bank stabilization and the protection of vegetation should be a priority. 66 Task Continued integration of businesses with waterfront resources, through access to the Riverwalk or other waterfront areas, with support for boat slips for access to businesses. Continued maintenance of established water recreation areas for the public Responsible Party MSDDA, AES, PC, PZ MSDDA, DPW Goal 3: Receive and maintain status as an approved municipality in the Redevelopment Ready Community (RRC) Program through the State of Michigan. Task Responsible Party Obtain certification of the RRC program by meeting all requirements. PZ Set and hold an annual meeting with Council, boards and commissions which pertains PZ specifically to the RRC Program, outlining how the State program assists the community and how to continue to harness the programs opportunities. Market and assist with the development of properties within the City through RRC program PZ, MSDDA with assistance of the State. Follow best practices for the RRC program as modeled by the State PZ, PC Goal 4: Continued work towards communication and consensus of both residents of the community but also amongst various departments, boards and commissions. Task Responsible Party Continue to maintain an updated web page with information that is important to the PZ, FD development process as well as for keeping visitors and residents informed. Utilize a single point of contact for interest in development activities and for initiation of PZ, PC the development process, this point of contact should work with contacts of all necessary departments/agencies, and potentially hold an annual meeting to discuss how to continually improve the development process Goal 5: Continue to work with agencies and groups outside of those within the City of Manistee Government. Task Responsible Party Work with the various agencies and groups outside the City to identify unique recreational PZ, AES, CPC, opportunities within and adjacent to the City that will bring economic benefits to the local MSDDA merchants. Seek assistance from other communities to learn of successes that can be utilized in our CC, PC, PZ community. Seek to work with neighboring jurisdictions agencies and groups to work towards solutions to CC, PC problems which are Areas of Greater Than Local Concern. Goal 6: Seek and expand job creation which is sought after by many local residents. Task Responsible Party Continue to support agencies that work to foster job growth in the community including but CC not limited to the Manistee Manufacturers Council, West Shore Community College, Chamber of Commerce, Manistee Visitor’s Bureau, DDA and Alliance for Economic Success. Goal 7: Continue to embrace Place-making as method to draw interest of those wishing to locate themselves within a community which offers experiences and a style of living which is uniquely Manistee. Task Responsible Party Encourage population growth and development through known Place-making practices, which PC, PZ, MSDDA have been thoroughly researched and developed 67 �Task Continue to maintain resources already in place that make Manistee a unique place to live and visit. Continue to participate in regional recreational planning processes for development of plans which meet State approval for grant funding. Responsible Party PC, PZ, MSDDA CPC, PZ, DPW Goal 8: Continue to support through land use practices the opportunity for residents to pursue occupations within their residences. Task Responsible Party Review zoning requirements to ensure that home occupations are allowed with proper PC, PZ regulatory requirements which offer protections to adjoining property owners. Goal 9: Maintain a GIS database of property information for marketing purposes. Task Responsible Party Develop a GIS database that contains specific information pertaining to each commercial/ PZ, MSDDA industrial property that can be used as marketing tool for development and/or redevelopment. Goal 10: Work with Networks Northwest, MSU Extension and USDA Rural Development during the Stronger Economies Together (SET) Planning Process. Task Responsible Party Participate in the nationally recognized SET Planning Process which is regionally coordinating PZ, CM, MSDDA economic development efforts between Manistee, Benzie, Grand Traverse and Kalkaska Counties. Theme: Transportation Goal 1: Continued support of non-motorized transportation and the non-motorized committee. Task Responsible Party Encourage the placement of bike racks at specific destinations within the City. Continue to PC, PZ, NMTC require bike racks for parking lots with ten space or more. Explore options for bike rental in the City. MSDDA, NMTC Continue to support and works towards non-motorized trail connections to destinations and NMR, DPW amenities both within and outside the City. Continue to support maintenance/development of sidewalks and bike lanes where feasible. NMTC, DPW Goal 2: Continual review of streets and parking adequacy. Task Continue to have discussion and open dialogue about parking availability and options. Support road improvements under direction and leadership of the public works department. Responsible Party PC, PZ CC Goal 3: Continue to provide Deep Water Port and Rail access Task Identify current need of established rail system, rail yards and options. Responsible Party PC, PZ 68 Goal 4: Continue to support private marina business within the City. Task Responsible Party Provide assistance for developments with marina approval processes at local, state and federal PC, PZ levels Theme: Land Use and Zoning Goal 1: Allowance for increased residential uses in the downtown. Task Review zoning that allows first floor residential uses if separated from the commercial use of the building as well as meeting all applicable state building codes. Encourage the development of residential uses on upper stories of existing commercial buildings within the downtown. Responsible Party PC, PZ PC, PZ, MSDDA Goal 2: Review of industrial areas within the City Task Responsible Party Review zoning to ensure that industrial areas are not hindered for development. PC, PZ Review industrial rail area, making determinations upon the necessity of rail for infrastructure PC, PZ, AES for industrial zoned properties. Provide further support and research into the marketing of vacant industrial lots within the PZ, AES City. Goal 3: Consideration for the placement of land uses Task Determine that adjacent uses are compatible with one another, and provide visual buffering of unsightly commercial and industrial refuse areas, storage and mechanical equipment from residential areas Ensure that land use requirements provide the setting aside of easements for infrastructure placement and that street system infrastructure is protected from encroachment. Responsible Party PC, PZ PC, PZ, DPW Goal 4: Explore application of Low Impact Development requirements for environmental sustainability. Task Responsible Party Utilization of stormwater requirements to allow retention and infiltration of stormwater PC, PZ, DPW runoff for protection of property and surface waters. Goal 5: Maintain an accurate and up-to-date land use spatial database. Task The GIS spatial database created to contain all parcel land uses, historic information, rental properties and redevelopment ready information should be updated regularly to correspond to on the ground conditions. Responsible Party PZ Theme: Housing Goal 1: Support for preservation of historical homes within the City. Task Encourage the maintenance and upkeep of this historical resource Responsible Party HDC, PZ 69 �Goal 2: Consideration for senior housing within the City. Task Maintain existing senior housing and support expansion of assisted living options through marketing of potential sites. Set aside senior housing space that is utilized solely by seniors as the needs of seniors differ from other age cohorts. Goal 3: Housing space, size, and rental considerations Task Support the collaboration of multiple local units of government in the development of a housing plan which can meet current and forecasted trends and be implemented and met throughout several local municipalities. Responsible Party MHC, PZ MHC Responsible Party CC, PC, PZ, MHC, AES Theme: Education/Schools Goal 1: Work and collaborate with local colleges. Task Responsible Party Work with West Shore Community College (WSCC) to identify specific study areas of focus CC, AES which may be beneficial for residents of the City and surrounding areas. Support expanded classes at the West Shore Medical Center Education Center. Work with Baker College to identify specific study areas of focus which may be beneficial for CC, AES residents of the City and surrounding areas. Goal 2: Support exploration of fiscally responsible before and after school programs for school age children whose parents are working Task Responsible Party Support the teen center and programs which allow children and teenagers opportunities for CC before and after-school activities. Theme: Aesthetics and Environment Goal 1: Continue support for façade improvements for downtown historical buildings Task Support the Historic District Commission and the work they perform with historic property owners Responsible Party CC, MSDDA, PZ Goal 2: Market and promote the development and redevelopment of under utilized properties Task Responsible Party Develop a plan and database which outlines current commercial buildings, provides PZ, MSDDA information for an aesthetic quality ranking and provides data for marketing purposes. Goal 3: Maintain amenities that make the downtown area unique Task Continue to maintain the Riverwalk as a destination for downtown. Work to increase the beauty of the landscape and the connections to downtown. Continue to works towards a more desirable streetscape through the utilization of trees, benches and landscaping which promotes beauty and a sense of place. 70 Responsible Party MSDDA MSDDA Goal 4: Work towards eradication of blight. Task Continue blight enforcement program and zoning ordinance enforcement. Goal 5: Promote environmental quality of air, land and water. Task Ensure soil erosion protection practices are utilized and enforced for development and soil disturbance activities. Support building practices which utilize Low Impact Design (LID) measures and meet Leadership in Energy and Environmental Design (LEED) practices. Support and work through watershed and other environmental land use planning processes which impact local water and land resources. Responsible Party PD, PZ Responsible Party PC, PZ, DPW PC, PZ PC, PZ Theme: Public Safety Goal 1: Promote public safety, and support our law enforcement and fire personnel. Task Support the established neighborhood watch program, and expansion of the program into areas of the City where it may be lacking. Emphasize the importance of neighborhood communication and getting to know one’s neighbors Continue support for the SCENT program as a priority for reducing drug related crimes within the community. Support for continue education for drug abuse in the City and surrounding areas. Responsible Party CC, PD CC, PD CC, PD CC, PD Theme: Governmental Efficiency and Communication Goal 1: Continue to utilize and expand communication with residents. Task Continue to keep the City’s Web Site up to date, and emphasize the importance of the website as a tool for communication with the City’s residents. Continued use of the community newsletter which is provided with the tax bill Utilize Social Media as a method to communicate information to the residents and visitors. Utilize all communication methods to emphasize the importance of participation at meetings as the primary method with which to have detailed open dialogue and discussion where accountability for one’s words and actions are of upmost importance to furthering the desires of the residents of the City. Responsible Party PZ, FD CM, CC, FD CM, CC, FD CM, CC, FD Goal 2: Promote government efficiency and sound fiscal responsibility through budgeting. Task Responsible Party Continued collaboration amongst departments and agencies to provide assistance to one CC, FD another and to ensure efforts aren’t duplicated. Continued sound budgeting by departments with a goal towards fiscal responsibility to the CC, FD residents. 71 �Section 3.2: Action Plan Section 3.3: Future Land Use Plan The development of goals based upon community input, pertinent data contained within this plan and the collaborative process involving Planning Commission Members and Planning Department Staff have outlined recognized needs across the community. Avenues for meeting goals through implementation of this plan is the single biggest task to come out of this Master Planning Process. In order for successful implementation of the goals of this plan, sound focus from elected officials, appointed officials, department staff and citizen volunteers is needed to support a unified vision for meeting the desires of the community. An approach to meeting the goals of this plan can be applied through a flow chart which identifies an Action Plan. The goals and tasks of the plan should be fit into work plans for each respective responsible party. Work plans can be updated regularly which allows for ease of tracking of success and failures for completing tasks and meeting goals. Work plans should be developed for guidance for each of the responsible parties. • Identification of Responsible Parties and development of a Work Plan for each Party • Identification of goals and tasks establishing time frame for completion and placement in Work Plan. Identification of options for the steps warranted to make progress towards completion of goals/tasks • • • Choosing appropriate steps to be taken to make progress towards a determined course of action. Setting a Course of Action which lays out incremental steps, determines costs, weighs costs and benefits, engages necessary stakeholders and works towards completion of a goal and tasks. Responsible Parties Potential Steps to Meet Tasks Potential Steps to Meet Tasks Determined Steps Determined Steps Course of Action Course of Action Outcome What is the Outcome upon completing the course of action? • Evaluate the Outcome to see if it properly meets the goal, satisfies portions of the goal or misses the mark completely Evaluate Outcome Determine if the goal is truly met or if additional steps need to be taken to ensure the goal is met. Is Goal Met? • 72 By developing a Plan for the future, Manistee is setting the pace for continued progress while preserving its natural, historical and small town characteristics that make the community unique in so many ways. The Future Land Use Map was developed to visually express the intended conditions of land uses in the City of Manistee. While Manistee is a fully established community these uses are illustrative of how the City is recommended to grow in an effort to boost positive characteristics, reverse impending disinvestment while preserving the heritage of the community. The following describes the future land use categories as illustrated on the Future Land Use Map. (See map 3.1) 3.3.1 Future Land Use Categories Goal & Tasks • The Future Land Use Plan establishes a general blueprint for land use and a guide for growth, development, and redevelopment for the next twenty-five years. With the majority of the land within the City of Manistee having already been developed, the primary purpose of this plan is to encourage the enrichment of already exiting development, preserve the City’s unique character, strengthen neighborhoods, enhance downtown investment opportunities as well as support commercial development and industrial potential. Outcome Figure 3.1 Action Plan Flow Chart Land Use Categories outline areas of the City within which certain uses are allowed to be placed and/or operate. Land Use Categories displayed on a Future Land Use Map set a policy for the direction and placement of Zoning Districts and Ordinance Regulatory Language which is developed based upon the Future Land Use Plan. Future Land Use Districts differ from Zoning Districts; Future Land Use Districts outline a land use category which in itself may contain several zoning districts for similar uses which have varying regulatory measures. Thus Land Use Categories are most often fewer in number than Zoning Districts which are found within them. It is important to note that modern movements in Planning are focusing on form and function as a guiding policy for regulation of parcels and buildings rather than strictly relying upon the use of the site. This type of regulatory zoning is called “Form Based Code” and can be an asset in urban environments which may see multiple uses such as residential, commercial, civic and park/open space within close proximity of one another or one or more of these uses contained within a single structure. The current structure of the City’s Zoning Ordinance is not based upon Form Based Code, but this may be a viable option to explore for areas of the Central Business and Mixed Use Districts. Land Use Districts outlined within this section of the plan are accompanied by a summarization of policy for the structuring of regulatory requirements. Residential The revitalization of existing neighborhoods, maintenance of older housing stock and development of new neighborhoods through Planned Unit Developments will continue to provide a high quality and aesthetic form of residential options that create attractive living opportunities for residents. The City desires walkable neighborhoods that are in close proximity to commercial services and recreational amenities. Low Density Residential District Purpose: To provide for large lot residential sites resulting in low density development patterns. Land within this classification would satisfy the demand for a “suburban” type of development theme, and would function as a transition land use between the rural residential sectors of the Townships adjoining the City and higher density development internal to the City. A primary goal of the City of Manistee is the preservation of family living environments by encouraging attractive residential neighborhoods. The main focus of this district is to establish, preserve and enhance inviting and walkable 73 �neighborhoods at suitable densities with less than five units per acre to accommodate empty-nesters, families with children, and single residents. This designation is meant for single-family homes on individual lots, typically in subdivisions with traditional grid street neighborhoods. Lot Min. Lot Min. Lot Area (ft2) Width (ft) 15,000 100 Low Density Residential District Lot Range Allowances Setbacks Bulk Front Side Rear Water Maximum Minimum Floor Front Building Area (ft2) Height (ft) 30 10 10 100 35 1,500 Max Lot % Coverage 40 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Medium Density Residential District Purpose: To recognize Manistee’s most predominant residential and development patterns and to foster continued residential growth of the City consistent with those patterns and density levels which are characteristic of an urban setting. The Medium Density Residential classification accomplishes this need and provides for a density range of approximately 4 to 8 units per acre. Notwithstanding this range, it is noted that certain neighborhoods of the City possess established medium density parcels of smaller size. For the most part, these parcels and their subsequent development are the product of land divisions made years ago, prior to zoning. As the largest Residential District the primary purpose of this designation is to establish walkable neighborhoods in close proximity to commercial and recreational services with amenities. Lot Min. Lot Min. Lot Area (ft2) Width (ft) Medium Density Residential District Lot Range Allowances Setbacks Bulk Front Side Rear Water Maximum Minimum Max Lot % 2 Front Building Height Floor Area (ft ) Coverage (ft) 15 10 10 20 35 960 40 6,000 60 to to 10,000 80 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. High Density Residential District Purpose: To provide alternative housing opportunities that would satisfy the needs and/or desires of a broad range of residents including low and moderate income individuals and families, empty nesters, senior citizens, professionals, young families, and others. Where possible, areas of higher densities should incorporate the preservation of open space and natural features and/or incorporate sound building and site design elements that promote a high quality living environment for residents. The High Density Residential areas are always intended to be served by public utilities, paved streets, and designed to limit any negative effects on existing homes or other types of nearby development. Densities will range as high as seventeen units per acre, where proper infrastructure is in place. 74 High Density Residential District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % 2 2 Area (ft ) Width (ft) Front Building Area (ft ) Coverage Height (ft) 6,000 60 15 10 10 20 35 960 40 to to to 10,000 80 500 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Commercial The character of historic downtown Manistee and the other commercial areas in the City significantly contribute to the perception of the City, as the primary transportation corridor US 31 is lined with a mixture of both commercial and residential uses. Development and redevelopment within commercial areas should be designed to enhance the area, integrate green space and be pedestrian friendly. US 31 Commercial District Purpose: To provide commercial services that satisfies the needs of the City, regional residents, and guests. Uses within this classification would tend to be automobile-oriented and traffic dependent. Therefore, development in the US 31 Commercial Classification should be located on properties near the US 31 Corridor. Commercial District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % Area (ft2) Width Front Building Area (ft2) Coverage (ft) Height (ft) 20,000 120 30 10 20 n/a 40 500 60 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Central Business District Purpose: To build a stronger, vital downtown which is highly pedestrian oriented and comprised of a range of synergistic uses. This land use designation is meant to serve the entire Manistee region and its visitors with goods and services. Maintaining a compact downtown core allows public investment to have a greater impact on a smaller area and makes strolling the downtown a pleasurable experience for shoppers and residents. The Plan recognizes the importance of fostering an environment in which the Central Business District and contiguous neighborhoods function in a highly compatible, cohesive, fashion. 75 �Central Business District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Max Lot % 2 2 Area (ft ) Width (ft) Front Building Floor Area (ft ) Coverage Height (ft) 2,500 25 0 0/4 6 20 50 500 100 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Mixed Use District Purpose: To provide for the marine oriented development and redevelopment of the mixed-use area. This classification is used to take into account the unique relationship that this area has with Manistee Lake, Manistee River Channel and US-31. The area offers potential for increased marine related uses combined with ancillary commercial and possibly residential development of a high density character. Mixed Use District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Max Lot % 2 2 Area (ft ) Width (ft) Front Building Floor Area (ft ) Coverage Height (ft) 6,000 60 4 0/4 10 20 35 500 60 to to to to to 10,000 80 15 10 90 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Industrial Industrial development within Manistee is vitally important as it provides jobs for residents and tax base for the Community. The City wants to maintain existing industrial uses and add new industry within these areas which will help strengthen the local economy. When planning for the future, it is important to consider not only the site requirements of industrial uses, but the impacts of these uses on surrounding neighborhoods and transportation corridors. Traditionally, the Industrial designation has accommodated the following purposes: • To shield residential areas against potentially undesirable effects of manufacturing, such as noise, odors, fumes, and truck traffic; • To provide sufficient lands for base industrial employment and investment; and, • To establish appropriate land use controls intended to protect manufacturing and neighboring residential developments from congestion and pollution. Light Industrial District Purpose: To provide for light industrial development that is properly located and has adequate public services. The Plan calls for future light industrial development to be placed in industrial park settings, such as the City’s Industrial Park located on the north end of Washington Street and the City’s Renaissance Park located in Manistee Township. 76 Light Industrial Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % Area (ft2) Width (ft) Front Building Area (ft2) Coverage Height (ft) 12,000 120 25 10 10 n/a 50 4,000 70 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. General Industrial District Purpose: To provide for general industrial development that is properly located and has adequate public services. The Plan calls for General Industrial development to be placed primarily along the southwestern shore of Manistee Lake, consistent with the existing character of the lake’s industrial use. Uses provided for by the General Industrial category include heavy manufacturing, processing, mining, and other types of general industries consistent with existing developments. Due to the placement of the district along Manistee Lake, careful attention should be given to maintaining the quality and integrity of the shoreline and water resource while limiting the removal of natural vegetation along the shoreline when possible. General Industrial District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % 2 Area (ft ) Width (ft) Front Building Area (ft2) Coverage Height (ft) 12,000 120 45 10 10 50 50 n/a 70 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Other Districts U.S. 31 Corridor: Purpose: The City recognizes the need for improved access management along the U.S. 31 Corridor. The road’s capacity is insufficient to accommodate future volumes in traffic and continued development along the corridor will increase traffic volumes and introduce additional conflict points which will further erode traffic operations and increase potential for crashes. Wellhead Protection Overlay District (WPO) Purpose: The City of Manistee relies exclusively on groundwater for its drinking water source. In response to the concern over safety of public water supplies, the City has instituted a Wellhead Protection Program (WHPP). WHPPs develop long-term strategies aimed at protecting community drinking water supplies. The purpose of developing a WHPP is to identify the Wellhead Protection Area (WHPA) and develop long-term strategies aimed at safeguarding the area from contamination. A WHPA is defined as the surface and subsurface areas surrounding a water well or well field, which supplies a public water system, and through which contaminants are reasonably likely to move toward and reach the water well or well field within a 10-year time-of-travel. 77 �D Water Bodies Parcels City of Manistee Neighboring Jurisdictions 1,000 2,000 High Density Residential GILLESPIE RD Mixed Use Central Business District DAL AR K WP E AV PARK AV Commercial Light Industrial General Industrial Feet 4,000 I HUR In order to maintain Manistee’s small town atmosphere and promote redevelopment within Downtown Manistee, the City has considered adopting a Form-Based Code for the Peninsula District. A Form Based Code is a method of regulating development to achieve a specific urban form. Form-Based Codes create a predictable public realm, primarily by controlling physical form, with a lesser focus on land use, through City regulations. Form Based Codes focus on the quality of spaces and can target a specific development project or an entire portion of a community. They are visionbased, unique to individual places, and can be applied to undeveloped or redevelopment areas and help developments move forward more quickly by relaxing regulations and expediting the site plan review process. Traditional zoning is often very limiting for developers who are attempting to create new, innovative places. Map 3.1 Future Land Use Map Many communities adopt form-based codes to protect existing places. The Peninsula District has a unique character and many historic buildings that should be preserved and protected. Form Based Codes are one tool to help protect these special historic resources. Conventional zoning is often inadequate for revitalizing historic neighborhoods and downtowns because it often fails to foster character and quality of spaces. 3.4.4 Existing Zoning STATE ST MANISTEE ST MAIN ST HIGH ST TWELFTH ST MAYWOOD AV VINE ST LEXINGTON ST FOURTEEN TH ST TENTH ST KOSCIUSKO ST ENGELMANN ST NINTH ST DAVIS ST NINTH ST SIXTH ST RAMSDELL ST SIBBEN ST HANCOCK ST CYPRESS ST MAGILL ST TWELFTH ST MAPLE RD ...; FIFTH ST RAMSDELL ST OAK ST ELM ST . WALNUT ST POPLAR ST MAPLE ST OAK ST PINE ST SPRUCE ST PINE ST ELM ST CEDAR ST CEDAR ST LOCUST ST TAMARACK ST BIRCH ST DINSEN ST CHERRY ST 78 ·7..........._ II CLAY ST TENTH ST j 3.4.3 Form-Based Code Consideration FILER ST SIXTH ST SEVENTH ST EIGHTH ST T ES 31 S MERKEY RD BROAD AV SECOND ST THIRD ST K LA US- CHERRY RD GOLF CT SUNSET LN REIGLE ST BRYANT AV FIRST ST T RS E RIV SIXTH AV WATER ST Industrial uses are located on Washington Street within the Manistee Industrial Park and along the shores of Manistee Lake. The remainder of the City is primarily made up of a variety of intermingled residential, public, and institutional uses. The rezoning of certain areas within the City should be considered to help further the goals of the Master Plan. MCKEE ST FIRST AV SECOND AV THIRD AV THIRD AV FOURTH AV FIFTH AV CLEVELAND ST JEFFERSON ST MARINA DR FIRST AV ART WASHINGTON ST ST OE FORD ST NR MO HARBOR DR The Master Plan describes the vision, objectives, and strategies for future development in the City of Manistee, and places that information in a resource known as the Future Land Use Plan which is outlined in Section 3.3 and is displayed on the Future Land Use Map 3.1. The Zoning Plan is based on the recommendations of the Master Plan and is intended to identify the “Zoning Districts” which will be placed into the appropriate land use districts identified by the Future Land Use Plan and Map. Locations where existing zoning is inconsistent with the objectives and strategies of the Master Plan are identified through comparative analysis of Sections 3.3 and 3.4. The results of the comparative analysis are located in Sub-Section 3.4.5. As development and redevelopment occur within the City of Manistee, rezoning requests may be made by property owners and developers. The City should consider such requests carefully and keep the goals of the Master Plan and desires of residents in mind during the decision making process. Generally, it is intended that a majority of the land uses within Manistee remain organized in a way similar to the current configuration of land uses while allowing for new mixed-use development in specific locations. Currently, commercial uses are found in Downtown Manistee, along US 31, near the waterfront, and scattered throughout existing neighborhoods. ST DU RESID ENTIAL DR FIFTH AVE 3.4.1 Relationship to the Master Plan 3.4.2 Opportunities/Rezoning NE 0 ---- SNAPE RD BRIDGE AV Hydrology Medium Density Residential HAHN RD Railroad DR --+----l UNKNOWN Low Density Residential S Roads OAKFIELD Futture Land Use Districts HILL RD LAKESH OR Legend Highways Section 3.4 Zoning Plan E RD City of Manistee Future Land Use Map The existing zoning districts within the City of Manistee are outlined within this sub-section of the plan and are displayed on map 3.2. Residential Districts The residential zoning districts in the City of Manistee are: 79 �R-1 Low Density Residential It is the intent of the Low Density Residential District to establish and protect residential areas consisting primarily of low density, single-family neighborhoods designed and maintained to promote an attractive, healthy and stable living environment for families, singles and the elderly. In portions of the district near Lake Michigan, this district is intended to protect the Lake Michigan shoreline environment while enabling sustainable enjoyment of this unique feature of the community. R-2 Medium Density Residential It is the intent of the Medium Density Residential District is to establish and protect residential areas consisting primarily of medium density, single-family neighborhoods and multi-family communities designed and maintained to promote an attractive, walkable, healthy and stable living environment for families, singles and the elderly. The R-2 District, while primarily residential in character, will incorporate some retail and personal service land uses to enhance and strengthen neighborhood life and promote a cohesive and complete community. All portions of the R-2 District shall be served with public water and wastewater services. R-3 High Density Residential It is the intent of the High Density Residential District to establish and protect urban residential areas consisting primarily of one and two-family, and multi-family communities designed and maintained to promote an attractive, walkable, healthy and convenient living environment primarily for singles, couples, the elderly, and seasonal residents. The R-3 District will incorporate convenience retail and services as well as dining and entertainment for residents and visitors. All portions of the R-3 District shall be served with public water and wastewater services. R-4 Manufactured Housing Community District It is the intent of the Manufactured Housing Community District to establish a locale to accommodate manufactured housing communities as regulated by the Michigan Mobile Home Commission Act, Act 96 of the Public Acts of 1987, as amended, and the rules and regulations of the Manufactured Housing Commission. GC Golf Course District It is the intent of Golf Course District to provide for and regulate development in association with a Golf Course. The District is intended to maintain and enhance open space, promote recreational opportunities and provide for a variety of residential housing developed with the natural and scenic elements of the land. Commercial The commercial zoning districts in the City of Manistee are: C-1 Regional Commercial District It is the intent of the Regional Commercial District is to provide areas for commercial uses intended to serve the larger community and the traveling public in the vicinity of highway U.S.-31 and to promote the economic development of the City in conformity with the Manistee City Master Plan, while establishing standards for curb cut location, pedestrian facilities, parking and shared parking, loading/unloading area, landscaping, and building form intended to mitigate the negative impacts of lineal development along highway U.S.-31; and potential conflicts with nearby residential districts. C-3 Central Business District It is the intent of the Central Business District to protect and strengthen the commercial core of the City of Manistee as a regional and specialty shopping, service and entertainment area; to encourage a broad range of compatible retail, service, entertainment and residential uses, to formvibrant, walkable and attractive districts in concert with the objectives of the Master Plan and Downtown Development Authority Plan; while establishing standards to manage traffic and parking, operational impacts, parking and shared parking, loading/unloading area, landscaping, and building form intended to complement existing commercial uses and surrounding residential neighborhoods. 80 Mixed Use Districts The mixed use zoning districts in the City of Manistee are: WF Waterfront District It is the intent of the Waterfront District to establish a mixed-use district incorporating a variety of recreational, residential, business or service uses on or near the Waterfront. This district is intended to encourage and promote sustainable, environmentally and aesthetically compatible developments that use or compliment the shoreline while promoting expanded use of the shoreline by the public. The W-F District is intended to host a variety of land uses including, but not limited to, residential, commercial, entertainment and recreational, service and industrial uses. PD Peninsula District It is the intent of the Peninsula District to establish a mixed-use district incorporating a variety of recreational, residential, business or service uses on or near the Waterfront. This district is intended to encourage and promote sustainable, environmentally and aesthetically compatible developments that use or compliment the shoreline while promoting expanded use of the shoreline by the public. The District is intended to host a variety of land uses including, but not limited to, residential, commercial, entertainment and recreational, service, and mixed use. C-2 Neighborhood Commercial District It is the intent of the Neighborhood Commercial District to provide areas for commercial and mixed uses intended to serve nearby residential neighborhood and the larger Manistee community, while establishing standards to manage traffic and parking, operational impacts, parking and shared parking, loading/unloading area, landscaping, and building form intended to complement existing commercial nodes and surrounding residential uses. Industrial Districts The industrial zoning districts in the City of Manistee are: L-I Light Industrial It is the intent of the Light Industrial District to protect adjacent residential areas from the negative effects of the Industrial District by using this District as a transition by providing a buffer while allowing industries which traditionally do not cause excessive noise, vibration, odors, visual blight, pollution, use hazardous processes; and to be compatible with the City’s Master Plan. G-I General Industrial It is the intent of the General Industrial District to protect adjacent residential areas from the negative effects of the General Industrial District while allowing industries which are traditionally heavier and more intense in the nature of their uses; to provide protection to Manistee Lake including its water quality, to protect its shoreline from erosion, instability or other negative effects; and to be compatible with the City’s Master Plan. Overlay Districts Other zoning districts found within the City of Manistee are: Wellhead Protection Overlay The City of Manistee relies exclusively on groundwater for its drinking water source. In response to the concern over safety of public water supplies, the City has instituted a Wellhead Protection Program (WHPP). WHPPs develop longterm strategies aimed at protecting community drinking water supplies. Renaissance Zone Overlay District It is the intent of the Renaissance Zone Overly District is to provide for industrial development in certain parts of Manistee City, which have been designated by the Michigan Legislature as Renaissance Zones, pursuant to P.A. 376 of 1996 (being the Michigan Renaissance Zone Act, MCL 125.2681 et. seq.). The State of Michigan no longer offers Renaissance Zone incentives and there is only one Renaissance District remaining within the City of Manistee and it is 81 �set to expire in 2023. City of Manistee-Northside U.S. 31 Corridor Overlay Zone The U.S. 31 Corridor Overlay Zone is based, in part, on specific studies for U.S. 31 that concluded the road is in need of improved access management. The road’s capacity is insufficient to accommodate volumes in the future. Continued development along the corridor will increase traffic volumes and introduce additional conflict points which will further erode traffic operations and increase potential for crashes. 3.4.5 Comparative Analysis of Future Land Use and Existing Zoning The Planning Commission should review the Zoning Ordinance to ensure that management and design standards reflect the future vision for the City; specifically looking at desired land uses, building location, building orientation, and signage with potential amendments focusing on creating more walkable and pedestrian-oriented development. Additional Zoning Ordinance standards should be considered that help protect the water quality of Lake Michigan, Manistee Lake and the Manistee River Channel. Through the use of spatial data laid out upon work maps, Planning Staff and Planning Commission members were able to locate and identify discrepancies between what exists upon the ground in term of parcel size and what is required of parcel size through zoning in various districts. These discrepancies (or nonconformities) point towards the need for regulatory revisions and adjustments for specific areas within the City of Manistee. The identified issues between what actually is occurring on the ground and what is allowed for through Zoning are outlined below. Revisions to Zoning Ordinance regulatory language is necessary in many of these cases as often the regulatory zoning limits the use and development of parcels due to nonconformities. The information contained in the following tables identifies and summarizes nonconformities in different areas of the City of Manistee. The Future Land Use is identified by location with the total number of non-conformities by minimum parcel size as outlined by the Future Land Use; also the Zoning District is identified and the number of non-conforming parcels according to zoning standards are summed. Lastly notes displaying specific information which outlines the issues associated with the nonconformities will assist with decisions pertaining to zoning district regulatory language and zoning district map amendments upon implementation of this Master Plan. City of Manistee-Northside Future Land FLU Non- Zoning ZD NonNotes Use Conforming District Conforming Low Density 15 R-1 15 Ludwingson parcel on Man Made Lake does not meet Residential waterfront setback Medium 125 R-2 125 170 parcels with more than 10k ft2 of parcel area Density 208 parcels meet requirements for single-family residence Residential High Density 53 R-3 53 22 parcels meet zoning requirement Residential 11 parcels have more than 10k ft2 of parcel area 10 parcels meet requirements for single-family Parcels were platted 40’ x 100’ Mixed Use 0 W-F 0 East of US 31 Mixed Use **9 C-2 8 **Adamczak parcel is zoned C-1, shown mixed use on the West of US 31 Land Use Map Mixed Use 0 W-F ***0 ***includes three single-family parcels that are shown as R-2 River Channel on the Zoning Map Future Land FLU Non- Zoning ZD NonNotes Use Conforming District Conforming Commercial 3 C-1 *5 *Adamczak/Jarka building are shown in mixed use on the Land Use Map Central 1 C-3 1 Former Springborn Body shop is only non-conforming Business parcel District Light 0 L-I 0 Industrial City of Manistee-West of Maple Street Future Land FLU Non- Zoning ZD NonNotes Use Conforming District Conforming Low Density 1 R-1 1 712 Harbor Dr.- meets street frontage requirement but not Residentialparcel area North of MGCC Low Density 0 G-C 0 ResidentialMGCC Low Density 0 R-1 0 ResidentialSouth of MGCC 2 R-1 80 Medium 76 parcels meet zoning requirements for R-1 Density 80 parcels are less than the 15k ft2 area requirement of those Residentialonly two (2) don’t meet the 6k ft2 requirment of the R-2 Zoned R-1 Zoning District West of Cedar St. Medium 63 R-2 63 531 parcels meet zoning requirements for R-2 Density 259 parcels have more than 10k ft2 of parcel area Residential(Commercial/Duplex) Remaining 272 parcels meet requirement for single-family area currently zoned R-2 Mixed Use5 C-2 5 Five (5) parcels are non-conforming North of First St. 8 C-3 8 Central Business District Table 3.3 West of Maple St. Land Use/Zoning Analysis Table 3.2 Northside Land Use/Zoning Analysis 82 83 �R-3 Water Bodies Feet 4,000 FIRST AV FIRST AV NINTH ST TENTH ST TWELFTH ST MERKEY RD C Map 3.2 Existing Zoning Districts STATE ST SIXTH ST SIXTH ST SEVENTH ST MANISTEE ST MAIN ST MAGILL ST HIGH ST MAPLE ST FOURTH ST FIFTH ST MAYW OOD AV VINE ST , ST FILER ST CLAY ST MAPLE RD CHERRY RD GOL F C T EIGH TH ST RAMONA DR "' L..........., T ST R S AKE L 31 S US - ·1 . .,....... SUNSET LN REIGLE ST NT AV E RIV SECOND ST THIRD ST OAK ST J_c__7BRYAl SPRU CE ST PINE ST PINE ST HARBO R DR SIXTH AV WATER ST FIRST ST ELM ST CEDAR ST FIFTH AV OAK ST AV THIRD AV KOSCIUSKO ST EN GELMANN ST THIRD AV LOCUST ST ELM ST FI FT H SIBBEN ST ST DAVIS ST RAMSDELL ST E RO CENTER ST N MO 0 84 S ² ART HU R 3,000 CLEVELAND ST 2,000 WASHINGTON ST JEFFER SON ST 1,000 FOR D ST G-I NE L-I DU C-3 DR C-1 C-2 L • ; -••---- HILL RD WF Neighboring Jurisidictions 3.4.6 Existing Zoning Map AV PD City of Manistee 500 AL E GC Parcels 0 D AR K WP R-2 Hydrology D --- R-1 Railroad BRIDGE AV Roads HAHN RD Zoning Highways Table 3.3 East of Maple St. Land Use/Zoning Analysis The existing zoning map displayed on the following page (map 3.2) displays the location and zoning of each parcel within the City of Manistee. The comparative analysis of the Future Land Use Map and the Existing Zoning for the City of Manistee presented in the previous sub-section 3.4.5 identifies inconsistencies and non-conformities. This information along with the Future Land Use Plan and Existing Zoning Districts provides the information needed to move forward with amendments to both the City of Manistee Zoning Ordinance and Zoning Map. LAKESHORE RD Legend TAMARACK ST Future Land FLU Non- Zoning ZD NonNotes Use Conforming District Conforming Medium 99 R-2 99 233 parcels comply with the R-2 Zoning Requirements Density 78 parcels with over 10k ft2 of parcel area Residential145 parcels meet requirements for single-family West of US 31 Medium 264 R-2 264 376 parcels comply with the R-2 Zoning Requirements Density 71 parcels with over 10k ft2 of parcel area Residential305 parcels meet requirements for single-family East of US 31 High Density 11 R-3 11 62 parcels comply with zoning requirements for R-3 Residential19 parcels meet requirements for single-family South City 43 parcels have more than 10k ft2 of parcel area (eligible for Limits Commercial/Duplex) Mixed Use25 PD 14 11 parcels are zoning lots or City/MDOT owned parcels or Peninsula Area outfall area Mixed Use22 R-3 21 15 parcels comply with the R-3 zoning requirements - One North of First Zoning Lot Street 4 parcels have more than 10k ft2 in parcel area 14 parcels meet requirement for single-family Mixed Use4 C-1 4 All four non-conformities have a minimum of 6k ft2 of West of US 31 parcel area Mixed Use80 R-2 80 114 parcels comply with the R-2 zoning requirements East & West 33 parcels with over 10k ft2 of parcel area of US 31 81 parcels meet requirements for single-family Mixed Use27 C-2 27 27 parcels comply with the C-2 zoning requirements East & West 14 parcels with over 10k ft2 of parcel area of US 31 13 parcels meet requirements for single-family Central 16 C-3 16 Removed City/County and Zoning lots from total Business District General 2 G-I 2 Non-conformity - Two single-family homes Sixteenth Street Industrial City of Manistee Current Zoning Districts CHERRY ST City of Manistee-East of Maple Street 85 � 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 Manistee_Master-Plan_2016 Creator An entity primarily responsible for making the resource Planning Commission, City of Manistee, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2016-08-16 Title A name given to the resource City of Manistee Master Plan 2016 Description An account of the resource The City of Manistee Master Plan 2016 was prepared by the City of Manistee Planning Commission and was adopted by the City Council on August 16, 2016. Subject The topic of the resource Master plan reports Manistee (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6ab548c7b6547b38a0f1aa15674ff02b.pdf 2cc4ec182d6e8f5a4454c92e0d54ab87 PDF Text Text • ,- 355 330 351 349 114 297 305 294 309 319 ' 289 271 265 261 259 275 261 259 273 245 141 255 251 247 238 232 225 _ _ _ __ _ 709 707 705 703 701 377 620 610 500 -1 I 1 I , 613 570 597 595 r I I 562 558 574 CHERRY ST I I 555 620 616 I I 602 600 I I -'-- - ,_ _ _ II 606 _ J _ L L• 1580 I 574 ' L _ I 608 600 604 -r 605 711 L __ _ _j _ _ I 603 I _ l ·, I 601 . 597 ' t___ _ L_ I I ' I 'I ,' _ _,I I 582 > 586 I 588 I 620 I I I l 1 _ __ L __ _ _'._ __ I _ __ _ I I_ I 803 587 r 581 700 1 I I 580 - 565 563 l I ,- I 553 805 600 '__--_-·_....·:__·.·.7 811 ' DINSEN ST '- 814 816 RAMSDELL RD 1073 1019 2091 2104 REIGLE ST 1026 2051 2033 2027 1060 1925 1091 2071 FAIRWAY LN ' . V / 825 TWELFTH ST __ _ ; I I 560 I - 811 558 ' BR - 'OAD AV - 601 563 561 I 587 585 J 815 567 527 579 579 579 579 577 575 - 703 - -, 721 ,. ,' -",' q, I' _i _ 545 543 536 539 -- - 450 805 807 534 811 1835 420 493 ,1--- 432 422 485 483 433 434 445 487 512 510 481 711 700 802 804 808 530 531 814 811 520 820 822 NINTH ST 525 515 717 490 505 811 804 819 507 707 500 509 506 701 714 504 812 809 503 710 711 720 807 925 924 712 715 529 705 511 713 608 621 495 j - 207 ' , 456 - 444 440 448 471 515 523 603 610 609 621 704 712 480 701 600 464 463 461 810 816 820 ---- J 445 435 817 819 822 821 1010 1050 1014 1030 1036 1054 l_ 817 820 822 415 802 SIXTH ST 384 410 826 405 1011 1008 1010 1018 1025 1022 1028 1030 1053 1040 1034 410 1104 1102 1104 1104 1102 1104 903 905 378 381 386 390 525 I I 0 S 317 604 612 614 616 334 330 811 704 316 352 350 346 340 1015 343 333 1025 356 363 286 276 283 285 271 269 706 534 266 264 270 266 275 703 261 256 259 250 '•e~ -~:a a 1235 1230 1265 1260 1295 1290 506 505 507 509 515 . 242 245 ._ _'_ I , ..... 814_ 266 262 225 705 I 706 708 1004 1008 268 264 262 265 280 261 516 523 200 196 - '.J - 197 600 ~=f 605 609 613 ,;;: - - - , 617 i - - 718 ; -- ' I ~ .-' 719- - 218 216 214 722 802 804 810 807 811 812 818 817 249 1290 811 813 1335 1330 1360 1365 1395 1405 1430 1435 1460 1465 1495 ,' ( 1360 1390 1305 1335 1330 1335 1365 1350 1365 1395 1410 : 1430 :'~ 1460 :g 1490 - Cl 1390 1395 709 715 719 810 812 818 i.__ 255 1019 1025 1029 1031 I TWELFTH ST 246 1012 1016 239 235 810 814 1007 1006 1009 1015 1020 1023 912 918 920 217 213 1010 1006 1014 1018 1018 222 216 212 1022 1200 345 I 341 - - - ~ --- - - 719 168 164 - RE CA 159 155 804 808 811 813 812 198 816 907 923 1005 910 903 905 913 914 918 BRIDGE AV 917 918 923 186 182 922 925 160 201 199 1000 1009 1013 1017 189 187 183 1000 1001 169 1006 1007 1006 1009 1004 1010 1008 1013 1014 1012 1013 1015 1014 1018 1019 1018 1019 1018 1020 188 186 182 1022 1200 1203 1202 1210 1204 TE R 1306 NTH ST 1313 180 ' 205 1760 1772 110 1782 PARK P L MERKEY RD 1401 153 T 2006 122 120 1501 1500 157 153 1508 1514 1606 1701 141 137 1700 1609 1703 1707 90 90 1709 1711 90 90 1713 108 104 102 100 90 90 1717 110 HOLL 90 90 Y CT 90 90 1719 90 112 1/2 105 90 103 101 90 108 106 104 102 100 90 90 90 90 1800 PARK 90 AV 1010 2000 1408 1411 152 1606 GRAND AV EIGHTEENTH ST 147 1601 1720 1747 148 1208 1605 1604 1742 158 1515 1600 220 1200 1311 1313 1507 1510 1203 1205 1404 1405 1409 1405 181 53 1303 1305 1400 1400 199 167 1304 1310 1312 1311 FIFTEENTH S -- - -- -- -- -- ·· ·- -- -..-~ 170 1300 175 171 - DR 1 57 913 914 919 198 922 54 900 905 909 1735 1115 1113 FOREST 1111 1009 1007 1005 1003 1 2000 US 31 TWENTY-FIRST ST NE LSO £ ¤ NS T TWENTY-SECOND ST OW KN UN US-31 S ' N TWENTY-THIRD ST 1713 AV 2099 OD DR TIMBER RIDGE DR FOWLER AV 806 810 814 300 SIXTEENTH ST -- -- -. L .· -- ·- -- -- -- -- 804 817 823 184 182 822 205 203 199 900 911 913 147 805 NINTH ST FOURTEE N CE EIGHTH ST 817 204 156 174 ' - 714 718 183 ___,_ .__ 1405 1425 900 910 1014 230 818 50 712 715 811 1001 231 709 807 809 813 804 807 167 704 705 171 923 TENTH ST 703 187 183 179 177 909 913 915 _/;;O 1010 1008 , 720 907 I 251 I 1 221 219 217 914 1 708 712 I r - 714 823 216 214 - - --' ,- -- ,' 244 240 ~: q□ 815 234 230 822 SEVENTH ST 704 819 ,,_- - -- ,-----.,--, ' 923 925 !_ . . . 187 700 723 225 908 705 804 1275 1310 706 195 193 807 243 904 701 194 801 817 - , 723 616 623 199 184 180 718 i.- -, -- -1--" --15~ @1 1295 618 620 623 204 711 713 , 605 607 609 613 617 606 610 614 705 712 . - SIXTH ST 603 701 I 180 235 MEADOW WO PARK AV 510 513 517 :: "=§ '"--~ 711 713 915 267 263 1000 1004 1005 1010 1235 522 219 215 ~ 219 511 ~ '-· 909 914 505 514 518 252 250 248 822 906 910 TENTH ST - -- 221 506 508 224 220 622 628 812 265 282 235 231 - l c -a 712 NINTH ST 275 232 217 213 274 270 . _, .:., 278 234 603 217 215 600 605 607 604 609 610 613 614 617 616 235 710 241 1 275 410 220 216 7 238 --- ' 270 408 ~ ~ = ~ -, b I r:,. ,--. ;_-,:_-~ 249 - 252 519 524 526 532 534 904 1100 '-- 245 251 291 285 281 294 292 240 718 902 1005 413 251 259 248 : 284 261 257 250 253 255 305 401 405 408 242 -- 294 406 310 260 256 516 732 613 258 254 250 709 311 313 508 512 SEVENTH ST 290 284 278 276 301 295 291 614 301 259 253 247 307 400 279 265 529 533 254 310 r-· 1·:· -- - ·j u ·306 304 302 300 1204 I 1260 292 264 260 254 258 314 264 260 285 283 273 -- i 1- - - 1230 302 300 15 11 5 610 266 503 521 525 SIXTH ST 296 -~ - 1235 707 902 355 293 301 295 287 812 813 815 351 363 300 8 276 272 288 282 125 127 501 16 10 MAGILL ST 121 306 308 407 271 115 119 277 271 200 1/2 287 285 295 1/2 287 285 279 20 270 288 284 280 270 609 700 323 319 315 802 327 307 602 307 280 22 116 120 T IN S MA h 329 306 301 103 109 1506 LEXINGTON ST I 367 1330 FIFTEENTH ST MAPLE RD r 810 360 1310 1490 RAMONA DR 2226 349 1305 FOURTEENTH ST CHERRY RD 0 324 285 290 286 35 31 27 23 21 537 296 300 411 535 534 316 536 376 372 368 364 360 1290 I 15 725 334 330 328 326 318 NINTH ST 1265 'I 11 44 40 139 284 282 276 299 295 291 298 296 265 124 310 101 106 133 135 309 307 303 301 300 255 110 112 125 127 128 130 304 275 271 117 310 302 300 296 308 258 260 256 107 113 122 124 133 308 309 274 112 116 407 412 521 524 530 335 333 321 339 323 705 366 375 367 1390 ' ' r '' '' ' ''' I' I' ' 372 16 20 515 517 297 291 307 313 315 311 307 303 520 9 317 318 314 310 306 325 321 73 69 306 409 326 322 341 806 1 - ·- 341 ' i 701 355 TWELFTH ST 1837 340 331 j 70 66 62 514 10 14 342 340 609 356 361 78 605 363 702 704 ELEVENTH ST 380 ---' 319 313 279 86 77 FIRST ST 129 314 312 78 281 292 123 320 318 312 327 15 20 284 7 115 117 136 4 CLAY ST 109 108 309 510 349 341 337 378 370 366 383 343 337 342 340 332 79 549 363 361 359 357 384 1035 391 387 1039 538 542 546 362 360 TENTH ST 350 533 537 543 911 1025 1029 524 528 610 381 377 903 385 _~_(L!_' 407 17 13 9 132 133 301 305 328 r< 403' 'er:i,:::r 406 527 529 810 1007 1019 522 390 384 380 376 374 386 353 340 338 21 115 306 353 347 345 339 337 516 366 387 379 309 313 515 90 84 602 365 604 389 381 379 371 813 815 819 820 380 349 347 16 14 10 8 113 210 334 332 212 348 346 510 SEVENTH ST 807 818 361 390 380 376 368 366 801 808 810 811 810 NINTH ST 1009 409 425 1007 l 709 715 460 371 354 308 360 366 360 356 1 543 545 550 411 525 SOPHIA ST 206 208 ST 68 70 74 7 83 303 301 313 206 339 T KE LA 39 59 21 17 15 11 77 302 120 338 351 347 343 302 365 361 373 515 529 535 720 920 506 516 701 705 826 i 410 407 375 525 615 929 520 515 418 518 7 512 364 325 327 329 27 306 310 326 324 320 46 18 ES 44 42 36 6 18 24 28 32 34 10 27 26 1 15 79 82 SECOND ST 300 361 80 85 K LA 18 22 26 65 75 39 56 74 58 46 55 35 42 267 263 251 255 259 223 215 28 217 32 25 237 241 218 222 227 200 45 32 89 115 346 353 360 356 369 311 376 515 I 706 711 ''' ''' ,_ ' 513 514 386 113 :=:~f.~b-E 378 ' -1-P ~ :-'" SIXTH ST 1011 577 577 577 ' 106 108 358 354 36 85 332 333 65 77 84 345 ,:r ._. _r;.F'I 310 603 389 385 377 369 605 607 903 575 575 575 ., I411 421 ' 506 - '-- ~ - " 511 357 353 349 211 307 309 381 377 389 415 700 707 505 414 410 414 418 450 703 465 487 427 401 402 622 701 466 405 620 621 716 315 392 386 382 57 82 249 258 68 66 283 93 87 97 95 81 82 350 348 369 365 361 303 56 285 55 71 74 76 • i;;: 1- , - - - 1~ ~ 375 385 311 ~ 58 66 356 354 388 384 380 376 372 370 395 400 409 451 449 615 617 622 714 470 446 444 607 611 710 715 435 603 604 387 381 379 61 •• 70 372 368 364 212 215 - - - LJ ~-~J 312 FIFTH ST 509 700 703 412 395 75 71 111 390 384 211 306 r·r~ . - -i- 420 505 518 522 618 SEVENTH ST 700 512 614 617 415 380 FOURTH ST 449 461 610 615 438 432 446 208 412 . 410 406 ,404 _ j_ f~ 429 304 310 205 ~; - -; I 420 212 201 202 L1' ~ THIRD ST 303 443 437 304 ' 111 113 61 65 369 365 103 387 50 48 FILER ST 83 67 65 63 87 376 62 .•••n •• .• 57 76 82 86 88 380 386 101 406 421 417 411 208 434 418 412 79 83 85 91 95 94 403 -, 429 457 453 449 819 500 208 ' 454 306 475 808 447 441 437 433 202 466 468 464 460 456 410 605 605 500 460 l 438 434 430 383 81 90 413 52 305 60 64 62 76 289 1/2 295 321 333 337 343 72 355 334 338 348 361 WATER ST 82 86 416 414 421 110 448 424 524 504 L 469 461 459 453 471 467 486 432 450 457 PINE ST ELM ST OXFORD CT 8 604 '' " 535 533 801 506 12 10 '' 1100 1100 1100 1100 1887 i 440 531 ' 16 , 466 464 470 466 406 515 BROAD AV 728 542 431 -- - -- -- - -, 521 930 i " 612 814 i ,_- 559 557 812 '- - - ~ 435 --r-r --· : 597 -:- 1 562 540 ' 603 --- ,- -- 821 " 806 807 CHAPMAN ST 817 l __ ,' I 804 809 815 , - - -, , - I 557 I 555 I I 813 BRYANT AV I - ~ - - -L ' 421 432 550 _ _I _ _JI _ t_ I __ I 548 544 574 575 554 580 , I 1 ;- - -,- - - - , - - 1· - - - ,- 600 586 BROWNING AV -- r L 575 590 I I BIRCH ST 1· ·1 -r -r 1 ,- -1 -· • , I 615 420 488 486 478 476 489 487 481 479 400 412 , I_ -1_ _ 300 490 i 459, 455 ' -a,-;[-~ rIr ___,. \. 503 415 - - 7 . _ _ _1__ 1552 _1 I 609 605 595 585 579 540 467 i 111 r---i- 422 100 105 114 - ·- r- - r FOURTH ST 515 511 505 115 475 99 464 462 460 I --.. .... 213 506 I 414 I 600 576 I HARVARD LN 512 531 400 410 479 477 504 500 I__ _ , 552 ,____ __ 611 I 601 I I 579 I 575 I 1 500 L L L _ _, . • l _ I __ L _ I_ _ J.I 603 K ST 537 HARVARD LN 599 607 601 605 I i 520 I_ __ _ -- -- - _ 536 I532 I 112 428 449 107 490 488 486 THIRD ST t- - 306 - - - T' - - ' 596 699 533 467 465 463 461 409 312 304 308 294 298 281 R 9 10 226 ST R IVE 254 T 268 270 284 375 369 75 S MA S ON 21 378 389 381 10 11 172 170 380 H T VINE ST 1_ 713 • 367 543 270 260 HARBOR DR ' 316 I 501 506 526 477 475 485 109 110 500 c 114 'I 515 513 - 452 450 70 81 OAK ST 717 732 715 700 330 _ __L __ -= c" ~ l"'" 111"Li .J510 525 523 347 • ._ 205 212 357 - 495 487 466 462 458 390 65 WATER ST 427 30 320 57 59 401 77 443 445 417 415 429 425 160 188 358 DS N LA 232 169 165 1 394 414 OAK ST 730 708 109 __ 507 505 100 93 94 96 98 496 490 488 482 80 86 ROBINSON ST 726 724 535 537 82 320 280 108 534 530 110 526 105 513 475 471 PINE ST 728 710 517 SECOND ST '307 '317 '327 '337 240 242 250 • 252 521 506 504 500 483 501 177 173 109 180 AS 1 146 160 158 86 400 437 433 453 449 457 SPRUCE ST • 712 106 ' 215 222 533 529 535 518 526 ELM ST 212 714 547 K UN NO 505 ELM ST 205 540 440 460 149 TAYLOR ST 48 432 140 153 MEMORIAL DR 80 80 80 80 219 167 161 180 176 172 168 106 117 195 113 110 212 100 218 138 119 168 164 160 154 183 175 141 140 127 125 145 LINCOLN ST 129 185 183 124 122 166 166 164 162 156 HARRISON ST 182 176 187 144 137 135 130 226 222 220 216 212 229 480 507 LOCUST ST DR 230 • 232 718 545 107 • 722 555 546 CEDAR ST • 132 E 142 231 225 219 217 1/2 243 237 504 520 85 522 N CEDAR ST LA ' 558 556 554 552 W CEDAR ST S KE 102 112 562 560 TAMARACK ST ----' 564 TAMARACK ST S 566 TAMARAC UNKNOWN 540 643 R HO 144 174 151 184 141 163 159 181 175 169 167 163 157 158 149 148 THIRD AV 1 122 -- - -- 233 231 225 217 238 234 226 250 1 ' 216 321 1 101 224 193 188 156 1/2 156 212 180 190 184 195 164 133 238 232 228 222 107 264 262 254 252 270 238 234 179 196 172 FIRST AV 190 183 211 209 237 231 225 215 213 129 239 233 116 112 SIXTH AV 292 290 317 255 261 277 148 280 274 272 266 262 260 256 250 264 246 288 293 297 317 319 319 317 317 317 , 285 283 158 125 253 132 128 121 124 254 248 126 271 163 157 155 140 258 256 136 264 260 286 280 276 299 296 270 272 289 283 277 273 FIFTH AV 311 307 297 293 314 310 306 302 300 292 322 303 301 286 280 FOURTH AV 261 267 263 162 248 246 257 255 229 227 185 184 240 236 232 224 220 216 SECOND AV 270 266 264 260 291 285 279 130 300 298 292 308 302 FRANKLIN ST ST MO NR OE 354 352 348 340 250 278 274 299 271 267 192 208 STATE ST FIFTH AVE 36 315 307 301 315 283 298 THIRD AV 323 289 256 264 262 173 241 233 166 257 1/2 224 222 216 186 150 148 184 166 MANISTEE ST 36 295 324 320 316 330 341 335 329 349 345 36 36 307 305 270 260 278 256 267 263 164 158 291 287 281 277 266 262 288 264 268 1/2 276 272 177 261 178 275 246 197 194 190 MAYWOOD AV 480 6 500 298 321 321 331 344 312 304 300 294 284 187 277 287 258 256 254 252 250 161 159 155 153 149 201 200 196 146 198 KOSCIUSKO ST 514 346 350 297 306 322 316 308 136 328 345 • 324 322 301 297 270 160 156 152 JACKSON ST T 516 332 299 12 10 321 319 305 327 325 329 17 304 300 298 312 SECOND AV 305 292 209 207 143 210 TS 522 94 100 70 72 80 86 90 326 320 FIRST AV 329 337 327 311 307 303 • 515 324 298 188 227 219 132 206 207 203 204 25 23 223 150 144 140 157 155 167 234 RAMSDELL ST 517 47 41 28 16 19 18 185 181 243 241 149 24 SIBBEN ST AV 1 2 32 30 24 22 20 80 84 90 61 65 70 74 51 55 106 100 94 27 329 20 21 23 22 310 15 251 208 LEXINGTON RD 102 3 82 84 90 26 14 275 159 164 162 158 185 183 198 210 212 QUINCY ST 173 167 165 26 138 144 S EA 523 516 MARINA DR 24 13 12 287 2 MAPLE ST 15 4 5• 67 69 70 112 25 10 11 291 242 232 228 WY 162 160 152 MONROE ST 195 221 218 5 189 187 181 194 190 184 222 17 13 9 18 16 10 241 SAINT MARYS PK 215 1 HANCOCK ST GROVE ST 184 180 174 170 241 244 SHORT ST 109 107 10 100 • • 4 7 61 39 30 33 36 28 74 81 82 71 9 290 245 248 FORD ST 203 315 319 307 297 1 292 295 29 GRANT ST FORD ST 252 315 30 28 257 194 DR • 285 . N LA R KESHORE D 2 5 4 3 ' 53 55 45 51 37 43 35 CENTER ST 248 S 279 273 244 263 240 255 ' 249 241 233 1 225 10 9 42 44 7 40 , 108 270 260 256 252 346 348 352 ' ' ' CYPRESS ST NE 294 292 320 322 328 32 ' ,- ,+- 267 291 DU 310 312 • 298 6 !- I ' S GLOCHESKI DR 318 312 306 50 48 -- 34 240 232 228 224 220 00 65 0 57 63 52 - ---,- , - - 260 81 AN 290 - - UNKNOWN DR VE G RO AK O --- - - -- 91 64 ST 100 280 1 70 315 RESIDENTIAL DR 7 8 133 129 74 184 Map produced by the Manistee County Planning Dept. 2/15/2019, updated 10/04/2019 TH ER 317 - 00 99 286 Miles 0.5 FI F VE T 201 288 0.25 00 DIVISION ST 1,500 321 HUR Feet 2,000 153 147 143 144 ART 294 290 1,000 0.125 300 122 GREENBUSH ST 500 304 170 SUNSET LN 0 250 Township Boundaries N GLOCHESKI DR 306 G-I Eastlake Village 78 310 313 350 296 201 197 191 185 181 175 171 165 161 200 308 298 214 212 ·-/ N 215 316 310 L-I City of Manistee PEARCE RD 0 318 JERUMBO ST 217 220 184 CYPRESS ST C-3 Marihauna Overlay 224 330 320 OW JERUMBO ST LANSING ST 267 245 1/2 245 240 326 322 ' ,' 314 /•,., / 312--~ _;..__ 263 246 LYNN CT C-2 UN KN I CONCORD ST C-1 £ ¤ WN HOLDEN ST FLORENCE ST ! WASHINGTON ST WF Wellhead Protection Delineation i, __,_ ,._ ,j " PD US 31 Overlay -I ---··-=! 324 GC Key Street Segment I - - _I W GLOCHESKI DR Parcels i 335 328 R-3 - Water Bodies 340 330 GOLF CT - - 332 R-2 Hydrology '- , R-1 Roads Railroad 0 RD ### UNKNO US 31 Zoning Districts City Addresses V LE A DA ARK WP HO RE • S LAKE City of Manistee Zoning Map UNKNOWN � 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 Manistee_Zoning-Map_2019 Creator An entity primarily responsible for making the resource Manistee County Planning Department, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2019-10-04 Title A name given to the resource City of Manistee Zoning Map Description An account of the resource The City of Manistee Zoning Map was prepared by the Manistee County Planning Department and was updated on October 4, 2019. Subject The topic of the resource Zoning--Michigan Zoning--Maps Manistee (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a684eb74a21820ee772f1d9cc905ba1a.pdf 6d43c8fce670e09db0249f47ced50927 PDF Text Text Partridge Bny Middle Bay MARQUETTE COMMUNITY MASTER PLAN .............. 2003 Master Plan Scenario 2 t 550 0.3 0 0.3 0.6 Miles - c:==---====:J -- -- ----- -·-- ---------- ----- ---· . -.. - ,- - .' ' ' ' Presque t""' Isle Harbor ·, ' .. ,,, .... , - ,. .• Marquette ...~(J) h".1 Bay ,-. D Residential Mixed Use (Res . & Com.) CJ Neighborhood Commercial Corridor Commercial Regional Commercial Central Business District Campus Business Park Industrial Recreation/Open Space ~ Transportation/Util ity Right-of-Way # , # Relocated Road Right-of-Way D �I I I I I I I I I I I I I I I I I CHAPTER 80 - MARQUETTE CITY ZONING ORDINANCE 80.01 Short Title. This Ordinance shall be known and may be cited as the City of Marquette Zoning Ordinance. 80.02 Definitions. For the purpose of this Ordinance, certain terms, or words used herein shall be interpreted as follows: All words used in the present tense shall include the future; words in the singular number include the plural number and all words in the plural number include the singular number; and the word "building" includes the word "structure," and "dwelling" includes "residence," the word "person" includes "corporation," "co-partnership," as well as an '1ndividual"; the word "shall" is mandatory and the word "may" is permissive; the word "lof' includes "plof' or "parcel;" the words "used" or "occupied" includes the words "intended," "designed," or "arranged to be used or occupied." Terms. not herein defined shall have the meaning customarily assigned to them. Abutting: Having property or district lines in common. Adult Foster Home: A group residence in which more than three adults who are not related to the head of the household by blood, marriage or adoption are provided with both room and board, and supervision, counseling, or living conditions designed to meet the needs of the individual an adult residents; an adult foster home which is licensed by the State of Michigan or by the state authorized agency. Alley: Any dedicated public way affording a secondary means of access to abutting property, and not intended for general traffic circulation. Alterations: Any change, addition or modification to a structure or type of occupancy or use of structure or land or any change in the structural members of a building, such as walls or partitions, columns, beams or girders, the consummated act of which may be referred to herein as "altered" or "reconstructed" or "changed". Basement: A portion of the bullding partially underground, which has less than one third of its height measured from finished floor to finished ceiling, above the average grade of the adjoining ground. Bed and Breakfast: (RM, OS, BC, CBD Districts) An owner occupied dwelling where no more than 5 (five) guest rooms are made available for the temporary accommodation of the traveling or vacationing public. Such an establishment may offer meals only to those persons temporarily residing at the establishment. Bed and Breakfast Inn: (OS, BC, CBD Districts) A structure primarily used for lodging purposes where the use as a residence is clearly secondary. A structure where more than 5 (five) but not more than 30 (thirty) guest rooms are made available for the temporary accommodation of the traveling or vacationing public. Such an establishment may offer meals to the public and persons temporarily residing at the establishment. Bluffline: The edge or crest of the elevated segment of the shoreline above the beach on the landward side, normally with a precipitous front that inclines steeply. If there is not an elevated segment indicating the bluffline, the line of perennial vegetation is considered the bluffline. Building: A structure designed, built or occupied as a shelter or roofed enclosure for persons, animals or property. The term building shall be construed under this code as if followed by the words "or parts thereof." Roof shall include coverings of any material whether or not permanent in nature. Building, Accessory: A subordinate building, the use of which is clearly incidental to that of the main building or to the use of the land, that may be used for permitted use or a customary accessory use. Building, Height: The vertical distance between the average grade and the highest point of the roof surface for flat roofs, to the deck line of Mansard roofs; the average height between eaves and ridge for gable, hip and gambrel roofs; and the average height between the lowest point and the highest point on a shed roof. 02-26-03 80-1 ---- - �Building(s), Main: A) Any individual structure, on a lot or site, which contains one or more principal or conditional uses. B) The separate structures, on a single site, in which one or more principal or conditional uses are located . Building, Non-Conforming: Any structure, the construction of which was lawfully established prior to the passage of this ordinance (or any amendments thereto), which for any reason does not meet all of the applicable regulations contained in the ordinance (or its amendments) . Children's Foster Care Facility: A single family home occupied by a foster parent or by two foster parents and not more than six children including the natural children of the parents and foster children, which is licensed by the State of Michigan or a state authorized Child Placing Agency. Such a group of persons shall be considered a family for the purposes of this ordinance . Commercial Development: Development for the purpose of exchanging, buying, or selling commodities on a large scale which involve transportation from place to place. District: A portion of the incorporated area of the city within certain regulations and requirements or various combinations thereof apply uniformly under the provisions of this ordinance. Dwelling Unit: One or more rooms connected together but structurally divided from all other rooms in the same structure, constituting separate living quarters, designed for permanent residential occupancy by a single family. Individual bathrooms and complete kitchen facilities, permanently installed, shall always be included for each dwelling unit. Dwelling, Duplex: A building designed or modified to contain two dwelling units not including mobile homes, travel trailers, and tents. Not more than one family may occupy each dwelling unit. Dwelling, Multiple Family: A building designed or modified to contain three or more dwelling units not including mobile homes, travel trailers, and tents. Not more than one family may occupy each dwelling. Dwelling, Single Family: A building designed exclusively for use as one dwelling unit not including mobile homes, travel trailers, and tents. Not more than one family may occupy each dwelling unit. Earthwork: The removal of earth materials, clearing of vegetation, mass grading, or re-grading of a site. Erected: Includes built, constructed, altered, reconstructed , moved upon, or any physical operations on the premises required for construction. Excavation, fill, drainage, installation of utilities, and the like, shall be considered a part of erection. Essential Services: Means the erection, construction, alteration or maintenance by public utilities or municipal departments, of overhead, surface, or underground gas, electrical, steam, fuel, or water transmission or distribution systems; collection, communication, supply or disposal systems, including towers, poles, wires, mains, drains, hydrants, and similar accessories in connection therewith, but not including building over 250 square feet in area necessary for the furnishing of such services. Family: 1) A basic unit having at its nucleus one or two persons who may be providing care for their children and/or elderly parents plus not more than two other persons; or, 2) Not more than four unrelated persons living together as a single housekeeping unit. Family Day Care Home: A private home in which more than one but less than seven minor children are received for care and supervision for periods of less than 24 hours a day, unattended by a parent or guardian, except children related to an adult member of the family by blood, marriage or adoption. It includes a home that gives care to an unrelated child for more than four weeks during a calendar year; or a home licensed by the Michigan Department of Social Services as a family day care home. Fence: A structure of definite height and location to serve as an enclosure in carrying out the requirements of this ordinance; a barrier designed to bound an area. (See Fence Ordinance also.) Fence, Screening: A structure of definite height and location, maintained to prevent passage of light and to screen and separate a use form adjacent property. Unless otherwise regulated in this ordinance or as required by the Board of Zoning Appeals of the Planning Board in carrying 80 - 2 • • • •Ill Ill • • • I I I I I �I I I I I I I I I I I I I I I out the spirit and intent of this ordinance, a screening fence shall be an obscuring fence or wall not less than four feet in height. Floor: The level base of the room, hollow structure, or enclosed area capable of supporting individuals of other materials, including basements. Floor Area: The total gross area of all floors, as measured to the outside surfaces of exterior walls. Fraternity of Sorority House: A building occupied and maintained exclusively for students affiliated with and formally recognized as a group by an academic or professional college or university or other recognized institution of higher learning. Grade: The average level of the finished surface levels of the ground adjacent to all exterior walls of those buildings more than five feet from a right-of-way. For buildings closer than five feet to a right-of-way the grade is the curb elevation at the center of the building . If there is no curb, the City Engineer shall establish the grade. Ground Coverage Ratio: The ratio of the area covered by the maximum horizontal cross section of a building or buildings to the area of the site (i.e. 20 square feet of building cross section on 100 square feet of land would give a ratio of 20/ 100 or 0.20). Group Day Care Facility: A private home, or a facility other than a private home, receiving more than six preschool or school aged children for care of supervision for periods of less than twenty four hours a day; a facility licensed as day care center are a home licensed as a group day care home by the Michigan Department of Social Services. Group Residential Facilities: Group residential facilities shall be defined to include the following: ( 1) Halfway House: A house licensed by a State Agency for the continued care, treatment and counseling of individuals who have successfully completed institutional treatment and who will benefit from a controlled atmosphere in a residential setting. 2) Adult Foster Care Facility: A home licensed by the State Department of Social Services for occupancy by persons referred by a placement review committee and under the supervision of either the Alger Marquette Community Mental Health Agency or the Department of Social Services, who would benefit from a controlled residential atmosphere, while participating in alternative treatment and voluntary training programs. 3) Spouse Abuse Shelter: A home for the temporary residence of victims of domestic violence. High Risk Erosion Setback: The minimum distance between the bluffline and the most lakeward edge of a permanent structure, as measured on tho date that construction begins. Home Occupation: An occupation of profession, carried on in a dwelling unit by members of the immediate family residing on the premises which are clearly incidental or secondary to the use of the dwelling for dwelling purposes. Homestay: (RS, RG, Districts) An owner occupied single family dwelling of which the rental of rooms is clearly secondary in use to the dwelling, where no more than 3 (three) guest rooms are made available for the temporary accommodation of the traveling or vacationing public. Such an establishment may offer meals only to those persons temporarily residing at the establishment. Hospital Hospitality Houses: A noncommercial use of a residential structure where rooms are let to transient patients of a local hospital concurrent with the patient's treatment at the hospital. Landscaping: The modification of the landscape for an aesthetic or functional purpose. It includes the preservation of existing vegetation and the continued maintenance thereof together with the installation of minor structures and appurtenances. Loading Space: An off-street space on the same lot with a building, or group of buildings, for temporary parking of a commercial vehicle while loading and unloading merchandise or materials. Lot: For purpose of this ordinance a lot is a parcel of land of at least sufficient size to meet minimum zoning requirements for use, coverage, and area to provide such yards and other open spaces as are herein required . Such a lot shall have its front line abutting a public street or a private street meeting the standards of an approved PUD and may consist of: 1. A single lot of record ; 2. A portion of a lot of record; 02-26-03 80-3 �• 3. A combination of complete lots of record, complete lots of record and portions of lots of record, or of portions of lots of record; o r 4. A parcel of land described by metes and bounds. Lot, Non-conforming: A lot, the size, width or other characteristic of which fails to meet requirements of the Zoning District in which it is located and which was conforming ("of record") prior to enactment of this ordinance. Lot of Record: A lot which is part of a plat or a lot or parcel described by metes and bounds recorded in the Office of the County Register of Deeds at the time of adoption of this ordinance. Lot, Corner: A lot where the interior angle of two adjacent sides at the intersection of two streets is less than one hundred and thirty five (135) degrees. A lot abutting upon a curved street or streets shall be considered a corner lot for the purposes of the ordinance, if the arc is of less radius than one hundred fifty ( 150) feet and the tangents to the curve, at the two points where the lot lines meet the curve or the straight street line extended, form an interior angle of less than one hundred thirty five (135) degrees. Lot, Interior: A lot other than a corner lot. Lot, Through: An interior lot having frontage on two more or less parallel streets as distinguished from a corner lot. All sides of said lots adjacent to streets shall be considered frontage, and front yards shall be provided as required. Lot Lines: The line abounding a lot as defined herein: 1. Lot Line. Front: That line separating the lot from the right-of-way, in the case of a through lot, the lines separating the lot form each right-of-way; in the case of a corner lot one such front line may be designated as a side lot line. 2. Lot Line. Rear: A lot line which is opposite the front lot line. In the case of a corner lot, the rear lot line shall be opposite either front line, but there shall only be one rear lot line. In the case of a lot pointed at the rear, the rear lot line shall be an imaginary line parallel to the front lot line, not less than ten (10) feet long, lying farthest from the front lot line and wholly within the lot. 3. Lot Line, Side: Any lot line not a front lot line or not a rear lot line. Lot Width: The horizontal distance between the side lot lines, measured at the interior front yard lines. Major Street: Any street designated as a major street pursuant to Act 51 of the public Acts of 1951. Master Plan: Comprehensive land use plan adopted by the Planning Board pursuant to Act 285, Laws of 1931 . Minor Street: Any street designated as a minor street pursuant to Act 51 of the Public Acts of 1951 . Motel: A series of rental units, each containing at least a bedroom and bathroom, provided for compensation to the traveling public for overnight lodging. Mobile Home: Any vehicle designed, used of so constructed as to permit its being used as a conveyance upon the public streets of highways and duly licensable as such and constructed in such a manner as will permit occupancy thereof as a dwelling or sleeping place for one or more persons. Such mobile home shall include units with or without wheels attached. When occupied as a dwelling unit such mobile home must be locate in the mobile home park. Mobile Home Park: A Planned Unit Development designed for the placement of mobile homes to be occupied as dwelling units. Non-Conforming: Refer to buildings, non-conforming; lots, non-conforming; and uses, non-conforming. See also Section 80.44 for non-conforming uses and non-conforming buildings. See Section 80.45 for non-conforming lots. Nursing Home, Convalescent Home, Extended Care Facility: An establishment which provides full-time convalescent, or extended care, or both for three of more individuals who are not related by blood or marriage to the operator and, who, by reason of chronic illness or infirmity are unable to care for themselves. Surgical and obstetrical services and care for the acutely ill are not available on the premises. 80-4 • • • • • • • • • • • • • • �I I I I I I I I I I I I I I I I I I Occupants, Capacity: Maximum number of persons who may occupy a structure as determined by the City Fire Chief, as authorized by state or local statute. Occupancy: Being present in any manner of form . Includes the meaning of intent, design, or arrangement for the use, or inhabitation of. Office: A building or portion of a building wherein services are performed including, predominantly administrative, professional, or clerical operations. Open Space: That portion of a site not covered by structures (see also outdoor livability space). Outdoor Livability Space: Any area of a site which is not covered by a structure, is not included in required parking area, and is available for use by residents and visitors. Parking Lot: A hard surfaced, dust free area with well defined entrances and exit lanes for unencumbered access to individual parking spaces . Parking Space: A defined area of at least l O feet X 20 feet for the storage or parking of a single permitted vehicle. This area is to be exclusive of drives, driveways, isles or entrances givir,g access to the space from the public right-of-way. Permanent Structure: Any building, (whether residential, commercial, or industrial), mobile home, accessory structure or related building, or any septic system, tile field or other waste handling facility erected, installed or moved onto a parcel of property. Excluded are recreational vehicles, picnicking shelters or moveable storage sheds, stairways, dock, or erosion control structures . Planned Unit Development (PUD): A development of flexible design, which meets the requirements of the Planned Unit Development District, other applicable sections of this ordinance and any additional requirements placed upon it by the Planning Board . Public Utility: Any person, firm or corporation, municipal department, board or commission duly authorized to furnish and furnishing under Federal, State, or Municipal regulation to the public, gas, steam, electricity, sewage disposal communication, telegraph, transportation, or water. Retail Business: A business which sells commodities or goods in small quantities to the ultimate consumer. Rooming House: A building where sleeping accommodations are available for remuneration for periods of one week or longer. Board may or may not be included with the accommodations. Service: A useful labor which does not produce a tangible commodity. Setback: In this ordinance, the term setback is not used, as such term represents a distance that is established in like manner as that for yard. Shoreline: The area of the shorelines where land and water meet. Sidewalk Cafe: An outdoor dining area on a public sidewalk or right of way where patrons consume food and beverages provided by an abutting food service establishment. Such establishments include either table service in the outdoor area or takeout items to be consumed there. Sign: Refer to City Code, Chapter 82 - Signs. Site: One or more lots under the same ownership or control which are proposed to the Zoning Administrator as a whole for the purpose of compliance with the requirements and regulations of this ordinance. Site Area, Net: In the Planned Unit Development District the net site area shall be the area of any existing or required right-of-way located within the boundaries of the site. In all other districts the net site area shall be the total site area. Site Improvements: Any work performed on a site that is not building construction or earthwork. Site Plan: A graphic document of existing site conditions and proposed alterations and construction submitted in compliance with the requirements of this ordinance. Street: A dedicated public right-of-way which affords the principal means of vehicular access to abutting property. A street includes the entire right-of-way and any improvements constructed thereon. Structure: Anything constructed or erected, the use of which requires location on the ground or attachment to something having location on the ground, except driveways and pavement. Tent: A structure whose walls and roof are entirely or primarily made of fabric. Travel Trailer: A vehicle designed as a travel unit for occupancy as a temporary or seasonal 02-26-03 80 - 5 �living unit. Use: Any purpose for which a building or other structure or a tract of land may be designed, arranged, intended, maintained or occupied, or any activity, occupation, business or operation carried on or intended to be carried on in a building or other structure or on a tract of land. Use, Accessory: Any use of land and/or structures which may customarily accompany the permitted uses within each zoning district as the principal use to which it is accessory. Use, Conditional: Any building, structure, or use which complies with tho applicable regulations governing uses, other than principal and accessory uses, in the zoning district in which such building, structure, or use us located, and for which a permit has been issued by the City Planning Board. Use, Non-Conforming: Any structure, use of a structure or land use which was lawfully established prior to the time of passage of this ordinance (or any amendments thereto) and which does not conform to all of the applicable regulations contained in the ordinance (or its amendments). Use, Permitted: A use by right which is specifically authorized in a particular zoning district. Use, Principal: The main use of land or structures as distinguished form a secondary or accessory use. Uses Subject to Appeal: A use which may be approved by decision of the Zoning Administrator, which decision may be appealed to the Planning Board following the procedure for review of conditional uses. Yard: Required open space on the same site as a main building, unoccupied and unobstructed form the ground upward except as otherwise provided in the City Code, as defined therein. Yard, Front: An open space extending the full width of the lot, the depth of which is the minimum horizontal distance permitted between the front lot line and the nearest point of the building. Yard, Rear: An open space extending the full width of the lot, the depth of which is the minimum horizontal distance permitted between the rear lot line and the nearest point of the main building. In the case of a corner lot, the rear yard may be opposite either street frontage, but there shall only be one rear yard. Yard, Side: An open space between the main building and the side lot line, extending from the front yard to the rear yard, the width of which is the minimum horizontal distance permitted between the nearest point on the side lot line to the nearest point of the main building. Yard, Transitional: A required yard located on sites abutting zoning district boundaries for the purpose of creating a buffer zone to reduce conflict between incompatible districts. Zoning Variance: A modification of the literal provisions of the Zoning Ordinance granted by the Board of Appeals when in its judgement the strict enforcement of the Zoning Ordinance would cause undue hardship owing to circumstances unique to the individual property on which the variance is granted. 80.03 Application of the Ordinance. No structure, or part thereof, shall be constructed, erected, placed, altered, or maintained, and no land use or earthwork greater than 40,000 square feet in size commenced or continued within the City of Marquette, except as specifically, or by necessary implication, authorized by this ordinance. Within each zoning district no structure or use of any structure or land shall be lawful except the Principal Uses and Conditional Uses provided for in Section 80.44 of this ordinance. Conditional Uses are allowed on permit granted by the City Planning Commission. Where a lot is devoted to a Principal Use, customary accessory uses and structures are authorized except as prohibited specifically or by necessary implication. 80.04 Vested Rights. Nothing in this ordinance shall be interpreted or construed to give rise to any permanent vested rights in the continuation on any particular use, district, zoning classification or any permissible activities therein, and they are hereby declared to be subject to subsequent amendment, change or modification as may be necessary to the preservation or protection of public health, safety and welfare. 80 - 6 • • •■ I I I I I I I I I I -II �I I I I I I I I I I I I I I I I I I I 80.05 Establishment of Zoning Districts and Boundaries. 1. For the purpose of this ordinance the city is hereby divided into zoning districts as named and described in sections 80.20 through 80.39 . 2. The boundaries of said districts are hereby established as shown on the Official Zoning Map. A. The Official Zoning Map shall be identified by the signatures of the Mayor and City Clerk. B. The Official Zoning Map shall be kept in the office of the Zoning Administrator whose responsibility it shall be to enter on the map all amendments adopted by the City Commission. 3. Unless otherwise shown the boundaries of said districts shall be interpreted as follows: A. Boundaries approximately following public, railroad, utility, or other rights-of-way, streams, rivers, or canals, shall be construed to follow the center lines of such features. B. Boundaries approximately platted lot lines, or the city limits shall be construed as following these lines. C . Projections form the shoreline into unzoned water areas shall be subject to the regulations of the zoning district of the land at the shoreline. 4. Areas annexed to the city shall be subject to the regulations of the districts in this ordinance which most closely approximate their zoning, as determined by the Zoning Administrator. A. Within four months the City Commission shall upon recommendation of the City Planning Board either concur with the districts which the Zoning Administrator has chosen, or following a public hearing, designate a different district. 5. Public ways vacated by the City Commission action shall be construed as being in the zoning district which applies to the lands to which they become attached. 80.06 Amendment Procedure. The City Commission, the Planning Board or the property owner may at any time originate a petition to amend or change district boundaries, or regulations contained herein, pursuant to the authority and procedure established by Act 207 of Public Acts of 1921 as Amended. 1. Procedure: A. Each petition by one or more persons for an amendment shall be submitted to the Zoning Administrator. Documents to support the application may be filed with the Zoning Administrator. A fee, as established by the City Commission shall accompany each petition, except those originated by the Planning Board or City Commission. B. The Planning Board shall set a time and date for a public hearing. (1) Notice of the Public Hearing shall be given as in Section 80.64.5. Any person may appear or be represented by duly authorized agent or attorney. (2) The Board may refuse to schedule a hearing on a petition for rezoning which includes any portion of a site considered for rezoning in which includes any portion of a site considered for rezoning in the previous six months. C. Following the public hearing, the Planning Board shall either make a recommendation to the City Commission or deny the petition. D. The City Commission upon recommendation shall either schedule a public hearing or deny the petition. This hearing shall be advertised in a general circulation newspaper. E. Amendments shall take effect ten days after adoption by the City Commission. 80 .07 Relationship to Other Laws. Whenever regulations or restrictions imposed by this ordinance are either more of less restrictive than regulations or restrictions imposed by any governmental authority through legislation, rule, or regulation , the regulations, rules, or restrictions which are more restrictive or which impose higher standards or requirements shall govern. Regardless of any other provision of this ordinance, no land shall be used and no structure erected or maintained in violation of any state or federal pollution control or environmental protection law or regulation . 80 .08 Severability. This ordinance and the various parts, sections, subsections, in clauses thereof, are hereby declared to be severable. If any part, sentence, paragraph, subsection, section, or 02-26-03 80 - 7 �clause is adjusted unconstitutional or invalid, it is hereby provided that the remainder of the ordinance shall not be affected thereby. If any part, sentence, paragraph, subsection, or clause is adjudged unconstitutional or invalid as applied to a particular property, building, or other structure, it is hereby provided that the application of such portion of the ordinance to other property, building, or structures shall not be affected thereby. Whenever any condition of limitation is included in an order authorizing a planned unit development or any conditional use permit, variance, zoning compliance permit, certificate of occupancy, site plan approval, or designation of Class A non-conformance, it shall be "conclusively presumed" that the authorizing officer of body considered such condition or limitation necessary to carry out the spirit and purpose of this ordinance or the requirement of some provision thereof, and to protect the public health, safety, and welfare, and that the officer or board would not have granted the authorization to which the condition or limitation pertains except in the belief that the condition or limitation was lawful. 80 .09 Effective Date and Repeal of Prior Ordinance. This ordinance shall take effect on April 10, 1978 said date being 10 days after adoption and publication by the City Commission. The Zoning Ordinance adopted by the City Commission on the 8th day of November, 1965 and all amendments thereto are hereby repealed as of the effective date of this ordinance. The repealed as of the effective date of this ordinance. The repeal of the above ordinance does not affect or impair any act done, offense committed, or right occurring, accrued or acquired, or liability, penalty forfeiture or punishment incurred prior to the time enforces, prosecuted, or inflicted. 80. l O Uses Subject to Appeal. A use subject to appeal shall be reviewed by the Zoning Administrator as if it were a Principal use in that district, with the following exceptions: a. It must meet all requirements of the ordinance including any special requirements listed for that zoning district. b. The Zoning Administrator 's decision to approve or disapprove a use subject to appeal may be appealed to the Planning Board. Said appeal shall follow the same procedure as the review of a conditional use (refer to Section 80.65). 80 .11 - 80.18 Reserved For Future Use. 80.19 Shoreline Erosion Overlay Zone 1. Intent. The intent of this overlay zone is to prevent the placement of structures in areas of high risk erosion as required by the Shorelands Protection and Management Act, P.A. 245 of 1970, as amended, thereby providing a minimum of thirty years protection from shoreline erosion and minimizing economic hardships of property loss. 2. Boundaries of the High Risk Erosion Area. The high risk erosion area coincide with description in shorelands erosion studies of the Department of Natural Resources (see overlay map dated September 13, 1984) . Overlay District A: The north boundary in section 14, T 48 N, R 25 W, lies 2,830 feet north of the intersection of Fair Avenue extended and the shoreline. The south boundary lies 1,430 feet north of the intersection of Fair A venue extended and the shoreline. The inland boundary 130 feet from the bluffline. Overlay District B: The north boundary in section 14, T 48 N, R 25 W, lies 1,430 feet north of the intersection of Fair Avenue extended and the shorellne. The south boundary, in section 13, lies 615 feet south of the intersection of Fair Avenue extended and the shoreline. The inland boundary 130 feet from the bluffline. 3. Schedule of Regulations. Within the boundaries of the high risk erosion areas established by this section, no permanent structures shall be located between the ordinary high water mark and the line defining the minimum setback distance. This will be measured in the landward direction as distance horizontal from and perpendicular to the bluffline. For each high risk session area described in Section 80.19 .2, the minimum setback, along with the recommended setback for permanent structures shall be as follows: 80-8 • • • • • • • • • • • • • • • • • • • �I I I I I I I I I I I I RISK AREA A B MINIMUM 130 feet 180 feet RECOMMENDED 145 feet 195 feet SETBACK SETBACK 80.20 RS-Single Family Residential District. 1. Intent. To establish and preserve quiet, attractive neighborhoods of detached single family dwellings with a low to medium density. A limited number of public of institutional uses which are both compatible with this intent and convenient to the residents of this district may be allowed. 2. 3. 4. 5. Principal Uses. A. Detached single family dwelling units. (See Sec. 80.40) . 8. Customary accessory uses and structures. (See Sec. 80.40.3.e). C. Family day care homes. Requirements for Principal Uses. A. No more than one single family dwelling unit may be located on a lot. Conditional Uses (See Sec. 80.65). A. Schools, churches and cemeteries. B. Public recreational facilities compatible with the intent of this district. C. Home occupations. D. Group day care facilities. E. Duplex dwelling units. F. Homestays Uses subject to Appeal (See Sec . 80. l O). A. Home offices - subject to the following conditions: 1. The office may not occupy more than 25% of the floor area of the dwelling unit or a maximum of 500 square feet, which ever is smaller. 2. No persons who are not lawful residents of the dwelling may be employed. 3. There shall be no signs used to indicate the presence of the office use. 4. Persons other than residents of the dwelling shall not visit the office for business purposes. 5. There shall be no equipment used, the operation of which can be sensed outside of the dwelling unit. 6. No activity related to the office shall take place in an accessory structure. 7. Approval of a home office shall vest only in the person making application, and shall not be transferable to another person. 8. Application for approval of a home office shall include a signature indicating approval of the property owner if that person is different from the applicant. 80.21 RG - General Residential District. 1. Intent. To establish and preserve medium density residential neighborhoods which present an environment acceptable to single families. Some additional non-commercial compatible uses may be allowed. 2. Principal Uses (See Sec. 80.40.2). A. Detached single family dwellings (See Sec . 80.40.2) B. Customary accessory uses and structures (See Sec. 80.40.2 and 3.e). C. Family day care homes. 3. Requirements for Principal Uses. A. No more than one single family dwelling unit may be located on a lot. 4. Conditional Uses (See Sec. 80.65). A. Schools, churches, cemeteries. 8. Publlc buildings and recreational facilities compatible with the intent of this ordinance. C . Home occupations. D. Group day care facilities. 02-26-03 80-9 �5. E. Universities. F. Duplex dwelling units. G. Homestays. H. Hospital Hospitality Houses. Uses subject to Appeal (See Sec. 80. l 0) A. Home offices - subject to the following conditions: 1. The office may not occupy more than 25% of the floor area of the dwelling unit or a maximum of 500 square feet, whichever is smaller. 2. No persons who are not lawful residents of the dwelling may be employed. 3. There shall be no signs used to indicate the presence of the office use. 4. Persons other than residents of the dwelling shall not visit the office for business purposes. 5. There shall be no equipment used, the operation of which can be sensed outside of the dwelling unit. 6. No activity related to the office shall take place in an accessory structure. 7. Approval of a home office shall vest only in the person making application, and shall not be transferrable to another person. 8. Application for approval of a home office shall include a signature indicating approval of the property owner if that person is different from the applicant. 80.22 RM - Multiple Family Residential District. 1. Intent. To establish and preserve high density residential neighborhoods which will provide at least the minimum acceptable residential environment. 2. Principal Uses. (See Sec. 80.40.2) A. Detached single family dwellings on lots which were platted prior to the adoption of this ordinance . B. Duplexes. C . Multiple family residential structures. D. Family day care homes. E. Customary accessory uses where the property has been developed for single family use on a lot platted prior to adoption of this ordinance. 3. Conditional Uses (See Sec. 80.40.2). A. Schools, churches, cemeteries. 8. Public buildings and recreational facilities compatible with the intent of this district. C . Home occupations. D. Group day care facilities . E. Universities. F. Hospitals, extended care facilities, convalescent homes and adult foster care homes. G. Rooming houses, fraternities and sororities. H. Multiple family dwelling over 35 feet in height. I. Customary accessory uses and structures except as described in 80.22 .2.e above . J . Group Residential Facility. K. Bed and Breakfasts. 4. Uses subject to Appeal (See Sec. 80.10) A. Home offices - subject to the following conditions: 1. The office may not occupy more than 25% of the floor area of the dwelling unit or a maximum of 500 square feet, whichever is smaller. 2. No persons who are not lawful residents of the dwelling may be employed. 3. There shall be no signs used to indicate the presence of the office use. 4. Persons other than residents of the dwelling shall not visit the office for business purposes. 5. There shall be no equipment used, the operation of which can be sensed outside of the dwelling unit. 6. No activity related to the office shall take place in an accessory structure . 80-10 • • • • • • • • • • • • • • • �I I I I I I I I I I I I I I I I I I I 7. Approval of a home office shall vest only in the person making application, and shall not be transferrable to another person . 8. Application for approval of a home office shall include a signature indicating approval of the property owner if that person is different from the applicant. 80.23 OS - Office District. 1. Intent. To provide areas suitable for uses performed exclusively in offices. 2. Principal Uses (See Sec. 80.40.2). A. Executive, administrative, and professional offices. B. Medical and dental offices including clinics. C . Governmental offices. D. Residential units. E. Churches. 3. Requirements for Principal Uses. A. No more than two dwelling units shall be permitted in an office building. Such units shall not occupy more than 50% of the floor area of the building excluding the basement. B. Such units must meet all the requirements of the State Building Code and the City Housing Ordinance. C. There shall be no use or storage of flammable or hazardous materials in the building. D. Two parking places for each such dwelling unit with direct access to the parking area from the residential unit shall be provided. 4. Conditional Uses (See Sec. 80.65). A. Customary accessory uses. B. Bed and Breakfasts . C. Bed and Breakfast Inns. 80.24 BC - Community Business District. 1. Intent. The community business district is intended to encompass businesses which cater to the retail and service needs of the community, but which do not require large areas of land. These districts are encouraged to develop in clusters with common parking areas. Limited residential uses are allowed, when they accompany non business uses, for the purpose of increasing the viability of small businesses and offices. 2. Principal Uses (See Sec. 80.40.2) . A. All principal and conditional uses permitted in the OS-Office District. B. Retail business and service establishments catering primarily to the local market. C . Residential units. 3 . Requirements for Principal Uses. A. All establishments shall deal directly with retail consumers. B. All goods produced on a premises shall be sold on the premises where produced. C. All business, servicing, storage, or processing except for off-street parking or loading shall be conducted within a completely enclosed building. D. No more than two dwelling units may be permitted in each building. E. Two parking places for each residential dwelling unit with direct access to the parking area from the residential unit shall be provided. F. Dwelling units must be located above the first floor. G. Hazardous or flammable materials may not be used or stored within a residential building. 4. Conditional Uses (See Sec. 80.65). A. Establishments selling alcoholic beverages for consumption on the premises. B. Motels. C. Group Residential Facilities. D. Bed and Breakfasts. E. Bed and Breakfast Inns. F. Sidewalk Cates. 02-26-03 80 - 11 �G. Outdoor food and beverage service. 80.25 CBD - Central Business District. 1. Intent. To provide suitable regulations for the business oriented core area of the city wh ich serves both local and regional markets . 2. Principal Uses. (See Sec. 80.40.2). Retail, office, service functions, which are conducted within completely enclosed buildings, and residential units. 3. Requirements for Principal Uses. A. There shall be not outdoor storage. B. Outdoor vehicular sales, and service areas are not permitted . C. Two parking places for each residential dwelling unit with direct access to the parking area from the residential unit shall be provided. D. Dwelling units must be located above the first floor. E. Hazardous or flammable materials may not be used or stored within a residential building . 4. Parking for Principal Uses. It is recognized that the City of Marquette and the Downtown Development Authority have undertaken to provide adequate parking for the principal uses located in this zoning district. For that reason parking requirements in this district are eliminated with the exception of residential and conditional uses. A. The zoning administrator shall keep a summary of the zoning compliance permits approved each year, including individual uses approved, their locations, and the floor area they occupy. B. The zoning administrator shall not require the provision of parking for any principal use in the Central Business District. C. Annually, in January the Planning Commission shall meet with representatives of the Downtown Development Authority. 1. The Planning Commission shall review the accumulated annual information from the zoning administrator on new land uses . 2. The Downtown Development Authority shall provide information on the occupancy of each parking lot in the system. This information shall include occupancy at different times of the year and at different times of the day. D. The Planning Commission shall determine if the parking needs of the Central Business district are being met. A report of this determination shall be sent to the Downtown Development Authority and the City Commission. If the determination is that parking needs are not being met, the Planning Commission shall describe how the needs are not being met, and may suggest steps which could be taken to meet the need. 5. Conditional Uses (See Sec . 80 .65). A. Motel and hotels. B. Churches. C . Residential Units. D. Bed and Breakfasts. E. Bed and Breakfast Inns. D. Sidewalk Cates. E. Outdoor food and beverage service 80.26 BG - General Business District. 1. Intent. To provide suitable areas for retail or wholesale sales or service establishments which cater to a regional market. Uses include comparison shopping and land intensive establishments, which may be located so as to utilize a common parking area, or may provide their own parking separately. 2. Principal Uses (See Sec. 80.40.2) . A. All principal uses allowed in the BC district except residential uses. B. All other retail sales establishments. C. All other service establishments. 80 - 12 •I I I I I I I I I I I I II I I - �I I I I I I I I I I I I I I I I I I I D. Wholesale trade establishments. Requirements for Principal Uses. A. Open storage of any equipment, vehicles and all materials including wastes shall be screened from public view, from public streets and from adjoining properties by an enclosure consisting of a wall or an obscuring fence of a height of not less than six (6) feet to obscure such stored materials. (See also Sec. 80.43.3) . B. Open storage shall not be in excess of twenty (20) feet in height. 80.27 I - Industrial District. 1. Intent. It is the intent of this district to regulate the establishment of industrial uses in the city in such a way as to prevent the deterioration of the environment to protect the desired qualities of adjoining districts and to exert a minimum nuisance on adjacent uses within this district. 2. Principal Uses (See Sec. 80.40.2) . A. Warehousing, and distributive operations. B. Wholesaling operations. 3. Requirements for Principal Uses . A. Open storage of any equipment, vehicles and all materials, including wastes, shall be screened form public streets, and from adjoining properties by an enclosure consisting of a wall or an obscuring fence of a height of not less than six (6) feet to obscure such stored materials (See also Sec. 80.43.3). B. Open storage shall not be in excess of twenty (20) feet in height. 4. Conditional Uses (See Sec. 80.65) . A. Light and heavy manufacturing. B. Major repair and maintenance operations. C . Processing and packaging operations. D. Bulk storage. 3. 80 .28 CR - Conservation and Recreation District. 1. Intent. To preserve the character of land in the city which have outstanding scenic and/or recreational qualities by restricting development not suited to this goal; to prevent development of land which has great ecological value or where there are natural hazards to development; to preserve open areas for forestry, agriculture and recreation ; and to control the construction of structures along the shoreline of Lake Superior. 2. Principal Uses (See Sec 80.40.2). A. Agriculture, including forestry. B. Land, water, and wildlife conservation and/or education activities. 3. Requirements for Principal Uses. A. Open storage of any equipment, vehicles and all materials including wastes shall be screened from public view. from public streets, and from adjoining properties by an enclosure consisting of a wall or an obscuring fence of a height not less than six (6) feet to obscure such stored materials (see also Sec. 80.43.3). B. Open storage shall not be in excess of twenty (20) feet in height. 4. Conditional Uses (See Sec. 80.65) . A. Land intensive recreational uses, either public or private, including customary accessory commercial uses. B. Port facilities and docks excluding warehousing and outdoor storage of materials, goods, or products. C. Natural Resource Extraction operations. D. Structures between the shoreline of Lake Superior and the pavement of the nearest public street or highway 80 .29 DD - Deferred Development. 1. Intent. To reserve large undeveloped areas of the city for future development by prohibiting unplanned, scattered development which would tend to divide these areas into smaller, 02-26-03 80-13 �more difficult to develop parcels. To delay intense development until city utilities and services can be provided . 2. Principal Uses (See Sec. 80.40.2) . A. Agriculture, including forestry. B. Land, water, and wildlife conservation and education operations . 3. Conditional Uses. A. None 80.33 PUD - Planned Unit Development District. 1. Intent. A. To permit more flexibility in the use and design of structures and land than is allowable under the other districts of this ordinance, where such modifications will not be contrary to the intent of this ordinance of significantly inconsistent with the Master Plan upon which it is based. B. To require a higher degree of urban amenities, the preservation of natural scenic qualities an open spaces, and more creative and imaginative design of developments in return for such flexibility . C. To promote more efficient and economical use of land. D. To give the developer reasonable assurance of ultimate approval before expending complete design monies, while providing city officials with assurances that a project will retain the character envisioned at the time of agreement. 2. Minimum PUD Size. A. Five contiguous acres, which may be divided by public rights-of way. B. One contiguous acre, in a plotted subdivision in which at least 80% of the lots have been built on . 3 . Regulations establishing permitted uses. A. Any use is permitted if the developer can demonstrate that the proposed PUD is of such a scale, and is sufficiently well designed to accomplish the intent of this ordinance with respect to adjoining land uses both existing and anticipated uses adjoining the PUD. B. A mixture of uses is allowable within any PUD providing that the developer can demonstrate that such mixture is so designed as to meet the intent of this ordinance in respect uses adjoining the PUD. C. The Planning Board shall use the Master Plan as a guide in determining anticipated uses. D. The Planning Board shall adopt, with the concurrence of the City Commission, guidelines for determining the compliance of the PUD with the intent of this ordinance. These guidelines include, but are not limited to, density, open space, outdoor livability space, traffic circulation, parking standards, environmental design, and non-residential development. 4. PUD Application Procedure. A. The developer shall consult with the City Planning Department concerning the requirements for application and guidelines set by the Planning Board and the City Commission . B. The developer shall submit a Preliminary Development Plan with a petition for rezoning to PUD district. This plan shall consist of written and graphic documents. The written documents shall consist of: 1. A legal description of the total site proposed for development including the present and proposed ownership. 2. A statement of the nature and character of the proposed development, and the methods to be used in achieving these goals. 3. A schedule of the approximate date, or dates if the development is to be divided into stages, when construction will begin and be completed. 4. A statement of the developer's intentions with regard to future ownership of all of parts of the development. 80 - 14 • • • • • • • • • • • • • • • • • • • �I I I I I I I I I I I I I I I I 5. Quantitative data for the following : total number and type of dwelling and non-residential units, the proposed floor area, ground coverage, outdoor livability, and open space ratios, the proposed gross residential density, and the number of parking spaces for each used proposed, and any market or feasibility studies the developer wishes to submit in support of his plan. 6. Such additional documentation and may be required by the Planning Board. C. D. E. F. G. I I I H. The graphic documents shall consist of: 7. A plan at scale of 1: 1200 (1 inch = 100 feet) showing the existing site conditions including contours at an interval no greater than five feet, waterways or bodies, unique natural features, rock outcropping and vegetative cover. 8. A preliminary plat meeting the requirements of the Subdivision Ordinance, if the land is to be plotted . 9. A site plan or plans at a scale of 1: 1200 showing the location and floor area and use of all existing and proposed building, structures, and improvements, including maximum heights, the location and size of all areas to be conveyed, dedicated, or reserved as outdoor livability space, recreational areas, school sites, and similar public or semi-public uses, the proposed circulation system, including private and public streets, parking and loading areas, pedestrian ways, and access to existing and planned streets outside of the development, the existing and proposed utilities including sanitary and storm sewers, and water, gas, electric, telephone, and television cable lines, and a preliminary landscape plan. 10. A plan at an appropriate scale showing land areas adjacent to the proposed development, their uses, zoning, and general character, and the effects of the proposed development on such land including the treatment of the perimeter areas of the PUD . 11 . Such additional material as may be required by the Planning Board. Within 60 days following the submission of a Preliminary Development Plan, the Planning Department shall submit an analysis of the Plan to the Planning Board, the Planning Board shall hold a public hearing on the Plan, and vote to approve, approve with modifications or disapprove the Plan. If the Planning Board action is for approval or approval subject to modifications, a recommendation for similar action shall be made to the City Commission which shall then act within 30 days. Failure of either the Planning Board or the City Commission to act within the specified times shall constitute disapproval of the Plan . If the Preliminary Development Plan is approved, with or without modifications, by the City Commission, the official zoning map shall be changed to so signify. Such a change shall not constitute final approval of a plat, or authorization to issue building permits. Within 9 months following approval of the preliminary development plan containing in a final detailed form the information required in Section 80.62. At its discretion and for good cause the Planning Board may extend for six (6) months the period for filing the final development plan. If the developer fails to submit a final development plan for any reason , within the time allowed, the tentative rezoning shall be revoked and all the area within the development for which final approval has not been give shall be subject to the original zoning. If the Final Development Plan is in compliance with Preliminary Development Plan, as determined by the application of standards adopted by the Planning Board with the concurrence of the City Commission, it shall be approved by the Planning Board within 30 days. Notice of such approval shall then be given to the City Commission which shall approve the final development plan, and the plat or plats involved, if any, within 30 days; providing that such approval shall not be given until the financial assurances of development required by the Subdivision Ordinance have been made. If compliance with the preliminary development plan is not established the final 02-26-03 80-15 �development plan shall undergo the procedure for approval of a preliminary development plan as specific in Sections 80.30.4 before final approval may be given . (1) If, subsequent to the start of construction, it become necessary to modify the final development plan, the zoning administrator may do so at his discretion to the limit established in the PUD guidelines. If greater modifications are requested by the developer, they shall be subject to the approval by the Planning Board which shall act within 30 day. In granting such modifications, the Planning Board shall not act so as to substantially change the character or nature of the final development plan . (2) If construction has not started within 18 months of approval of the final development plan, said approval shall lapse. The Planning Board may extend this period by six months upon showing of good cause by the developer. If construction of the entire development or establishment stages is not significantly complete within the time limits imposed by the construction schedule, the Planning Board shall review the PUD an may recommend to the City Commission that the time for completion be extended, that the final development plan be amended. The Planning Department recommendation shall be subject to the procedures established in Section 80.30.4 governing approval of all or portions of the preliminary development plan . If final approval of all or portions of the development plan is withdrawn, that area of the PUD shall be subject to the original zoning. 80.34 MGH - Marquette General Health Systems Overlay District Regulations 1. Intent. The purpose and intent of the Marquette General Health Systems Overlay District is to provide for the growth and development of Marquette General Health Systems and to encourage the development of their facilities in a campus development framework; to provide for a variety of uses that support Marquette General Health Systems; to protect such areas from encroachment of incompatible land uses that may have an adverse impact on the operation and future expansion of Marquette General Health Systems; and to allow existing uses within the overlay district boundary which are not under ownership by Marquette General Health Systems to remain conforming to underlying zoning district regulations. The regulations are also intended to protect adjacent land uses and land use districts from the potential adverse impacts of Marquette General Health Systems on these adjoining areas. 2. Definitions. For the purpose of this overlay district, certain terms, or words herein shall be interpreted as follows: All words used in the present tense shall include the future; words in the singular number shall include the plural number and all words in the plural number include the singular number. Terms not herein defined shall have the meaning customarily assigned to them or the meaning assigned in section 80.02 of the Marquette City Code. Assisted living facilities: A residential development that provides room and board and provides assistance with activities for daily living for three or more adult residents. Emergency services: Facilities that provide ambulatory and related services . Health services: Establishments engaged in providing diagnostic services including general medical services, medical laboratories, and outpatient care facilities. Hospice: A facility that provides residential living quarters for up to six terminally ill persons. Hospitals: An institution providing health services for inpatient and/or outpatient medical or surgical care of the sick or injured and including related facilities such as, but not limited to, laboratories, outpatient departments, central staff service facilities, and staff offices which are an integral part of the institution. Medical related accessory uses: Privately owned facilities that provide support for patients, employees, and visitors of Marquette General Health Systems to include; financial institutions, insurance companies, medical equipment sales, pharmaceutical sales, barber shops, clothing rental , health clubs, photographic studios, cleaning and garment services (but not including power laundries or dry cleaning services), restaurants and cafeterias, bookstores, floral shops and gift stores provided there is no 80 - 16 • • • •I -I I I I I I I I I I I I I �I I I I I I I I I I I I I I I I I I I visible indication outside of any building. Medical related office: A place which functions such as directing, consulting, record keeping, clerical work, and sales without the presence of merchandise of Marquette General Health Systems. Medical related uses: Medical schools and associated dormitories, medical conference centers, medical appliance sales, facilities for carrying on investigation in the natural or physical sciences, or engineering and development as an extension of investigation with the objective of creating end products. 3. Master Planning Required. Within six months following adoption of this zoning district, and at least every five years thereafter, Marquette General Health Systems shall prepare and present to the Planning Commission for its review a master plan for the future development of its campus. The plan shall include all property owned by Marquette General Health Systems or scheduled for acquisition. The Planning Commission shall take into account the information in that master plan when making planning and zoning decisions in and around the hospital area. 4. Applicability: The overlay district regulations shall apply only to those properties under ownership of Marquette General Health Systems or its subsidiaries within the district boundary as herein described. The regulations contained herein shall not apply to properties not owned by Marquette General Health Systems or property owned by Marquette General Health Systems that is being used as a one or two family residence. 5. Special Documentation: Marquette General Health Systems shall provide the City of Marquette with a Campus Master Plan that will be kept on file at the City of Marquette Planning Department. The Plan provided by Marquette General Health Systems shall be updated every five years. 6. Marquette General Health Systems Overlay District Boundary and Sub-areas: The Marquette General Health Systems Overlay District is bounded by Kaye Avenue/College Avenue In the north, Park Street In the south, Seventh Street In the west, and Hebard Court/Presque Isle Avenue/Fourth Street in the east. The Marquette General Health Systems Overlay District Boundary is further segmented into three distinct sub-areas, which are designed to allow for more intense use as the distance from a residential area becomes greater, in order to provide a buffer from non-residential uses. These sub areas include: A. Sub-Area A: Neighborhood Protection Area B. Sub-Area B: Transitional Area C. Sub-Area C: Core/High Intensity Area The boundary of the zoning district and the boundary for each sub-area is graphically identified on the map entitled "Marquette General Health Systems Overlay District." 7. Principal Uses: The following uses are permitted within the district: A. Assisted living facilities B. Emergency Services C . Group day care facilities D. Health services E. Hospice F. Hospitals G. Medical related accessory uses H. Medical related office I. Medical related uses J . Nursing Homes K. Pharmacy L. Single and two-family homes 8. Special Requirements for Sub-areas. A. Neighborhood Protection Area . An area established to maintain the integrity of the residential area along park Street. (1) Building height shall be no more than thirty (30) feet . (2) Building width, measured parallel with Park Street, shall be a maximum of forty 02-26-03 80-17 �(40) feet and a minimum of twenty (20) feet for all new construction. (3) Minimum spacing between buildings shall be a ten (10) feet. (4) Maximum building length, defined as the portion of a building that runs perpendicular to Park Street, shall be no more than sixty (60) feet for all new construction. (5) The front yard requirement shall be a minimum of twenty (20) feet. (6) All buildings shall have a peaked roof. (7) All buildings shall be architecturally designed so that the front of a building resembles the residential housing in the area. (8) There shall be no vehicular access from Park Street. (9) All parking shall be a minimum of seventy-five (75) feet from Park Street. (10) If parking is located in the Neighborhood Protection Area and behind a building, the area between buildings shall be landscaped in a manner that will completely obscure the parking lot from Park Street year round. (11) For there to be parking in the Neighborhood Protection Area on a platted lot there must be a building on at least part of the lot and the requirements of A-K must be met. (12) There shall be no parking allowed on a platted lot which is adjacent to any residential lot that is not owned by Marquette General health Systems. ( 13) No outdoor storage, including off-premise snow storage. (14) No noise, vibration, dust, fumes, or other nuisance shall leave the property in a manner that affects the surrounding area. (15) Fences must be made of residential design and scale. (16) Exterior lighting must be appropriate for a residential area. (17) Signs are allowed to display the name or function of any medical related facility may be no larger than forty (40) square feet and must be securely mounted on the north wall of the building . B. Transitional Area. To create an area that allows for more development with less restrictive requirements. (1) Maximum building height shall be Seventy-five (7 5) feet. (2) The yard requirement for any building from Seventh Street or Fourth Street/ Presque Isle Avenue shall be one (1) foot for every one (1) foot of building height. (3) The yard requirement for any building from Piqua Street shall be twenty (20) feet, however, the yard requirement in any area perpendicularly across Piqua from any non-hospital owned property shall be (1) foot for every one (1) foot of building height, but not less than 20 feet. (4) The yard requirement for parking shall be a minimum of twenty (20) feetfrom the Fourth Street/Presque Isle Avenue and Seventh Street right of way. (5) The yard requirement for parking shall be a minimum of eight (8) feet from the Piqua Street right of way. (6) Landscaping is required for all yards and shall consist of grass, deciduous trees, evergreen trees, and shrubs as approved by the Planning Commission and be maintained year round. (7) Where there are residential or commercial lots not owned by the hospital, the adjoining lots shall not be used for maintenance or snow storage and a minimum of fifty (50) foot side yards shall be maintained for buildings and a minimum of ten (10) foot side yards shall be maintained for parking lots. (8) Light Poles shall be a maximum of twenty (20) feet in height and shall be made of a hooded design to prevent light from leaving the property. (9) Signs shall be in accordance with Chapter 82 of the Marquette City Code for the (BC) Community Business district with the exception that pole signs are not allowed in the Transitional Area and there shall be no illuminated sign placed in the Transitional Area that is visible from Park Street. C. Core/High Intensity Area To allow for maximum use of the area by Marquette 80-18 '-I I •I I I • • • • •I I • �I I I I I I I I I I I I I I I I I I I General Health Systems . (1) Maximum Building Height of one hundred and fifty (150) feet. (2) Light Poles shall be a maximum of twenty (20) feet in height and shall be made of a hooded design to prevent light from leaving the property. (3) The yard requirement for any building adjoining Seventh Street or Fourth Street/ Presque Isle Avenue shall be one (1) foot for every one (1) foot of building height. (4) The yard requirement for parking shall be a minimum of twenty (20) feetfrom the Seventh Street and Fourth Street/Presque Isle Avenue right of way. (5) Where there are residential or commercial lots not owned by the hospital. the adjoining lots shall not be used for maintenance or snow storage and a minimum of fifty (50) foot side yards shall be maintained for buildings and a minimum of ten (10) foot side yards shall be maintained for parking lots. (6) Signs must be in accordance with Chapter 82 of the Marquette City Code for the Industrial Zoning district. 80.35 - 80.39 Reserved For Future Use. 02-26-03 80 - 19 �80.40 Schedule of General Regulations. 1. Scope of Regulations to Limit Height, Bulk, Density, Area, and Placement by District. (See also 80.41) A. Except as otherwise specifically provided in this ordinance, no building or structure or part thereof shall hereafter be erected, constructed, altered, or maintained, and no new use of change in use shall be made or maintained, of any building, structure or land, or part thereof, except in conformity with the provisions of this ordinance. 2. Schedule of General Regulations. ( see 80.40.3 for foot notes. Dimensions are in feet except lot sizes which are in square feet.) Zoning Minimum Minimum Minlmlm Minimum Minimum District Lot Size Lot Width Front Yard Side Yards Rear Yard Maximum Height h, i g RSe 10,800 80 30 10 30 30 RGe 8,400 70 20 6&8 30 30 RM a, d,j 20,000 100 30 15 30 35 0 8,000 80 0 Sb 10 BC None None 0 Sb 10 C 30 BG None None 35 15 20 40 CBD None None 0 Sb 10 C 60 I None None 25 10 10 80 f CR None None 50 50 50 30 DD None None 50 50 50 30 3. C 30 Footnotes to Schedule of General Regulations. (a) In the RM, Multiple Family Residential District,the minimum distance between any two buildings on the same site shall be regulated according to the length and height of such buildings. The formula regulating the required minimum distance between two buildings is as follows : S = La+Lb+2(Ha+Hb) / 6 Where : S = Required minimum horizontal distance between any wall of building A and any wall of building B or the vertical prolongation of either. La = Total length of building A. [The total length of building A is the length of that portion or portions of a wall or walls of building A from which, when viewed directly from above, lines drawn perpendicular to building A will intersect any wall of building B.] L b = The total length of building 8. [The total length of building B is the length of that portion or portions of a wall or walls of building B from which when viewed directly from above, lines 80 - 20 • • •• •I -I -I I I I I I I I �I I I I I I I I I I I I I I I I I I I drawn perpendicular to building B will intersect building A.l H a = Height of building A. [The height of building A at any given level is the height above natural grade level of any portion or portions of a wall or walls along the length of building A. Natural grade level shall be the mean level of the ground immediately adjoining the portion or portions of the wall or walls along the total length of the building .] H b = Height of building B. [The height of building B at any given level is the height above natural grade level of any portion or portions of a wall or walls along the length of building B. Natural grade level shall be the mean level of the ground immediately adjoining the portion or portions of the wall or walls along the total length of the building.] (bl In the 0, BC, and CBD districts the side yards may be eliminated under the following conditions: a . The side walls are of fireproof construction and are wholly without opening. b. The zoning of the adjacent property is 0, BC, or CBD. (c) In the 0 , BC, and CBD districts the required rear yard may be measured from the center of an alley abutting the rear lot line. (d) Each parcel in the RM district shall have: a. A maximum ground coverage ratio of 0.20. b. Minimum outdoor livability space of 0.40. (e) Accessory buildings in the Single Family and General Residential Districts (RS & RG) shall be subject to the following regulations: a. Where the accessory building is structurally attached to a main building, it shall be subject to, and must conform to, all yard regulations of this ordinance, applicable to main building . b. Accessory building shall not be erected in any required yard. c. Any accessory building may occupy not more than twenty-five per cent (25%) of a required rear yard, plus twenty per cent (20%) of any nonrequired rear yard, provided that in no instance shall the ground exceed the ground floor area of the main building. d . No detached accessory building shall be located closer than ten feet to any main building. An accessory building shall not be located closer than five (5) feet from a side or rear lot line. e . No attached accessory building in a residential district shall exceed fifteen (15) feet in height. (f) In no case shall the height of any structure in the industrial district exceed the horizontal distance from the structure to the property line; where the property abuts a right-of-way, up to 1/2 width of said right-of-way may be used in calculation the required yard; in no instance may the yard be less than the minimum specified in Section 80.40 .2. (g) Where a side yard abuts a street, the minimum width of such yard shall be fifteen feet where there is a common rear yard . In the case of a rear yard abutting the side yard of an adjacent lot, the side yard abutting the street shall not be less than the required front yard of that district. (h) The Planning Board may permit conditional uses of greater height than the maximum allowed in the schedule of regulations, provided that the front, side, and rear yards specified as conditions (Sec. 80.65.4) are increased by one foot for each foot of building height that exceeds the maximum allowed . This requirement shall not apply to hospitals (Sec. 80.64.4.A(9)) where different yard widths are required . (i) There shall be no height restriction on chimneys, flag poles, public monuments, and wireless transmission or reception towers except when they are part of a conditional use. (j) For lots plotted prior to the adoption of this ordinance the requirements for duplexes shall be: minimum lot area of 6,000 square feet with a minimum front yard shall be 20 feet, the minimum side yards shall be 8 feet and the minimum rear yard shall be 30 feet. For all other 02-26-03 80 - 21 �lots, the requirements for duplexes shall be as specified in Section 80.65.4.A( 11). 80.4 1 Zoning District Boundary Regulations. 1. Intent. It is the intent of this section to provide suitable transitional yards for the purpose of reducing the impact of and conflicts between incompatible land uses abutting district boundaries. 2. Schedule. On any lot abutting a zoning district boundary, no structure, building or part thereof shall hereafter be erected, constructed, altered or maintained closer to the district boundary line than specified in the followinq schedule:80.41.2 .A (See Section 80.4 1.3) DISTRICT IN WHICH TRANSITIONAL YARD ABUTTING DISTRICT IS REQUIRED RS RG RM OS BC CBD BG I CR DD Single Family Residential - RS N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. General Residential RG N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. Multiple Family Residential -RM 30 30 N.A. 35 35 35 35 40 -0- -0- Office District - OS 15 15 15 N.A. -0- -0- -0- 20 -0- -0- Community Business BC 15 15 15 -0- N.A. -0- -0- 10 -0- -0- Central Business CBD 15 15 15 -0- -0- N.A. -0- 10 -0- -0- General Business BG 40 40 40 -0- -0- -0- N.A. 20 -0- -0- Industry I 40 40 40 25 25 25 25 N.A. -0- -0- ConservagionRecreation CR N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. Deferred Development DD N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. 3. Exceptions to Schedule. A. Where the district boundary is the centerline of a right-of-way, the transitional yard requirements shall be measured from the lot line. B. In all cases where transitional yards are not indicated, the required yard is the same as the minimum yard requirements in Section 80.40.2, Schedule of General Regulations. C. Where an industrial district abuts any residential district a screening fence, not to exceed 12 feet in height shall be erected on the industrial property to obscure the industrial use and storage from the adjacent residential property. 80 - 22 ''• • • • •I I • • • �I I I I I I I I I I I I I I I I I I I D. Where a business district or office district (BC, BG, CBD, 0) abuts any residential district a fence at least four (4) feet in height shall be erected within the business district boundary, except where the boundary is a public right-of-way. 80.42 Off-Street Parking and Loading Zone Requirements. 1. Intent. It is hereby determined that the provision of off-street parking spaces is necessary to reduce traffic hazards and the congestion of streets. It is also determined that regulation of location, design, maintenance, and other features of off-street parking lots is in the interest of public safety and welfare. 2. Required Parking. (For uses in the Central Business District see also Sec. 80.25.4) A. SCHEDULE OF PARKING REQUIREMENTS In all districts there shall be provided off-street parking for motor vehicles. When a public parking lot has been provided by special assessment, the required parking may be reduced by the number of spaces in the public lot representing the same percentage as the property's participation in the special assessment district costs. The number of spaces to be provide shall be based on the following schedule: 1) Residential. Single family, two family, and multiple family units 2 spaces per dwelling unit Hotels. motels 1.25 soaces per rental unit Fraternities. sororities. and rooming, boarding, or lodaina houses 1 space for each capacity occupant Housing for the elderly 1 space for each three units 2) Educational and Religious. Public and private elementary, junior and senior high schools 1 space for each instructor, administrator or additional employee plus one space for each ten senior high school students. Commercial and trade schools, colleges, and universities 1 space for each instructor. administrator or other employee plus 1 space for each four students Churches 1 space for each four seats in the main unit of worship 3) Cultural and Recreational. Assembly. convention, meeting and exhibition halls. theaters. auditoriums stadiums. sports arenas, and similar Places of Public aatherina 1 space for every 3 capacity occupants Libraries, museums. art aalleries 0.4 spaces per 100 sauare feet of floor area Private clubs, and/or lodges 1 space for every 3 capacity occupants (4) Health Facilities. 02-26-03 80-23 �Hospitals 2 spaces for each bed Medical and dental clinics, doctors' and dentists' offices with less than 20 doctors 8 spaces per doctor Medical and dental clinics, doctors' and dentists' offices containing twenty or more doctors 6 spaces per doctor convalescent and nursing homes for the aged 1 space for every two beds 5) Transportation, Communications, and Utilities. Rail. bus. air and water passenaer terminals 2 soace per 100 sauare feet of terminal area Air, rail, motor and water freiaht terminals 0.5 space per 100 square feet of floor area Radio and television stations 1 mace per 100 sauare feet Public utility operations other than offices 0.1 space per 100 square feet of floor area plus 0.01 space per 100 square feet of site area 6) Industrial production or processing of materials, goods. or products 0.1 space per 100 square feet of floor area plus 0.01 space per 100 square feet of site area testing, repairing, cleaning or servicing of materials, aoods, or products 0.1 space per 100 square feet of floor area plus 0.01 soace per 100 sauare feet of site area Warehousing and wholesaling 0.1 space per 100 square feet of floor area plus 0.01 space for every 100 square feet of outdoor storage or sales area 7) Retail Trade. Establishments for the consumption of food or beverages on the oremises 1 space for every two capacity occupants Establishments for the sale of motor vehicles. trailers, and larae equipment of anv sort 0.1 space for each 100 square feet of floor area, minimum of two soaces All other retail 0.66 spaces for every 100 square feet of floor area, minimum of two spaces 8) Services. Offices. business and professional except as soecified in Section 4. 0.5 spaces for every 100 square feet of floor area Auto service stations and repair aaraaes 0.35 spaces for everv 100 square feet of floor area Laundromats 2 soaces for every l 00 square feet of floor area. Personal Service Establishments (Barber and Beauty Shops) 0.66 spaces for every l 00 square feet of floor area, minimum of two spaces • • • • • • • • • • • •I I I 80-24 ,.__ �I I I I I B. PARKING REGULATIONS ( 1) For those uses not specifically mentioned, the requirements for off-street parking facilities shall be in accord with a use which the Zoning Administrator considers as similar in type. (2) Where calculation of parking requirements with the foregoing list results in a fraction of a space, a full space shall be provided . (3) Two or more buildings or uses may collectively provide the required off-street parking in which case the required number of parking spaces shall not be less than the sum of the requirements for the several individual uses computed separately . In the instance of dual function of off-street parking spaces where operating hours of the buildings or uses do not overlap, the Board of Appeals may grant exception to the number of parking spaces required. (4) Any area once designated as a required off-street parking lot shall not be changed to another use unless and until equal facilities are provided elsewhere subject to the Zoning Administrator's recommendation and Planning Board approval. (5) In all residential districts (RS, RM, RG) the required off-street parking shall be located on the same site as the use to which it pertains. (6) In all districts except the residential districts parking shall be located in the same district as the use and within 400 feet of the lot on which the use is located measured from lot corner along a street or streets. If the use is located in a building the distance shall be measured along streets from the nearest point of the building to the nearest corner of the lot on which the parking is located. (7) Where off-street parking is located on a lot other than the lot occupied by the use which requires it, site plan approval for both lots is required. (8) These parking requirements must be met: a. At the time of construction of any new building or structure or at the time of commencement of use of any land. b. If any alternatives are made in a building or structure which would require additional parking. c. If the use of any building, structure, of land is altered . (9) Parking Reduction Formula - After calculating the number of parking spaces necessary to meet the standards in section 80.42.2.A. the parking requirements for uses, other than residential, in the OS, BC, CBD, and BG zoning districts may be modified using the following table: SPACES less than 5 6 - 10 11 - 20 21 - 30 31 - 40 41 -50 51 - 60 61 - 70 71 -80 81 or more ( 1OJ PERCENTAGE ACTUALLY CALCULATED REQUIRED 50% 60% 70% 80% 90% 100% 90% 80% 70% 60% Parking Waiver - In the BC and CBD districts the Board of Zoning Appeals may waive the above calculated and/or required parking for any non-residential use under the following conditions. Said waiver is not a variance and need not meet the statutory and judicial standards for a variance. a . The board must hold a public hearing with notice given as required for conditional use permit hearings. b . There must be an off street municipally owned parking lot operated by the City's 02-26-03 80-25 �Parking Utility within 400' (measured along the street right of way) of the site. c . The board should consider the amount of current use of the lot or lots proposed to meet this requirement, and whether adequate parking will be available for the proposed use. The board may consider that not all uses require parking at the same time in making this decision. C. Parking layout, design, construction and maintenance. All off-street parking lots shall be laid out, constructed, and maintained according to the following standards and regulations . (1) Parking spaces for all residential uses shall be a minimum of nine feet by eighteen feet (9'X18'), and shall be on a hard surfaced driveway or in a garage. They shall not be located in a required front yard, unless the Zoning Administrator finds that the site cannot be physically altered to provide parking which is not in the required front yard. The Zoning Administrator may permit parking in a required front yard during the winter parking ban period. Said residential parking spaces shall not be closer than two feet to a side lot line. All one and two family residential parking spaces shall be exempt from the following standards and regulations. (2) No off-street parking lot shall be constructed unless and until review has been completed by the Zoning Administrator and City Engineer and a permit is issued by the City Engineer. Permit applications shall be submitted to the city Engineer and Zoning Administrator in such form as may be determined by the City Engineer and shall be accompanied with two (2) sets of plans for the development and construction of the parking lot showing that the provisions of this section will be fully complied with. (3) All spaces shall be laid out in the dimensions of nine feet by eighteen feet, exclusive of maneuvering lanes. (4) An area equivalent to 10% of the required parking stall area shall be provided for snow storage. The snow storage area shall be landscaped and shall be located within any fence bounding the parking lot. (5) Plans for the layout of the parking lot shall show the dimensions of the total lot, shall show the location and dimensions of all parking spaces, maneuvering lanes, entrances, exits, borders and snow storage areas. Means of limiting ingress and egress to the parking lot shall also be shown. One of the following patterns shall be used for the layout of parking spaces: STALL LENGTH ANGLE (IN DEGREES) 23 ft. 18 ft. 18 ft. 8 ft. 18 ft. 0-15 16-37 38-57 58-74 75-90 STALL WIDTH 9 ft. 9 ft. 9 ft. 9 ft 9 ft. MANEUVERING LANE WIDTH 12 ft. 12 ft. 15 ft. 18 ft. 24 ft . (6) All spaces shall be provided adequate access by means of maneuvering lane. Backing directly onto a street is prohibited. (7) Adequate ingress and egress to the parking lot by means of clearly limited and defined drives shall be provided for all vehicles. There shall be a minimum of twenty five (25') between curb cuts or cuts and intersections. There shall be a clear vision triangle at each intersection, created by measuring 25 feet from the corner along each property line. Said triangle shall be clear from two feet to ten feet above the grade of the street pavement. (8) Adequate ingress and egress to the parking lot by means of clearly limited and defined drives shall be provided for all vehicles. There shall be a minimum of twenty five feet between curb cuts or cuts and intersections. (9) Each exit and entrance to and from any off-street parking lot located in an area zoned for other than single family and general residential (RS & RG) shall be at least twenty five feet (25) distant from any adjacent property located in a single family or general residential district. 80-26 • ' ' '• I : • • • • • • • • �I I I I I (10) ( 11) ( 12) ( 13) ( 14) I I I ( 15) The entire parking lot including parking spaces and maneuvering lanes required under this section, shall be provided with a paved surface in accordance with specifications approved by the City Engineer. The parking area shall be surfaced within (1) year of the date the permit is issued. Off-street parking lots shall be drained so as to dispose of all surface water accumulated in the parking areas in such a way as to preclude drainage of water onto adjacent property or toward buildings. All parking spaces shall be clearly defined by use of car wheel or bumper stops and/or painted lines. An off-street parking lot abutting a residential district shall be provided with a continuous six foot (6') solid or stockade style screening fence. This screening fence shall be provided on all sides where the abutting zoning district is designated as a residential district. All lightning used to illuminate any off-street parking area shall be confined within and directed onto the parking lot only. In no case may the source of light exceed twenty feet in overall height above ground level. Maintenance. The off-street parking lot, required borders and landscaped areas shall be maintained in a litter free condition. All planting shall be in healthy growing condition neat and orderly in appearance. Snow shall be removed as necessary to permit use of all required parking spaces. A two foot border shall be created between a parking lot, and the adjacent buildings and/or property lines. This border shall be landscaped or paved, and may be included in the required snow storage area. D. Limitations on use of all parking lots except for residential uses: (1) Temporary sales areas may be permitted to occupy not more than ten percent (10%) of the existing spaces on the site, for a total of not more than 60 days in any 12 month period. The location of sales merchandise and/or temporary structures shall not interfere with traffic patterns or access to remaining parking spaces. Prior to placement of merchandise or erection of temporary structures, the Zoning Administrator shall be notified of the date of removal. (The location and construction of all temporary structures (including tents) erected in association with the temporary sale of merchandise shall require the approval of the Zoning Administrator and the Fire Administrator. It is the responsibility of the business owner to contact the County Building Code Administrator to determine if a building permit is required. 3. Off-Street Loading Zones. A. On the same site with every building or structure in the office, business and industrial districts (OS, BC, CBD, BG, I) there shall be provided and maintained a minimum of one space for standing, loading and unloading of delivery vehicles in order to prevent interference with public use of a dedicated right-of-way. (1) Two or more adjacent buildings or structures may jointly share off-street loading facilities provided that adequate access to the individual uses is provided. (2) Loading dock approaches shall be provided with a pavement having an asphaltic or cement binder so as to provide a permanent, durable and dust free surface. (3) All spaces shall be laid out in the dimensions of at least ten feet by fifty feet. (4) Off-street parking spaces must be provided for all commercial vehicles owned by or customarily used by the business or industry. The Zoning Administrator may authorize that the off-street loading area be used for this purpose, provided that the parking of commercial vehicles does not interfere with loading activities. (5) Off-street loading zones shall be designated with appropriate signs and pavement marking which prohibit parking of non-commercial vehicles. 4. Appeals. The Board of Appeals, upon application of the property owner, may modify the requirements of this section where unusual difficulties or unnecessary hardships would result. Appeals from parking requirements in the Central Business District (CBD) are referred to in Sec. 80.65.4.D . 02-26-03 80-27 �80.43 Landscaping Regulations. 1. Wherever in this ordinance a yard, or open area is created, such area shall be landscaped within six (6) months from the date of issuance of a certification of occupancy and shall thereafter be reasonably maintained. 2. Landscaping shall include ground covering material, of sufficient density to prevent the washing, blowing or shifting of soil. 3. The use of vegetative material is also encouraged in conjunction with required screening fences . 80.44 Non-conforming Uses and Structures. 1. Definition and Classification of Non-conforming Uses and Structures. Non-conforming uses and structures are those which do not conform to a provision or requirement of this ordinance but were lawfully established prior to the time of its applicability. Class A non-conforming uses or structures are those which have been so designated by the Board of Zoning Appeals, after application by an interested person or the Zoning Administrator, upon findings that: A. Continuance thereof would not be contrary to the public health, the safety, or welfare, or to the spirit of this ordinance. B. The use of structure does not and is not likely to significantly depress the value of nearby properties. C . The use or structures was lawful at the time of its inception. D. No useful purpose would be served by strict application of the provisions or requirements of this ordinance with which the use or structures does not conform. All non-conforming uses and structures not designated as Class A are Class B non-conforming uses or structures. Class A or Class B designations do not apply to non-conforming lots (See Sec. 80.45.). 2. Procedure for Obtaining Class A Designation Conditions. A written application shall be filed setting forth the name and address of the applicant, giving a legal description of the property to which the application pertains, and including such other information as may be necessary to enable the Board of Zoning Appeals to make a determination of the matter. The notice and hearing procedure before the Board of Zoning Appeals shall be the same as in Sec. 80.64.5. The decision shall be in writing and shall set forth the findings and reasons on which it is based. Conditions shall be attached, including any time limit, where necessary assure that the use or structure does not become contrary to the public health, safety, or welfare of the spirit and purpose of this ordinance. No vested interest shall arise out of a Class A designation. 3. Revocation of Class A Designation. Any Class A designation shall be revoked, following the same procedure required for designation, upon a finding that as a result of any change of conditions or circumstances the use or structure no longer qualifies for Class A designation. 4. Regulations Pertaining to Class A Non-conforming Uses and Structures. No Class A non-conforming use shall be resumed if it has been discontinued for a continuous period of at least 18 months or if it has been changed to a conforming use for any period. No Class A structure shall be used, altered, or enlarged in violation of any condition imposed in its designation. 5. Regulations Pertaining to Class B Non-conforming Uses and Structures. A. It is a purpose of this ordinance to eliminate Class B non-conforming uses and structures as rapidly as is permitted by law without payment of compensation. (1) Exceptions. One and two family structures which are non-conforming on the basis of yard or height requirements may be maintained, repaired, altered, or added to as long as they remain otherwise conforming. Additions or alterations to the exterior of the structure shall conform to all requirements of this ordinance. B. No Class B non-conforming use shall be resumed if it has been discontinued for a continuous period of six months or if it has been changed to conforming use for any period or if the structure in which the use is housed or conducted is damaged by casualty or neglect to the extent that the cost of reconstruction or repair exceeds the market value of tho structure excluding land and other structures on the site as determined by the City Assessor using the 80 - 28 • • • • • • • • • • • •I I • • • �current tax roll and field sheets. C. No Class B non-conforming use shall be changed to a substantially different non-conforming use, nor enlarged so as to make use of more land area than used at the time of becoming non-conforming. D. No Class B, non-conforming structure shall be enlarged or structurally altered, nor shall it be repaired or reconstructed, if damaged by casualty or neglect to the extent that the cost of reconstruction or repair exceeds the market value of the structure excluding land and other structures on the site as determined by the City Assessor using the current tax roll and field sheets. E. For the purpose of maintaining health and safety, Class B non-conforming structures and buildings, may be repaired and maintained . Such repair and maintenance shall not increase the non-conformity of the structure, building, or uses therein, nor shall such repair and maintenance total more than 20% of the current assessed value of the structure, and/or building in any 12 month period. F. In the case of mineral removal operations, existing holes or shafts may be worked and enlarged on the land which constituted the site on which operations were conducted at the time of becoming non-conforming, but no new holes or shafts shall be established. G. No Class B non-conforming use or structure shall be permitted to continue in existence if it was unlawful at the time of its inception. H. For the purpose of calculating a fair and equitable cost of repairs and reconstruction regulated by this section, the average of two bid estimates form licensed contractors shall be used. All work requiring permits under state and local regulations, and materials necessary to bring the structure up to current code shall be included. Clean up costs, demolition, furnishings and appliances shall not be included. The actual repair and reconstruction may be done by the homeowner or contractor of his choice. I. If the Zoning Administrator questions the accuracy of the bid estimates, or proposed work or materials, he may consult with the Building Code Department and/or refer the matter to the Board of Zoning Appeals. 80.45 Non-conforming Lots. (refer to definition of lot, non-conforming). 1. All lots or parcels of land created through division and/or combination with other lots or parcels of land shall conform to the requirements of this ordinance and the district in which they are located. 2. A non-conforming lot may not be used except as permitted in Section 80.45.3. A. Contiguous, non-conforming lots simultaneously under the same ownership are considered, under the terms of this ordinance, to have been combined as necessary to eliminate the non-conformity. If all non-conformity shall be reduced as much as possible . 3. Exceptions to section 80.45.1 and 2. A. Where structures or uses which were lawful prior to the adoption of this ordinance exist on non-conforming lots at the time of adoption of this ordinance, said non-conforming lots may be used for any of the permitted uses in the districts in which they are located providing all other requirements of this ordinance are met. B. Where two contiguous non-conforming lots under the same ownership exist, and where one of said lots is vacant and the other is occupied by one, one-family dwelling, the vacant lot may be used for any of the permitted uses in the districts in which they are located providing all other requirements of this ordinance are met. C. A non-conforming lot may be used for one, one family dwelling in districts where permitted if it does not fall under section 80.45.2.A. All other requirements of this district and this ordinance must be met unless a variance is granted by the Board of Zoning Appeals . 80.46 Exceptions and Exemptions. 1. The location of railroad tracks and yards, and the location of essential services are exempt from regulations under this ordinance. 2. Projections into required open space. Accessory structures four (4) feet in height or less, shall not 02-26-03 80-29 �be considered in computing maximum percent of lot coverage in residential district. 80.47-80.59 Reserved for Future Use. 80.60 Administrative Standards. For the purpose of administering this ordinance, the Zoning Administrator, the Planning Board, the Board of Appeals and any other reviewing body or official shall consider each case as an individual case. Consideration shall be give to the location, size. and character of a use to determine if the use will be in harmony with the intent and appropriate and orderly development of the district in which it is situated and will not be detrimental to the orderly development of adjacent districts. Consideration shall be given to the following: l . Intent of the Zoning District. 2. Current use of adjacent lands and neighborhood. 3. Physical appearance of existing or proposed structures (location, height, bulk of building as well as construction materials). 4. The suitability of the proposed landscaping in providing ground cover, screening and decoration on the site. 5. The nature and intensity of operations involved in or conducted in connection with the proposes use. 6. The time of use, the physical and economic relationship of one type of use to another. 7. The assembly of persons or employees, which may be hazardous to the neighborhood or incongruous or conflict with normal traffic in the vicinity. 8. Vehicular and pedestrian traffic volumes and patterns, particularly of children, as well as vehicular turning movements in relation to traffic flows, intersections and site distances. 9. The physical characteristics of the site such as: area, drainage, topography, open space, landscaping, and access to minor and/or major streets. l 0. Demands upon public services such as electricity, sewer, water, police, and fire protection, schools and refuse disposal. 11 . The type and amount of litter, waste, noise, dust, traffic, fumes, glare and vibration which may be generated by such use. 12. Area requirements for the proposed use and the potential for the use or its area requirements to expand. 13. Other factors necessary to maintain property values in the neighborhood and guarantee safety, light, air and privacy to the principal uses in the district. 14. Compliance with the Master Plan. 80.61 Fees. 1. Fees for any appeal to the Board of Appeals or petitions for Planning Board consideration of Zoning Ordinance amendments (rezonings) , site plan review, conditional use permits or planned unit development review, shall be established by resolution of the City Commission. No activity on such request or appeal shall commence until said fee has been paid. Said fees are waived for actions initiated by the City Commission or the Planning Board . 80.62 Site Plans. 1. Intent: It is the intent of this section to establish procedures and standards for the review and approval of site plan applications and to ensure proper relationships between the development features as they relate to the standards outlined in this section. This section is further intended to ensure that developments are compatible with adjacent uses of land and promote the use of land in a desirable manner that does not impair the surrounding uses by the erection of structures, additions, alterations, or site improvements that may negatively impact surrounding development, while providing for the orderly development of the City of Marquette. 2. Uses subject to site plan review: A. Conditional Uses; B. Planned Unit Developments; C. Any earthwork greater than 40,000 square feet in size; 80 - 30 • • : • • • • • • • • • • • • • • • �D. New construction, additions, alterations, or site improvements of any nonresidential building or buildings, including nonresidential accessory buildings or structures; E. Conversion of an existing building or part thereof from a residential use to a nonresidential use, including site improvements that result from a change in the use of the building or part thereof from residential use to nonresidential use; F. New construction, additions, alterations, or site improvements for multifamily residential units that contain or will contain three (3) or more unit dwellings; G. Any expansion or change in an existing land use if more parking in addition to that already provided is required; H. Site improvements that include landscaping, lighting, parking, and site access . 3. Uses exempt from site plan review: The following uses shall be exempt from site plan review: A. Single family dwellings and their accessory facilities on individual parcels; B. Two family dwellings and their accessory facilities on individual parcels; C. Interior remodeling or interior construction; D. Landscaping that is less than 25 percent of the parcel size or 5,000 square feet, whichever is less. 4 Site plan review procedures: A. No zoning compliance or conditional use permit shall be issued for any uses subject to site plan review except in accordance with a site plan approved by the Planning Commission or Zoning Administrator, except as herein provided. B. Preliminary sketches of proposed site plans may be submitted for review to the Planning Commission prior to submission for final approval. Submission of preliminary sketch plans shall be made no later than six (6) days prior to the meeting at which the review is to take place. The Planning Commission shall advise the applicant as to the general acceptability of the proposed plan, but shall not be bound by any statements or indications of acceptance to the plan. The Zoning Administrator shall determine the number of plans to be submitted . Sketch plans should include at a minimum: (1) Identification of project; a. The applicant's name; b. Name of the development; c. Date of preparation and any revisions; d. North arrow; e. Small scale location sketch of sufficient size and scale. (2) Existing features a. Property lines and dimensions drawn to scale; b. Zoning and current land use of applicant's property and all abutting properties and of properties across any public or private street from the site; c . Location of significant natural features; d. Location of any access points on both sides of the street within one-hundred (100) feet of the site along streets where access to the site is proposed. (3) Proposed construction a. Building footprints, and setbacks, for all proposed structures; b. Location of parking spaces; c . General landscape concept; d. Exterior lighting locations; e . General site circulation and access including: i. indication of street right of way, and pavement widths; ii. access points; iii. location of pedestrian paths. C . Applications for final site plan approval shall be submitted to the Zoning Administrator at least twenty (20) business days prior to the meeting at which the review is to take place. D. The site plan review application materials shall include all the following information, unless the Zoning Administrator determines that some of the required information is not reasonably 02-26-03 80- 31 �necessary for consideration of the plan. (1) Current proof of ownership or evidence of a contractual ability to acquire such land, such as an option or purchase agreement or a written statement from the property owner indicating permission for the filing of the application. (2) Twelve copies of plan sheet(s) providing the information listed below. Sheet size of submitted drawings shall be at least 24-lnches by 36-inches, with graphics at an engineers scale of one ( 1) inch equals twenty (20) feet for sites of 20 acres or less; and one ( 1) inch equals fifty (50) feet for sites over 20 acres. The surrounding area drawing may be in a scale of one (1) inch equals one-hundred (100). Individual site plan requirements may be waived if deemed unnecessary by the Zoning Administrator. a. Identification of the project i The applicant's name; ii Name of the development; iii The preparer's name and professional seal of architect, engineer, surveyor or landscape architect indicating license in the State of Michigan; iv Date of preparation and any revisions; v North arrow; vi Complete and current legal description and size of property in acres. b. Existing features Property lines and dimensions; ii Zoning and current land use of applicant's property and all abutting properties and of properties across any public or private street from the site; iii Lot lines and all structures on the property and within one-hundred (100) feet if the site's property lines iv Locations of all significant natural features; v Location of any access points on both sides of the street within one-hundred (100) feet of the site along streets where access to the site is proposed; vi Existing topography at a minimum of two (2) foot contour intervals. c . Proposed construction Building footprints, setbacks, and elevations showing height for all proposed structures with the acreage allotted to each use. Floor area and ground coverage ratios shall be provided for residential structures; ii Proposed locations of utility services (with sizes), including storm drainage, retention or detention ponds, fire hydrants, and any public or private easements; iii Proposed topography with a site grading plan with topography at a maximum of two (2) foot contour intervals; iv Location and method of screening for all waste dumpsters; v Location and dimensions of parking spaces; vi A landscaping plan indicating proposed plant locations with common plant name, number, and size at installation. Berms, retaining walls or fences shall be shown with elevations from the surrounding average grade; vii Details of exterior lighting including locations, height, and method of shielding; viii The location of all permanent or temporary signs, existing or proposed, including their area, size, height, illumination, and the type of construction; ix Details of site circulation and access design, including: (a) Indication of street right-of-way and pavement widths and pavement type; (b) Street horizontal and vertical dimensions, including curve radii; (c) Dimensions of access points including distance from adjacent driveways or intersecting streets, including those across a street; (d) Identification of width and material to be used for pedestrian paths; (e) Name and location of abutting public streets, proposed access driveways and parking areas, and existing and proposed pedestrian/bicycle paths; (fl Written verification of access easements or agreements, if applicable. x If the application is related to property scheduled for phased development, the 80-32 I I -~ I I I I I I I I I I I I I I I �5. proposed layout for the total projected development shall be indicated, and the projected scope and time period shall be estimated for each additional phase; xi Any other information necessary to establish compliance with this and other ordinances; xii A completed application form , supplied by the Zoning Administrator, and an application fee. E. The Planning Commission or the Zoning Administrator, prior to granting approval of a site plan, may request from the applicant any additional graphics or written materials, prepared by a qualified person or person(s) , to assist in determining the appropriateness of the site plan. Such material may include, but is not limited to, photographs, estimated impact on public schools and utilities, and traffic impacts. F. The Zoning Administrator, engineering department, fire department, and planning staff will review application materials to determine if they are in proper form, all of the required information is present, and the site plan is in compliance with applicable city ordinances and each will submit a report to the Zoning Administrator. G. If the site plan is determined to not be in compliance with the ordinances the Zoning Administrator shall deny approval of the site plan . H. The Zoning Administrator may approve or conditionally approve minor site plans which include additions, alterations, and renovations that are less than 20% of the size of the original building footprint or less than 2000 square feet, site improvements that are less than 20% of the site area or less than 2000 square feet (which ever is less), and all buildings less than 2000 square feet. All other site plans must be reviewed by the Planning Commission . I. Except as noted above, the Planning Commission shall approve, approve with conditions, or deny the site plan based on the compliance of the plan with city ordinances and the review standards of this ordinance . If conditional approval is granted, the conditions shall be stated specifically so that the Zoning Administrator or other reviewing departments can determine compliance with the conditions and grant approval following submission of revised plans; said review not to exceed ten (10) days. K. The Planning Commission Chair and the applicant shall sign two (2) copies of the approved site plan, one of which is kept by the Zoning Administrator, the other by the applicant. L. Zoning Compliance shall not be issued until the Planning Commission or the Zoning Administrator has approved the plan. Approval of a site plan, including conditions made as part of the approval, is attached to the property described as part of the application and not to the owner of such property. A. Review Standards (1) Each site plan shall be designed to ensure that: a . The uses proposed will not harm the public health, safety, or welfare. All elements of the site plan shall be designed to take into account the site 's topography, the character of adjoining property, and the type and size of buildings. The site shall be developed so as not to impede the normal and ordinary development or improvement of surrounding property for uses permitted in this ordinance. b. Safe, convenient, uncongested, and well-defined vehicular and pedestrian circulation within and to the site shall be provided. Drives, streets, and other elements shall be designed to promote safe and efficient traffic operations within the site and at its access points. c. The arrangement of public or common ways for vehicular and pedestrian circulation shall be connected to existing or planned street and pedestrian or bicycle pathways in the area . There shall be provided a pedestrian circulation system which is separated from the vehicular circulation system . In order to ensure public safety, special pedestrian measures, such as crosswalks, crossing signals and other such facilities may be required in the vicinity of schools, playgrounds, shopping centers, and other uses which generate a considerable amount of pedestrian traffic. d. The landscape shall be preserved in its natural state, insofar as practical, by removing 02-26-03 80 - 33 �only those areas of vegetation or making those alterations to the topography which are reasonably necessary to develop the site in accordance with the requirements of this ordinance. Landscaping shall be preserved and/or provided to ensure that proposed uses will be adequately buffered from one another and from surrounding property. e . Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system. Surface water on all paved areas shall be collected so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water. f. All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access as required by the Fire Department and Police Department. g. All outside storage areas, including refuse storage stations, shall be screened from the view of the street and/or adjacent residentially zoned properties. All loading and unloading areas shall be reasonably screened for residentially zoned properties. h. Exterior lighting shall be arranged so that it is deflected away from adjacent properties and bodies of water so that it does not impede the vision of traffic along adjacent streets or impair navigation on the waterway. Flashing or intermittent lights shall not be permitted. i. For consistency in areas where adjoining properties face the street, the Planning Commission may require that primary structures shall be oriented so that their main entrance faces the street upon which the lot fronts. If the development is on a corner lot, the main entrance may be oriented to either street or to the corner. j. No noise, vibration, dust, fumes, or other nuisance shall leave the property in a manner that affects the surrounding area. 6. Amendments A. No changes, erasures, modifications, or revisions shall be allowed for any approved site plan without prior approval by the Zoning Administrator, or the Planning Commission. B. The ability to approve any changes shall remain consistent with the ability to approve or deny an original site plan. 7. Validity of Approved Site Plans A. Site plan approval shall expire one (1) year from the date of approval except for phased projects that are required to follow a project timeline. B. When work on a project is halted for a minimum of two months, except during winter conditions, the Zoning Administrator or designee shall inform the Planning Commission which may revoke the approval if the conditions warrant. C. The Planning Commission may grant a one time extension to the expiration deadline not to exceed one (1) year provided: (1) The request is submitted at least 45 days prior to the expiration of the site plan approval . a. The approved plan conforms to zoning at the time the extension is granted b. Any and all Federal and State approvals and permits are current. D. Site plans whose approval has expired shall require resubmission as an initial application. 8. Compliance Guarantees: A. Prior to construction, the Zoning Administrator shall require that the property boundaries be staked by a licensed surveyor. At any time during construction, the Zoning Administrator may inspect the site to determine compliance with the approved site plan. If the Zoning Administrator determines that the construction is not in accordance with the approved site plan, the Zoning Administrator shall issue a stop work order and take action to ensure compliance with the approved site plan . 9. Appeals of Site Plans A. Any person aggrieved by the decision of the Planning Commission or Zoning Administrator with respect to an approval or denial of a site plan shall have the right of an appeal to the Board of Zoning Appeals. The appeal shall be filed in writing within thirty (30) business days of the decision. B. The filing of such an appeal shall act to stay the issuance of any permit. 80-34 I I I I I I I I I I I �I I I I I I I I I I I I I I I I I I J C. No new evidence may be submitted to the Board of Zoning Appeals. 80.63 The Zoning Administrator. 1. Establishment. The office of Zoning Administrator is hereby established. The Zoning Administrator shall be appointed by the City manager. He shall receive such compensation as the City Manager may determine. He may be provided with the assistance of such other persons as the City Manager may direct. 2. Duties. A. Administration of ordinance. He shall administer the provisions of this ordinance and shall have all administrative powers in connection therewith which are not specifically assigned to some other officer or body. The Zoning Administrator shall be guided by the standards set forth in Section 80.60. B. Certificate of Zoning Compliance. The Zoning Administrator shall review all building permits and site plans for compliance with the provision of this ordinance, or any written order from the Board of Appeals or Planning Board . ( 1) He shall have no power to vary or waive ordinance requirements. (2) The Zoning Administrator shall not issue a statement of Zoning Compliance where it appears that any land area required to conform to any provision of this ordinance is also required as a part of any adjoining property to keep the development or use thereof in conformity with this ordinance, or to keep it from becoming more non-conforming if such land area was, at any time, subsequent to the commencement of development or use of such adjoining property, in common ownership with such adjoining property. C. Certificate of Occupancy. The Zoning Administrator or his designee shall determine that the certificate of zoning compliance has been complied with prior to the issuance of a certificate of occupancy. Said approval shall not be granted if compliance is not demonstrated. Approval shall not be granted if compliance is not demonstrated. Approval may be waived by the Zoning Administrator for one or two family residences. The Zoning Administrator shall have ten days to determine compliance. A temporary certificate for a period of no more than 180 days may be issued at the discretion of the Zoning Administrator. D. Special Zoning Orders Book and Map. The Zoning Administrator shall keep in his office, a book, to be known as the Special Zoning Orders Book, in which he shall list, with brief description, all variances, conditional use permits, authorizations for planned unit developments, designations of Class A non-conformance and any terminations of any of them . Each item shall be assigned a number when entered. The Zoning Administrator shall also keep a map of the City, to be known as the special zoning orders map, on which he shall record the numbers in the special zoning orders book to indicate the locations affected by the items in the book. The Special Zoning Orders Book and Map shall be open to public inspection. E. The Zoning Administrator shall keep records of all official actions, all of which shall be a public record. F. The Zoning Administrator shall maintain and make available for public inspection, the official zoning map. G . The Zoning Administrator shall have the power to make inspections of buildings and premises necessary to carry out his duties in the enforcement of this ordinance . H. If the Zoning Administrator shall find that any of the provisions of this ordinance are being violated he shall notify in writing the person responsible for such violation, indicating the nature and location of the violation, and ordering the action necessary to correct it. He shall order discontinuance of illegal additions, alterations, or structural changes; discontinuance of any illegal additions, alterations, or structural changes; discontinuance of any illegal use; or shall take any other action authorized by this ordinance to ensure compliance with or to prevent violation of the provisions of this ordinance. I. Reports and Recommendations. The Zoning Administrator shall review all request for administration or legislative action. He shall forward an analysis of site factors and other 02-26-03 80-35 �J. information pertaining to the request to the appropriate body. The analysis may include a recommendation for action. The Zoning Administrator and his or her assistants are hereby authorized to issue and serve appearance tickets with respect to any apparent violation of the following ordinances: (1) Marquette City Zoning Ordinance, Title XII, Chapter 80. (2) The B. 0. C. A. National Existing Structures Code, Title XII, Chapter 81. (3) Marquette City Sign Ordinance, Title XII , Chapter 82. (4) Marquette City Fence Ordinance, Title XII, Chapter 86. (5). N. F. P.A. #101 Life Safety Code, Title V, Chapter 43. 80.64 Board of Zoning Appeals (Board of Appeals). 1. Intent. It is the intent of this ordinance that all questions of interpretation and enforcement of this ordinance shall be first presented to the Zoning Administrator and that such questions shall be presented to the Board of Appeals only on appeal from the decision of the Administrator, and that recourse from the decisions of the Board of Appeals shall be to the courts as provided by law an particularly by Section 10, Act 207 of 1921. 2. Establishment. A Board of Appeals is hereby established, which shall consist of six members to be appointed by the City Commission each for a term of three years. Members of the Board of Appeals must meet eligibility requirements contained in the City Charter, for officers and employees of the City. Members of the present Board of Appeals shall continue in office until the expiration of their terms. The City Commission shall appoint as necessary persons to fill vacant positions for varying terms so that not more than three terms expire in any given year. ~ I Members of the Board of Appeals may be removed from office by the City Commission for cause upon written charges and after a public hearing. A. The City Commission shall appoint two alternate members to the Board of Zoning Appeals. Said alternate members shall have three-year terms under the same provisions as regular members. An alternate member shall serve under one of the following conditions: (1) If a regular Board Member is unable to attend the regularly scheduled meetings in a 30-day period, and alternate may be called to serve at that meeting. (2) If a regular member must abstain from voting on a particular issue, an alternate may be called to serve for that issue . B. For an alternate to be called, the regular member must notify the Secretary of the Board of Zoning Appeals two weeks prior to the meeting which he cannot attend. The secretary shall request that an alternate attend the meeting. Alternates shall serve on an alternating basis except that if the alternate who would normally be called cannot serve the other alternate may be called. The remaining members of the Board shall formally recognize the seating of an alternate on the Board for a meeting or for a particular case. Once an alternate has started a case, he shall remain an active member of the Board for case until a final decision is reached on it. C. If an alternate is appointed to the Board of Zoning Appeals as a regular member, the years served as an alternate shall not be included in determining the maximum amount of time that person may serve as a regular member. -I 3. Procedure. A. Proceedings. The Board of Appeals Shall adopt rules necessary to the conduct of its affairs and in keeping with the provisions of this ordinance. Meetings shall be held at the call of the chairman and at such other times as the Board may determine. The chairman, or in his absence the acting chairman, may administer oaths and compel the attendance of witnesses. All meetings shall be open to the public . -I The Board of Appeals shall keep minutes of its proceedings showing the vote of each member upon each question, or if absent or failing to vote indicating such fact, and shall keep records of its examinations, all of which shall be public record and be immediately filed in the office of the Zoning Administrator. 80-36 I I I I I - �I I I I I I I I I I I I I I I I I I I B. Appeals. Appeals to the Board of Appeals concerning interpretation of administration of this ordinance may be filed by any person aggrieved or any officer or bureau of the governing body of the city affected by any decision of the Zoning Administrator. Such appeals shall be filed within a reasonable time, not to exceed 60 days or such lesser period as may be provided by the rules of the Board, by filing with the Zoning Administrator a written notice of appeal specifying the grounds thereof. The Zoning Administrator shall transmit to the Board all papers and records regarding the appeal. The Board of Appeals shall fix a reasonable time for the hearing of the appeal as specified in Section 80.64.4. C . Stay of Proceedings . An appeal stays all proceedings in furtherance of the action appealed from unless the Zoning Administrator certifies to the Board of Appeals after the notice of appeal is filed with him, that by reason of facts stated in the certificate, a stay would, ir his opinion, cause imminent peril to life and property. In such case proceedings shall not be stayed other than by a restraining order which may be granted by the Board of Appeals or by a court of record on application, on notice to the Zoning Administrator and due cause shown. 4. Powers and Duties. The Board of Appeals shall have the following powers and duties. A. Administrative Review. To hear and decide appeals where it is alleged there is error in any order, requirement, decision, or determination made by an administrative official in the enforcement of this ordinance. B. Variances: Conditions Governing Application; Procedures. To authorize upon appeal in specific cases such variance form the terms of this ordinance as will not be contrary to the public interest where, owing to special conditions, a literal enforcement of the provisions of this ordinance would result in unnecessary hardship. A variance form the terms of this ordinance shall not be granted by the Board of Appeals unless and until: (1) A written application for a variance is submitted demonstrating: a. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in the same district; b. That literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance; c. That the special conditions and circumstances do not result from the actions of the applicant; d. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, structures, or buildings in the same district; e. That no non-conforming use of neighboring lands, structures, or buildings in the same district and no permitted or non-conforming use of lands, structures, or buildings in other districts shall be considered grounds for the issuance of a variance. (2) All fees set by the City Commission, to cover the administrative costs of such application have been paid. (3) Notice of public hearing shall be given as in Section 80.64.5. (4) The public hearing shall be held. Any party may appear in person, or by a duly authorized agent or by attorney. (5) The Board of Appeals shall make findings that the requirements of Section 80 .64.4 .B(l) have been met by the applicant for a variance . (6) The Board of Appeals shall make a finding that the reasons set forth in the application justify the granting of the variance, and that the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure . (7) The Board of Appeals shall further make a finding that the granting of the variance, will be in harmony with the general purpose and intent of this ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. (8) In granting any variance, the Board of Appeals shall be guided by the Administrative 02-26-03 80-37 �Standards in Section 80.60. The Board of Appeals may prescribe appropriate conditions and safeguards in conformity with this ordinance. Violation of such conditions and safeguards, when made a part of the terms under which the variance is granted, shall be deemed a condition of this ordinance punishable under Section 80.66 of this ordinance. (9) Under no circumstances shall the Board of Appeals grant a variance to allow a use not permissible under the terms of this ordinance in the district involved, or any use expressly or by implication prohibited by terms of this ordinance in said district. (1OJ If action is not taken by the petitioner to implement a variance within one year of the date of its approval by the Board of Zoning Appeals, said variance shall expire. The Board of Zoning Appeals, said variance shall expire. The Board of Zoning Appeals, upon application made before said may grant an extension of not more than one year from the expiration date. The Board, at its discretion, may schedule a public hearing prior to granting an extension. Not more than two such extensions may be granted. C. Reversing Decision of Administrative Official. In exercising the above mentioned powers, the Board of Appeals may, so long as such action is in conformity with the terms of this ordinance, reverse or affirm, wholly or partly, or may modify the order, requirement, decision, or determination as ought to be made, and to that end shall have the powers of the administrative official form whom the appeal is taken. D. The concurring vote of 2/3 of the members of the Board shall be necessary to reverse any order, requirement, decision, or determination of the Zoning Administrator, or to decide in favor of the applicant any matter upon which they are required to pass under this ordinance, or to effect any variation in the application of this ordinance. 5. Public Hearings. A. A public hearing shall be held on each action which is brought before the Board of Appeals. B. Notice shall be given at least 15 days in advance of the public hearings. The owners of the property within three hundred feet of the property shall be notified by mail. The current tax roll shall be used to determine ownership. Notice shall be posted in a newspaper of general circulation at least 15 days prior to the public hearing . C. Any party may appear in person or by duly authorized agent or attorney to comment on any variance or administrative review. Written comments may be submitted prior to the scheduled hearing. 80.65 Conditional Use Permit. 1. Intent. This section of the ordinance shall govern permitting of conditional uses which may be located in specific districts when particular or unique problems and all objectionable facets of the use have been overcome and eliminated by consideration of proper planning techniques. It is the purpose of this section to maintain adequate provision for the security of the health, safety, convenience and general welfare of the inhabitants and uses of the zoning district and adjoining districts. 2. Procedure. No conditional use shall be established in any zoning district except upon permit issued by the Planning Board. The Board shall be guided in making a decision by the standards set forth in this ordinance in Section 80.60. The Board shall hear and decide only such conditional uses as specifically authorized by district and by the terms of this ordinance. A. Any application for a conditional use permit shall be submitted to the Zoning Administrator and shall be accomplished by such fees as set by the City Commission . 8. Any person seeking a conditional use permit shall provide the Board with all information required for site plan review (Section 80.62) and additional information as the Board may reasonably require to determine whether the granting of the permit is consistent with the intent of this ordinance. C. A public hearing shall be held on all requests for a conditional use permit. (1) Notice shall be given at least ten (10) days in advance of the public hearing. The owner of the property in question and owners of property within three hundred feet of the property shall be notified by mail. The current tax roll shall be used to determine 80-38 I I I I I I I I - �I I I I I I I I I I I I I I I I I I J ownership. (2) Notice shall be posted in a newspaper of general circulation at least ten (10) days in advance of the public hearing. (3) Any party may appear in person or by duly authorized agent or attorney to comment on any aspect of the conditional use. Written comments may be submitted prior to the hearing. D. The Board shall hold the public hearing and consider all requests for a conditional use permit within five weeks of receipt of the application and all required materials. The Board shall take final action within three months of the receipt of the required materials. E. In permitting a conditional use, the Board shall make a finding that the conditional use will be in compliance with the general purpose of the ordinance and the intent of the district in which it is located and will not be injurious to the spirit of this ordinance and intent of the district, and will not be injurious to the neighborhood, or otherwise detrimental to the public health and welfare. F. In permitting any conditional use, the Board may prescribe appropriate conditions and safeguards. Violation of any conditions or safeguards, made a part of the terms of the permit, shall be deemed a violation of this ordinance, and shall be punished under section 80.66 of this ordinance. Permits issued on the basis of false information shall be void and continuance of the use shall be deemed a violation of this ordinance. G . No conditional use may be commenced until all conditions have been met. A performance bond acceptable to the Zoning Administration may be required by the Planning Board. H. Any conditional use permit may be reviewed at the discretion of the Board. A public hearing shall be held prior to alteration of conditions or revocation of a permit. The permit holder and adjacent property owners shall be notified of the public hearing as specified in Section 80.64.5. I. Appeals of the Planning Board's decision on a conditional use permit shall be filed in circuit court according to the rules for appealing Board of Zoning Appeals decisions. J. If action is not taken by the petitioner to implement a conditional use permit within one year of the date of its's approval by the Planning Commission, said permit shall expire. The Planning Commission, upon application made before said expiration, may grant an extension of not more than one year from the expiration date. The Commission, at it's discretion, may schedule a public hearing prior to granting an extension. Not more than two such extensions may be granted. 3. General Guidelines. A. The Board shall be guided by administrative standards in Section 80.60. B. The Board shall require sufficient site area to prevent nuisance to neighboring uses and to allow for reasonable anticipated expansion of the use. 4. Required Conditions. A. RESIDENTIAL DISTRICTS (RS, RG, RM). All lighting shall be directed away from residential uses. (1) Home Occupations. a. Shall not employ more than one person who is not a member of the household . b . Shall not involve signs or the display of goods produced or services performed on the premise. c. Shall not be conducted in an accessory building. d. Shall not constitute a retail store such as those permitted in the Community Business District (BC) . No commodity other than that produced or processed on the promises shall be sold. e. Shall no necessitate the use of commercial vehicles. (2) Group day care facilities shall be licensed as either a group day care home or a day care center by the Michigan Department of Social Services prior to commencement of the use. (3) Adult foster homes shall be licensed by the State of Michigan or a state authorized 02-26-03 80-39 �agency prior to commencement of the use. (4) Customary accessory uses for multiple family residential. a. No detached accessory building may exceed 15 feet in height. b. Attached accessory building shall meet the yard requirements of the Schedule of General Regulations (Sec. 80.40). Detached accessory building shall be located ten feet from the side and rear property lines. No detached accessory use shall be located in a front yard. c. Outdoor swimming pools shall not be located closer than ten feet to any building or lot line. The pool area shall be enclosed with a six foot fence approved by the City Engineer. Access to the pool shall be regulated by a gate. (5) Colleges, universities and institutions of higher learning. a. All ingress and egress from the site shall be onto a major street having a right-of-way of at least sixty six feet. b . No building or other use of land except landscaped passive areas or parking shall be situated within thirty (30) feet of the lot line. (6) Churches, cemeteries, convalescent homes and extended care facilities. a. Shall be located so that the site has direct ingress from and egress to a major street or a minor street no more than 400 feet from its intersection with a major street. b. No building for a church or cemetery use shall be located closer than thirty feet to a lot line. c. Spires shall be exempt from height requirement. d. Service entrances shall be screened from the view of adjacent residential property. (7) Public recreational facilities . (8) Schools. a. A required yard of thirty feet shall be required for all buildings. b. Off-street passenger loading zones shall be provided for school buses and private vehicles. (9) Multiple family dwellings over 35 feet in height. a. All yards shall have a depth no less than one foot for each foot of building height. b . Shall not be located closer to a single family residential district than two times the height of the structure. c. Parking other than in structures shall not occupy more than 40 percent of the lot area. d. The minimum requirements for outdoor livability space and maximum requirements for ground coverage must me adhered to . ( 1OJ Hospitals. a. Shall be so located to have at least one lot line abutting a major street. All ingress and egress to the site shall be directly onto said thoroughfare or a marginal access service drive. b. No building shall be located closer than thirty feet to a lot line. c. Service entrances shall be screened from the view of adjacent residential property. d . Height of any structure shall not exceed 120 feet. (11) Duplex dwelling units. a . Each duplex shall be located on a lot having at least 75 feet of frontage and 9,000 square feet of lot area. b . Side yards shall be no less than 10 feet on each side. c . Two parking spaces for each dwelling unit, located behind the front yard shall be provided. d . On each lot containing a duplex there shall be a minimum outdoor livability space ratio of 0.05. (12) Group residential facilities (RM and BC) a . Shall have a manager on duty at all times. b. Shall have a minimum of three off-street parking spaces, or one space for each tenant with a vehicle plus one space for each staff member on duty whichever is greater. In authorizing construction of new structures, the Board may require sufficient 80 - 40 I I I I I I I I - �I I C. [ d. I I I e. f. I I r g. (13) a. b. C. d. e. f. g. ' f h. r r r r (14) a. b. C. d. e. r f. g. r r f h. yard area to be reserved as potential parking to facilitate conversion to a permitted use in the district, should the group home cease to operate. All residents shall have met the sponsoring agency's referral specifications and participate in all required treatment and counseling programs. Existing structures shall meet all the minimum property maintenance and site plan requirements for licensing as a rooming house; inspection reports from the housing inspector and the Fire Chief shall accompany the application, along with a statement of intent to comply with any required changes to bring the structure into compliance. Applications for new building shall include a site plan, floor plan and elevations. Approval of the conditional use permit shall specify compliance with the numbe•· of occupants. Violation of this condition shall result in a public hearing before the Planning Commission and shall be grounds for revocation of the Conditional Use Permit. In applying the administrative standards (Section 80.60) the Commission shall consider the density of similar uses. In no case shall a group residential facility be permitted within 500 feet of another similar facility. Prior to application for zoning approval, the applicant shall meet with the Planning Department and is encouraged to inform the neighbors of plans for the group residential facility. Rooming Houses (RM) Shall have a manger residing on the premises. Shall comply with the yard requirements for duplexes. Shall be inspected and licensed on a yearly basis, in compliance with the Property Maintenance Code and the City Business license section of the City Code. One off-street parking space shall be provided for each occupant and the manager. No rooming house shall be located within 500 feet of another rooming house. Rooming houses shall have an outdoor livability space ratio of at least 0.50. Prior to application for zoning approval, the applicant shall meet with the Planning Department and is encouraged to inform the neighbors of plans for the rooming house. Must be located on sites having at least 15,000 square feet and 100 feet of frontage. Homestays or Bed and Breakfasts. Room Size. A minimum room size of 70 Sq. Ft. for each occupant thereafter shall be provided. Length of Stay. No one guest's stay is to exceed 14 consecutive days. Parking . For homestay or bed and breakfast, one space per room, plus two spaces for the owner. Signage. An Establishment licensed under the ordinance shall be allowed one sign on the property advertising the Establishment. The sign shall be non-illuminated, mounted flush against the building, with a maximum size of five (5) square feet. Signage for commercial districts shall be regulated by the Marquette City Sign Ordinance. Proximity. (RS, RG, RM) Establishments shall not be located within 300 lineal feet measured along the street right of way of another such Establishment. Transferability . Conditional use permits for Bed and Breakfast Establishments may not be transferred from owner to owner without Planning Commission approval. Guest Register. Owners shall keep a list of the names of all persons staying at the Establishment. The register shall be available for inspection by City Officials at any time. Code Compliance. A Bed and Breakfast Establishment shall not commence or continue to operate without compliance with all applicable code requirements. Owners shall submit to inspections of both the exterior and interior of the dwelling to 02-26-03 80- 41 �ensure compliance with health, safety, and welfare regulations pursuant to all applicable city code requirements. i. Structure. No main building shall be removed in order to allow for a Bed and Breakfast Establishment nor shall such a structure be removed in order to provide parking for such an establishment. Building modifications or additions shall be architecturally designed to blend with the character of the existing structure and neighborhood. j. Site Plans. A site plan meeting the specifications of the Zoning Ordinance shall be submitted with the application prior to a public hearing for a Bed and Breakfast Establishment. k. Review Considerations. The Planning Commission shall be guided by the Administrative Standards set forth in Section 80.60 of the Zoning Ordinance . (15) Hospital Hospitality Houses. a . General Considerations - Hospital Hospitality Houses shall be endorsed by a local hospital; require a contractual agreement to govern its occupancy; let rooms for periods of five consecutive days or less; provide parking for all patients off of the premises, let rooms primarily during weekdays; provide 24 hour management of the residence when patients are present; and provide a management plan as a part of the conditional use application. b. Review Considerations - In determining the granting of such a permit the Board will consider the impact on the surrounding neighborhood; physical alterations to the residence and property; and the management plan as it relates to the intent of this section. c. Occupancy- Occupancy will be based on the general intent of this section; the City of Marquette Property Maintenance Code; and the State of Michigan Building Code. B. OFFICE DISTRICT (OS). ( 1) Customary accessory uses. a . A business which is a customary accessory use to a principal office use may be permitted provided that it is located within the same structure as the use it services. Such businesses shall not occupy more than 15% of the floor area of such structure. b . Accessory buildings shall observe the yard requirements in the Schedule of Regulations (Sec. 80.40). Accessory buildings shall not be located closer then ten feet to the main building. (2) Bed and Breakfasts. a. Room Size. A minimum room size of 70 Sq. Ft. for the first occupant and an additional 50 Sq . Ft. for each occupant thereafter shall be provided. b. Length of Stay. No one guest's stay is to exceed 14 consecutive days. c . Parking. One space per room, plus two spaces for the owner. d. Signage. Signage shall be regulated by the Marquette City sign ordinance . e . Guest Register. Owners shall keep a list of the names of all persons staying at the Establishment. The register shall be available for inspection by City Officials at any time . f. Code Compliance. A Bed and Breakfast Establishment shall not commence or continue to operate without compliance with a ll applicable code requirements. Owners shall submit to inspections of both the exterior and interior of the dwelling to ensure compliance with health, safety, and welfare regulations pursuant to all applicable city code requirements. g. Structure. No main building shall be removed in order to allow for a Bed and Breakfast Establishment nor shall such a structure be removed in order to provide parking for such an establishment. Building modifications or additions shall be architecturally designed to blend with the character of the existing structure and neighborhood. h. Site Plans. A site plan meeting the specifications of the Zoning Ordinance shall be submitted with the application prior to a public hearing for a Bed and Breakfast 80 - 42 I I I I II �[ Establishment. Review Considerations. The Planning Commission shall be guided by the Administrative Standards set forth in Section 80.60 of the Zoning Ordinance. C. COMMUNITY BUSINESS DISTRICT (BC). (1) Residential Uses (for group residential facilities, see Section 80.65.4.A.(12)). (2) Establishments selling alcoholic beverages for consumption on the premise. a. No dancing shall be allowed on the premises. (3) Motels with the intent to provide transient accommodations for visitors to the Community Business District or nearby facilities. a. The minimum lot area shall be one acre. b. The lot shall have direct access onto a major street. c. The structure housing the motel shall not be closer than 100 feet from an adjacent residential district. d. The site and/or structure may be shared with other uses permitted in the BC district providing that there is no storage of flammable materials in the structure. e. The structure may not exceed two stories. f. Exterior walls of the structure containing windows shall be at least ten (10) feet from the nearest lot line. Walls adjacent to streets are exempt from this provision. g. Each motel shall contain no more than 30 rental units. h. Any dwelling unit to be occupied by the owner or manager must comply with Section 80.65.4.C(l). (4) Bed and Breakfasts and Bed and Breakfast Inns. a. Review Considerations. A minimum room size of 70 Sq. Ft. for the first occupant and an additional 50 Sq. Ft. for each occupant thereafter shall be provided. b. Length of Stay. No one guest's stay is to exceed 14 consecutive days. c. Parking. Parking shall be provided in accordance with the requirements provided in the Zoning Ordinance for hotels and motels. d. Signage. Signage shall be regulated by the Marquette City sign ordinance. e. Guest Register. Owners shall keep a list of the names of all persons staying at the Establishment. The register shall be available for inspection by City Officials at any time. f. Code Compliance. A Bed and Breakfast Establishment shall not commence or continue to operate without compliance with all applicable code requirements. Owners shall submit to inspections of both the exterior and interior of the dwelling to ensure compliance with health, safety, and welfare regulations pursuant to all applicable city code requirements. g. Structure. No main building shall be removed in order to allow for a Bed and Breakfast Establishment nor shall such a structure be removed in order to provide parking for such an establishment. Building modifications or additions shall be architecturally designed to blend with the character of the existing structure and neighborhood. h. Site Plans. A site plan meeting the specifications of the Zoning Ordinance shall be submitted with the application prior to a public hearing for a Bed and Breakfast Establishment. i. Review Considerations. The Planning Commission shall be guided by the Administrative Standards set forth in Section 80.60 of the Zoning Ordinance. (5) Sidewalk Cafes a. Site Plans. The applicant must submit a [signed and sealed] site plan prepared by a registered architect, engineer, or surveyor showing: - the side of the applicant's property which is next to the sidewalk, and the side of the properties on each side which are adjacent to the sidewalk, along with all adjacent streets, curbs, and intersections within 25 feet, - locations and sizes for all proposed furnishings such as tables, chairs, trash i. f r r r r I r r r r r r r f r r 02-26-03 80-43 �containers, umbrellas, awnings, planters, other landscaping, and lighting, and for the five foot clear public thoroughfare, - locations for all existing utility poles, street lights, street and traffic signs, fire hydrants, mail boxes, trees, planters, etc, - the architect's , engineer's, or surveyor's name, address, and phone number. b. Staff Review. Upon submission, and prior to a public hearing, the site plan shall be submitted to the City Engineer's Office and the Zoning Administrator 's Office for review, and the recommendations of each office shall be presented to the Planning Commission at the public hearing. Any alteration to the sidewalk or other physical improvements must have the approval of the City Engineer or it will not be considered by the Planning Commission . c. Clear Public Thoroughfare The proprietor must maintain a clear path at all times for pedestrian traffic to pass by. The proprietor shall be responsible for furnishings moved by patrons, or for items placed in the clear public thoroughfare by patrons, including bicycles, wheeled carts of any sort, and other items. The path must be at least five feet wide and remain totally unobstructed. [The top of the curb may be included if it is flush and level with the sidewalk.] Any driveway crossing the sidewalk must be kept clear. d. Setbacks. All activities and furnishings must be located at least 25 away feet from an intersection, measured from the curb, and must be between the side property lines of the applicant. [Activities and furnishings may not be within 2 feet of the curb.] e. Hours of Operation. A sidewalk cafe may not be operated between the hours of 11 :00 p.m. and 7:00 a.m. All fixtures shall be removed from the sidewalk when the cafe is not in operation. f. Season. Sidewalk cafes shall not be operated when the Police Department is enforcing the Winter Parking Ban. No furnishings may remain on the sidewalk during this period . g. Lighting. If installed, lighting shall be designed, installed, and operated to keep all direct light from adjacent properties and from the street. It shall be of low intensity to prevent glare. h. Furnishing. The design of the furniture and colors should compliment the district 's theme. The furniture should be of good quality and be weatherproof. The furnishings must be removable (temporary). i. Noise. The cafe shall be operated so that no noise generated by the business or its patrons can be heard from a d istance of 50 feet from the area of operation. j. Lease for City Property. After grant of a conditional use permit by the Planning Commission, and before beginning operation, the applicant shall execute a lease with the City of Marquette for use of the public sidewalk. All provisions of this ordinance and any conditions attached to the permit shall become terms of the lease. Additional lease terms may include a hold harmless clause, requirements for liability insurance(s), rent requirements, provision for inspection by the City, and other terms deemed necessary by staff and the City Commission. k. There shall be no consumption of alcoholic beverages in a sidewalk cafe . D. CENTRAL BUSINESS DISTRICT (CBD). (1) Motels and hotels. a . Required parking for conditional uses in the CBD shall not be waived by the Board of Appeals (Refer to 80.25.3.A) (2) Residential uses (other than motels and hotels). (3) Bed and Breakfasts and Bed and Breakfast Inns . a. Room Size. A minimum room size of 70 Sq. Ft. for the first occupant and an additional 50 Sq. Ft. for each occupant thereafter shall be provided. b. Length of Stay. No one guest's stay is to exceed 14 consecutive days. c . Parking. Parking shall be provided in accordance with the requirements provided in the Zoning Ordinance for hotels and motels. d. Signage. Signage shall be regulated by the Marquette City sign ordinance. 80 - 44 • • • • • • • • • • • • •I I I I • �e . Guest Register. Owners shall keep a list of the names of all persons staying at the Establishment. The register shall be available for inspection by City Officials at any time. f. Code Compliance . A Bed and Breakfast Establishment shall not commence or continue to operate without compliance with all applicable code requirements. Owners shall submit to inspections of both the exterior and interior of the dwelling to ensure compliance with health, safety, and welfare regulations pursuant to all applicable city code requirements. g. Structure. No main building shall be removed in order to allow for a Bed and Breakfast Establishment nor shall such a structure be removed in order to provide parking for such an establishment. Building modifications or additions shall b e architecturally designed to blend with the character of the existing structure and neighborhood. h. Site Plans. A site plan meeting the specifications of the Zoning Ordinance shall be submitted with the application prior to a public hearing for a Bed and Breakfast Establishment. i. Review Considerations. The Planning Commission shall be guided by the Administrative Standards set forth in Section 80.60 of the Zoning Ordinance. (4) Sidewalk Cafes a. Site Plans. The applicant must submit a [signed and sealed] site plan prepared by a registered architect, engineer, or surveyor showing: - the side of the applicant's property which is next to the sidewalk, and the side of the properties on each side which are adjacent to the sidewalk, along with all adjacent streets, curbs, and intersections within 25 feet, - locations and sizes for all proposed furnishings such as tables, chairs, trash containers, umbrellas, awnings, planters, other landscaping, and lighting, and for the five foot clear public thoroughfare, - locations for all existing utility poles, street lights, street and traffic signs, fire hydrants, mail boxes, trees, planters, etc, - the architect 's, engineer's, or surveyor's name, address, and phone number. b. Staff Review. Upon submission, and prior to a public hearing, the site plan shall be submitted to the City Engineer's Office and the Zoning Administrator's Office for review, and the recommendations of each office shall be presented to the Planning Commission at the public hearing. Any alteration to the sidewalk or other physical improvements must have the approval of the City Engineer or it will not be considered by the Planning Commission. c. Clear Public Thoroughfare The proprietor must maintain a clear path at all times for pedestrian traffic to pass by. The proprietor shall be responsible for furnishings moved by patrons, or for items placed in the clear public thoroughfare by patrons, including bicycles, wheeled carts of any sort, and other items. The path must be at least five feet w ide and remain totally unobstructed. [The top of the curb may be included if it is flush and level with the sidewalk.] Any driveway crossing the sidewalk must be kept clear. d. Setbacks. All activities and furnishings must be located at least 25 away feet from an intersection, measured from the curb, and must be between the side property lines of the applicant. [Activities and furnishings may not be within 2 feet of the curb .] e. Hours of Operation. A sidewalk cafe may not be operated between the hours of 11 :00 p.m. and 7:00 a .m. All fixtures shall be removed from the sidewalk when the cafe is not in operation . f. Season . Sidewalk cafes shall not be operated when the Police Department is enforcing the Winter Parking Ban. No furnishings may remain on the sidewalk during this period . g. Lighting. If installed, lighting shall be designed, installed, and operated to keep all direct light from adjacent properties and from the street. It shall be of low intensity to 02-26-03 80 - 45 �prevent glare. h. Furnishing. The design of the furniture and colors should compliment the district 's theme. The furniture should be of good quality and be weatherproof. The furnishings must be removable (temporary) . i. Noise. The cafe shall be operated so that no noise generated by the business or its patrons can be heard from a distance of 50 feet from the area of operation . j. Lease for City Property. After grant of a conditional use permit by the Planning Commission, and before beginning operation, the applicant shall execute a lease with the City of Marquette for use of the public sidewalk. All provisions of this ordinance and any conditions attached to the permit shall become terms of the lease. Additional lease terms may include a hold harmless clause, requirements for liability insurance(s) , rent requirements, provision for inspection by the City, and other terms deemed necessary by staff and the City Commission . k. There shall be no consumption of alcoholic beverages in a sidewalk cafe. E. INDUSTRIAL DISTRICT (I). (1) All conditional uses. a. Notice of intent to build or expand must be given to the Zoning Administrator at the same time application is made to federal or state agencies which may require permits. b. Prior to final approval of a conditional use permit each applicant shall obtain the necessary state and federal permits, including permits or waiver for permits from the Michigan Air Pollution Control Commission and the Water Resources Commission. The applicant shall, upon Board request forward all reports and findings from the state and federal agencies to the Zoning Administrator, along with site plans as described in Sec. 80.62. c. The Board shall take action on the request for industrial conditional use permit within four weeks of receiving the required materials. d. The Board shall consider the employment potential, economic benefits, and environmental costs which may be created by the industry. e. The Board may require additional safeguards to meet the intent of the industrial district and to assure opportunity for additional industrial uses and for growth within each area of the city which is zoned industrial. F. CONSERVATION AND RECREATION DISTRICT. (1) Land intensive recreational uses. a. No loud speakers or public address systems shall be used except by approval of the Board, which shall determine that no public nuisance or disturbance wil l be established . b. No structure other than fencing shall be located closer than the yards specified in the Schedule of Regulations (Sec 80.40) . A landscaped buffer strip of at least twenty five feet shall be located between any residential district. c . All lighting shall be shielded from adjacent districts. d . Customary accessory commercial uses shall be located on the same site as the main recreational use and shall be clearly secondary to the main use. (2) Port facilities and docks. a. The applicant shall obtain from the Michigan Department of Natural Resources a permit to use the bottom lands prior to the issuing of a conditional use permit for any dock. b. Docks may be erected to a height of 75 feet . c . Marina facilities shall be designed to facilitate pedestrian and vehicular traffic and to reduce congestion at loading and launching sites. (3) Structures between the shoreline and public streets or highways. a. Structures to be located along the shoreline may not exceed 15 feet in height. b . Structures must be placed so as to minimize conflicts with the view of the lake from the adjacent right of way. 80 - 46 "• • • • • • • • • • •I I I I I �' r c. Structures must serve a public purpose and/or be accessible to the general public. d. The site must be landscaped in harmony with the surrounding area. r 80.66 Enforcement. 1. False statements. Any zoning compliance statement based on any false statement in the application or supporting documents is absolutely void ab initio and shall be revoked . No zoning compliance statement shall remain valid if the use or structures it authorizes becomes non-conforming. The Zoning Administrator shall not refuse to issue a zoning compliance statement when conditions imposed by this and other city ordinances are complied with by the applicant despite violations of contracts, such as covenants or private agreements which may occur upon the granting of said permits. 2. Violations and Penalties. Any person who violates any provision of this ordinance or any amendment thereto, or who fails to perform any act required hereunder or does any prohibited act, shall be guilty of a civil infraction. Each and every day on which any violation is committed or permitted to continue shall constitute a separate offense and shall be punishable as such hereunder. Any violation of this ordinance is hereby declared to be a public nuisance per se. 3. Procedures for reporting violations. Apparent zoning violations may be reported to the Zoning Administrator Planning Board by any citizen. r 80.67 - 80.79 Reserved For Future Use. 80.80- Towers 1. PURPOSE. The purpose of this ordinance is to establish general guidelines for the siting of wireless communications towers and antennas. The goals of this ordinance are to: (1) protect residential areas and land uses from potential adverse impacts of towers and antennas; (2) encourage the location of towers in non-residential areas; (3) minimize the total number of towers throughout the community; (4) strongly encourage the joint use of new and existing tower sites as a primary option rather than construction of additional single-use towers; (5) encourage users of towers and antennas to locate them, to the extent possible, in areas where the adverse impact on the community is minimal; (6) encourage users of towers and antennas to configure them in a way that minimizes the adverse visual impact of the towers and antennas through careful design, siting, landscape screening, and innovative camouflaging techniques; (7) enhance the ability of the providers of telecommunications services to provide such services to the community quickly, effectively, and efficiently; (8) consider the public health and safety of communication towers; and (9) avoid potential damage to adjacent properties from tower failure through engineering and careful siting of tower structures. In furtherance of these goals, City of Marquette shall give due consideration to the City's master plan, zoning map, existing land uses, and environmentally sensitive areas in approving sites for the location of towers and antennas. 2. DEFINITIONS. As used in this section (80.80) of the ordinance, the following terms shall have the meanings set forth below: (a) "Alternative tower structure" means man-made trees, clock towers, bell steeples, light poles and similar alternative-design mounting structures that camouflage or conceal the presence of antennas or towers. (b) "Antenna" means any exterior transmitting or receiving device mounted on a tower, building or structure and used in communications that radiate or capture electromagnetic waves, digital signals, analog signals, radio frequencies (excluding radar signals), wireless telecommunications signals or other communication signals. (c) "Backhaul network" means the lines that connect a provider's towers and/or cell sites to one or more cellular telephone switching offices, and/or long distance providers, or the public switched telephone network. (d) "FAA" means the Federal Aviation Administration. (e) "FCC" means the Federal Communications Commission . 02-26-03 80-47 �(f) "Height" means, when referring to a tower or other structure regulated by this section 80 of the zoning ordinance, the distance measured from the finished grade of the parcel to the highest point on the tower or other structure, including the base pad and any antenna. (g) "Preexisting towers and preexisting antennas" means any tower or antenna for which a building permit or conditional use permit has been properly issued prior to the effective date of this ordinance, including permitted towers or antennas that have not yet been constructed so long as such approval is current and not expired . (h) 'Tower" means any structure that is designed and constructed primarily for the purpose of supporting one or more antennas for telephone, radio and similar communication purposes, including self-supporting lattice towers, guyed towers, or monopole towers. The term includes radio and television transmission towers, microwave towers, common-carrier towers, cellular telephone towers, alternative tower structures, and the like. The term includes the structure and any support thereto. 3. APPLICABILITY. (a) New Towers and Antennas. All new towers or antennas in the City of Marquette shall be subject to these regulations, except as provided in Sections 3(b) through (d). inclusive. (b) Amateur Radio Station Operators and/or Receive Only Antennas. This ordinance shall not govern any tower, or the installation of any antenna, that is under seventy (70) feet in height and is owned and operated by a federally-licensed amateur radio station operator or is used exclusively for receive only antennas. (c) Preexisting Towers or Antennas. Preexisting towers and preexisting antennas shall not be required to meet the requirements of this ordinance, other than the requirements of Sections 4(f) and 4(g) . (d) AM Array. For purposes of implementing this ordinance, an AM array, consisting of one or more tower units and supporting ground system which functions as one AM broadcasting antenna, shall be considered one tower. Measurements for setbacks and separation distances shall be measured from the outer perimeter of the towers included in the AM array. Additional tower units may be added within the perimeter of the AM array by right. 4, GENERAL REQUIREMENTS. (a) Principal or Accessory Use. Antennas and towers may be considered either principal or accessory uses . A different existing use of an existing structure on the same lot shall not preclude the installation of an antenna or tower on such lot. (b) Lot Size. For purposes of determining whether the installation of a tower or antenna complies with district development regulations, including but not limited to yard or setback requirements, lot-coverage requirements, and other such requirements, the dimensions of the entire lot shall control, even though the antennas or towers may be located on leased parcels within such lot. (c) Inventory of Existing Sites. Each applicant for an antenna and/or tower shall provide to the Zoning Administrator an inventory of its existing towers, antennas, or sites approved for towers or antennas, that are either within the jurisdiction of City of Marquette or within one mile of the border thereof, including specific information about the location, height, and design of each tower. The Zoning Administrator may share such information with other applicants applying for administrative approvals or conditional use permits under this ordinance or other organizations seeking to locate antennas within the jurisdiction of City of Marquette, provided, however that the Zoning Administrator is not, by sharing such information, in any way representing or warranting that such sites are available or suitable. (d) Aesthetics. Towers and antennas shall meet the following requirements: (1) Towers shall either maintain a galvanized steel finish or, subject to any applicable standards of the FAA, be painted a neutral color so as to reduce visual obtrusiveness. (2) At a tower site, the design of the buildings and related structures shall, to the extent possible, use materials, colors, textures, screening, and landscaping that will blend them into the natural setting and surrounding buildings . (3) If an antenna is installed on a structure other than a tower, the antenna and supporting 80 - 48 • • • • • • • • • �electrical and mechanical equipment must be of a neutral color that is identical to, or closely compatible with, the color of the supporting structure so as to make the antenna and related equipment as visually unobtrusive as possible. (e) Lighting. Towers shall not be artificially lighted, unless required by the FAA or other applicable authority. If lighting is required, the lighting alternatives and design chosen must cause the least disturbance to the surrounding views. (f) State or Federal Requirements. All towers must meet or exceed current standards and regulations of the FAA, the FCC, and any other agency of the state or federal government with the authority to regulate towers and antennas. If such standards and regulations are changed, then the owners of the towers and antennas governed by this ordinance shall bring such towers and antennas into compliance with such revised standards and regulations within six (6) months of the effective date of such standards and regulations, unless a different compliance schedule is mandated by the controlling state or federal agency. Failure to bring towers and antennas into compliance with such revised standards and regulations shall constitute grounds for the removal of the tower or antenna at the owner's expense. (g) Building Codes: Safety Standards. To ensure the structural integrity of towers, the owner of a tower shall ensure that it is maintained in compliance with standards contained in applicable state or local building codes and the applicable standards for towers that are published by the Electronic Industries Association, as amended from time to time. If, upon inspection, the City of Marquette concludes that a tower fails to comply with such codes and standards and constitutes a danger to persons or property, then upon notice being provided to the owner of the tower, the owner shall have thirty (30) days to bring such tower into compliance with such standards. Failure to bring such tower into compliance within said thirty (30) days shall constitute grounds for the removal of the tower or antenna at the owner's expense. (h) Measurement. For purposes of measurement, tower setbacks and separation distances shall be calculated and applied to facilities located in City of Marquette irrespective of municipal and county jurisdictional boundaries. (i) Not Essential Services. Towers and antennas shall be regulated and permitted pursuant to this ordinance and shall not be regulated or permitted as essential services, public utilities, or private utilities. (j) Franchises. Owners and/or operators of towers or antennas shall certify that all franchises required by law for the construction and/or operation of a wireless communication system in City of Marquette have been obtained and shall file a copy of all required franchises with the Zoning Administrator. (k) Public Notice. For purposes of this ordinance, any conditional use request, variance request, or appeal of an administratively approved use or conditional use shall require public notice to all abutting property owners and all property owners of properties that are located within the corresponding separation distance listed in Section 7(b) (5) (ii), Table 2, in addition to any notice otherwise required by the Zoning Ordinance. (I) Signs. No signs shall be allowed on an antenna or tower. (m) Buildings and Support Equipment. Buildings and support equipment associated with antennas or towers shall comply with the requirements of Section 8. (n) Multiple Antenna/Tower Plan . City of Marquette encourages the users of towers and antennas to submit a single application for approval of multiple towers and/or antenna sites. Applications for approval of multiple sites shall be given priority in the review process. 5. ADMINISTRATIVELY APPROVED USES. (a) General. The following provisions shall govern the issuance of administrative approvals for towers and antennas. (1) The Zoning Administrator may administratively approve the uses listed in this Section . (2) Each applicant for administrative approval shall apply to the Zoning Administrator providing the information set forth in Sections 7 (bl( 1) and 7 (b) (3) of this ordinance and a nonrefundable fee as established by resolution of the City Commission to reimburse the City 02-26-03 80-49 �for the costs of reviewing the application. (3) The Zoning Administrator shall review the application for administrative approval and determine if the proposed use complies with Sections 4, 7(b)(4) and 7(b)(5) of this ordinance. (4) The Zoning Administrator shall respond to each such application within sixty (60) days after receiving it by either approving or denying the application. If the Zoning Administrator fails to respond to the applicant within said sixty (60) days, then the application shall be deemed to be approved. (5) In connection with any such administrative approval, the Zoning Administrator may, in order to encourage shared use, administratively waive any zoning district setback requirements in Section 7(b) (4) or separation distances between towers in Section 7(b) (5) by up to fifty percent (50%). (6) In connection with any such administrative approval, the Zoning Administrator may, in order to encourage the use of monopoles, administratively allow the reconstruction of an existing tower to monopole construction. (7) If an administrative approval is denied, the applicant shall file an application for a conditional use permit pursuant to Section 7 prior to filing any appeal that may be available under the Zoning Ordinance. (b) List of Administratively Approved Uses. The following uses may be approved by the Zoning Administrator after conducting an administrative review: (1) Locating a tower or antenna, including the placement of additional buildings or other supporting equipment used in connection with said tower or antenna, in any industrial zoning district. (2) Locating antennas on existing structures or towers consistent with the terms of subsections (a) and (b) below. [a] Antennas on existing structures. Any antenna which is not attached to a tower may be approved by the Zoning Administrator as an accessory use to any commercial, industrial, professional, or institutional structure, provided: (i) The antenna does not extend more than thirty (30) feet above the highest point of the structure; (ii) The antenna complies with all applicable FCC and FAA regulations; and (iii) The antenna complies with all applicable building codes. [b] Antennas on existing towers. An antenna which is attached to an existing tower may be approved by the Zoning Administrator and, to minimize adverse visual impacts associated with the proliferation and clustering of towers, collocation of antennas by more than one carrier on existing towers shall take precedence over the construction of new towers, provided such collocation is accomplished in a manner consistent with the following: (i) A tower which is modified or reconstructed to accommodate the collocation of an additional antenna shall be of the same tower type as the existing tower, unless the Zoning Administrator allows reconstruction as a monopole. (ii) Height {a} An existing tower may be modified or rebuilt to a taller height, not to exceed thirty (30) feet over the tower 's existing height, to accommodate the collocation of an additional antenna. {b} The height change referred to in subsection (ii) (a) may only occur one time per communication tower. {c} The additional height referred to in subsection (ii)(a) shall not require an additional distance separation as set forth in Section 7. The tower's premodification height shall be used to calculate such distance separations. (iii) Onsite location {a} A tower which is being rebuilt to accommodate the collocation of an additional antenna may be moved onsite within fifty (50) feet of its existing location. {b} After the tower is rebuilt to accommodate collocation, only one tower may 80-50 • • • • • • •Ill *• • • • • • • • I �remain on the site. {c} A relocated onsite tower shall continue to be measured from the original tower location for purposes of calculating separation distances between towers pursuant to section 7 (b) (5). The relocation of a tower hereunder shall in no way be deemed to cause a violation of Section 7(b)(5). {d} The onsite relocation of a tower which comes within the separation distances to residential units or residentially zoned lands as established in Section 7(b) (5) shall only be permitted when approved by the Zoning Administrator. (3) New towers in non-residential zoning districts. Locating any new tower in a non-residential zoning district other than industrial, if the following conditions are met: a licensed professional engineer certifies the tower can structurally accommodate the number of shared users proposed by the applicant; the Zoning Administrator concludes the tower is in conformity with the goals set forth in Section 1 and the requirements of Section 4; the tower meets the setback requirements in Section 7(b) (4) and separation distances in Section 7(b) (5); and the tower meets the following height and usage criteria: (i) for a single user, up to ninety (90) feet in height; (ii) for two users, up to one hundred twenty ( 120) feet in height; and (iii) for three or more users, up to one hundred fifty (150) feet in height. (4) Locating any alternative tower structure in a zoning district other than industrial that in the judgment of the Zoning Administrator is in conformity with the goals set forth in Section 1 of this ordinance. (5) Installing a cable microcell network through the use of multiple low-powered transmitters and/or receivers attached to existing wireline systems, such as conventional cable or telephone wires, or similar technology that does not require the use of towers. (6) Towers in a PUD district shall be explicitly in the preliminary and final development plans and may not vary from those plans unless the plan is amended. 6. Towers Requiring Conditional Use Permits. (a) General. The following provisions shall govern the issuance of conditional use permits for towers or antennas by the Planning Commission: (1) If the tower or antenna is not permitted to be approved administratively pursuant to Section 6 of this ordinance, then a conditional use permit shall be required for the construction of a tower or the placement of an antenna in all zoning districts. (2) Applications for conditional use permits under this Section shall be subject to the procedures and requirements of Section 80.65 of the Zoning Ordinance, except as modified in this Section. (3) In granting a conditional use permit, the Planning Commission may impose conditions to the extent the Planning Commission concludes such conditions are necessary to minimize any adverse effect of the proposed tower on adjoining properties. The administrative standards now in the ordinance were not written with towers in mind and could prove to be more limiting than enabling in terms of Planning Commission decisions. Therefore the Planning Commission shall make use of the intent of this section rather than Section 80.60 Administrative Standards. (4) Any information of an engineering nature that the applicant submits, whether civil, mechanical, or electrical, shall be certified by a licensed professional engineer. (5) An applicant for a conditional use permit shall submit the information described in this Section and a non-refundable fee as established by resolution of the City Commission to reimburse the City of Marquette for the costs of reviewing the application. (b) Towers. ( 1) Information required. In addition to any information required for applications for conditional use permits pursuant Section 80.65 of the Zoning Ordinance, applicants for a use conditional permit for a tower shall submit the following information: (i) A scaled site plan clearly indicating the location, type and height of the proposed 02-26-03 80-51 �tower, on-site land uses and zoning, adjacent land uses and zoning (including when adjacent to other municipalities), Master Plan classification of the site and all properties within the applicable separation distances set forth in Section 7(b)(5) , adjacent roadways, proposed means of access, setbacks from property lines, elevation drawings of the proposed tower and any other structures, topography, parking, and other information deemed by the Zoning Administrator to be necessary to assess compliance with this ordinance. (ii) Legal description of the parent tract and leased parcel (if applicable) . (iii) The setback distance between the proposed tower and the nearest residential unit, platted residentially zoned properties, and un-platted reside2ntially zoned properties. (iv) The separation distance from other towers described in the inventory of existing sites submitted pursuant to Section 4(c) shall be shown on an updated site plan or map. The applicant shall also identify the type of construction of the existing tower(s) and the owner and/or operator of the existing tower(s), if known. (v) A landscape plan showing specific landscape materials. (vi) The method of fencing, finished color and, if applicable, the method of camouflage and illumination. (vii) A description of compliance with Sections 4(c), (d), (e), (f), (g) , (j), (I), and (m), 7(b)(4), 7(b)(5) and all applicable federal, state or local laws. (viii) A notarized statement by the applicant as to whether construction of the tower will accommodate collocation of additional antennas. (ix) Identification of the entities providing the backhaul network for the tower(s) described in the application and other cellular sites owned or operated by the applicant in the municipality. (x) A description of the suitability of the use of existing towers, other structures, or alternative technology which does not require the use of towers or structures in order to provide the services which will be provided through the use of the proposed new tower . (xi) A description of the feasible location(s) of future towers or antennas within the City of Marquette based upon existing physical, engineering, technological or geographical limitations in the event the proposed tower is erected. (2) Factors Considered in Granting Conditional Use Permits for Towers. In addition to any standards for consideration of conditional use permit applications pursuant to Section 80.65 of the Zoning Ordinance, the Planning Commission shall consider the following factors in determining whether to issue a conditional use permit. although the Planning Commission may waive or reduce the burden on the applicant of one or more of these criteria if the Planning Commission concludes that the goals of this ordinance are better served thereby: (i) Height of the proposed tower; (ii) Proximity of the tower to residential structures and residential district boundaries; (iii) Nature of uses on adjacent and nearby properties; (iv) Surrounding topography; (v) Surrounding tree coverage and foliage; (vi) Design of the tower, with particular reference to design characteristics that have the effect of reducing or eliminating visual obtrusiveness; (vii) Proposed ingress and egress; and (viii) Availability of suitable existing towers, other structures, or alternative technologies not requiring the use of towers or structures, as discussed in Section 7(b)(3) of this ordinance. (3) Availability of Suitable Existing Towers, Other Structures, or Alternative Technology. No new tower shall be permitted unless the applicant demonstrates to the reasonable satisfaction of the Planning Commission that no existing tower, structure, or alternative technology that does not require the use of towers or structures, can accommodate the applicant's proposed antenna. An applicant shall submit information requested by the Planning Commission related to the availability of suitable existing towers, other structures, or alternative technology. Evidence submitted to demonstrate that no existing tower, structure, or alternative technology can accommodate the applicant's proposed antenna may consist of any of the following: 80-52 • • : • • • • • • • • • • • • • �(i) No existing towers or structures are located within the geographic area which meet applicant's engineering requirements. (ii) Existing towers or structures are not of sufficient height to meet applicant's engineering requirements. (iii) Existing towers or structures do not have sufficient structural strength to support applicant's proposed antenna and related equipment. (iv) The applicant's proposed antenna would cause electromagnetic interference with the antenna(s) on the existing towers or structures, or the antenna(s) on the existing towers or structures would cause interference with the applicant's proposed antenna . (v) The fees, costs, or contractual provisions required by the owner in order to share ari existing tower or structure or to adapt an existing tower or structure for sharing are unreasonable. Costs exceeding new tower development are presumed to be unreasonable. (vi) The applicant demonstrates that there are other limiting factors that render existing towers and structures unsuitable. (vii) The applicant demonstrates that an alternative technology that does not require the use of towers or structures, such as a cable microcell network using multiple low-powered transmitters and/or receivers attached to a wireline system, is unsuitable. Costs of alternative technology that exceed new tower or antenna development shall not be presumed to render the technology unsuitable. (4) Setbacks. The following setback requirements shall apply to all towers for which a conditional use permit is required; provided, however, that the Planning Commission may reduce the standard setback requirements if the goals of this ordinance would be better served thereby: (i) Towers must be set back a distance equal to at least seventy-five percent (75%) of the height of the tower from any adjoining lot line. (ii) Guys and accessory buildings must satisfy the minimum zoning district setbackandyard requirements. (5) Separation. The following separation requirements shall apply to all towers and antennas for which a conditional use permit is required; provided, however, that the Planning Commission may reduce the standard separation requirements if the goals of this ordinance would be better served thereby. (i) Separation from off-site uses and/or designated areas. [a] Tower separation shall be measured from the base of the tower to the lot line of the off-site uses and/or designated areas as specified in Table 1, except as otherwise provided in Table l. [b] Separation requirements for towers shall comply with the minimum standards established in Table 1. TABLE 1 . Off-SI·t e Use or Des1qna t e d A rea separa r10n o·1s tance 1 Existinq residential zoninq Districts 300% height of tower Non-residentially zoned lands or non-residential uses None, only setbacks apply. 1Separation measured from base of tower to closest building setback or yard line. (ii) Separation distances between towers. [ a] Separation distances between towers shall be applicable for and measured between the proposed tower and preexisting towers. The separation distances shall be measured by drawing or following a straight line between the base of the existing tower and the proposed base, pursuant to a site plan, of the proposed tower. The separation distances (listed in linear feet) shall be as shown in Table 2. 02-26-03 80 - 53 �TABLE 2 Monopole 75 Ft in Height or Greater Monopole Less Than 75 Ft in Height Existing Towers - Types Lattice Guyed Lattice Guyed Monopole 75 Ft in Heiqht or Greater Monopole Less Than 75 Ft in Height 5,000 5,000 5,000 5,000 1,500 1,500 750 750 1,500 1,500 1,500 750 750 750 750 750 (6) Security fencing. Towers shall be enclosed by security fencing not less than six feet in height and shall also be equipped with an appropriate anti-climbing device which is consistent with the Fence Ordinance; provided however, that the Planning Commission may waive such requirements, as it deems appropriate. (7) Landscaping. The following requirements shall govern the landscaping surrounding towers for which a conditional use permit is required; provided, however, that the Planning Commission may waive such requirements if the goals of this ordinance would be better served thereby. (i) Tower facilities shall be landscaped with a buffer of plant materials that effectively screen the view of the tower compound from property used for residences . The standard buffer shall consist of a landscaped strip at least four (4) feet wide outside the perimeter of the compound. (ii) In locations where the visual impact of the tower would be minimal, the landscaping requirement may be reduced or waived . (iii) Existing mature tree growth and natural land forms on the site shall be preserved to the maximum extent possible. In some cases, such as towers sited on large, wooded lots, natural growth around the property perimeter may be sufficient buffer. 7, Buildings or Other Equipment Storage. (a) Antennas Mounted on Structures or Rooftops. The equipment cabinet or structure used in association with antennas shall comply with the following: (1) The cabinet or structure shall not contain more than 100 square feet of gross floor area or be more than eight feet in height. In addition, for buildings and structures which are less than 65 feet in height, the related unmanned equipment structure, if over 50 square feet of gross floor area or six and one half feet in height, shall be located on the ground and shall not be located on the roof of the structure. (2) If the equipment structure is located on the roof of a building, the area of the equipment structure and other equipment and structures shall not occupy more than ten percent of the roof area. (3) Equipment storage buildings or cabinets shall comply with all applicable building codes. (b) Antennas Mounted on Utility Poles or Light Poles. The equipment cabinet or structure used in association with antennas shall be located in accordance with the following: (1) In residential districts, the equipment cabinet or structure may be located: (i) Behind the required yard or in a side yard provided the cabinet or structure is no greater than eight feet in height or 100 square feet of gross floor area and the cabinet or structure is located a minimum of five feet from all lot lines. The cabinet or structure shall be screened by an evergreen hedge with an ultimate height of at least 42-48 inches and a planted height of at least 36 inches. (ii) In a rear yard, provided the cabinet or structure is no greater than eight feet in height or 100 square feet in gross floor area. The cabinet or structure shall be screened by an evergreen hedge with an ultimate height of eight feet and a planted height of at least 36 80-54 -~ -I I - �I I I I I I I I I I I I I I I I I I inches. (2) In commercial or industrial districts the equipment cabinet or structure shall be no greater than eight feet in height or 100 square feet in gross floor area. The structure or cabinet shall be screened by an evergreen hedge with an ultimate height of eight feet and a planted height of at least 36 inches. In all other instances, structures or cabinets shall be screened from view of all residential properties which abut or are directly across the street from the structure or cabinet by a solid fence six feet in height or an evergreen hedge with an ultimate height of eight feet and a planted height of at least 36 inches. (c) Antennas Located on Towers. The related unmanned equipment structure shall not contain more than 400 square feet of gross floor area or be more than 12 feet in height, and shall be located in accordance with the minimum yard requirements of the zoning district in which located. (d) Modification of Building Size Requirements. The requirements of Sections 8(a) through (c) may be modified by the Zoning Administrator in the case of administratively approved uses or by the Planning Commission in the case of uses permitted by conditional use, to encourage collocation. 8. Removal of Abandoned Antennas and Towers. Any antenna or tower that is notoperatedfaa continuous period of twelve months shall be considered abandoned, and the owner of such antenna or tower shall remove the same within ninety days of receipt of notice from the City of Marquette notifying the owner of such abandonment. Failure to remove an abandoned antenna or tower within said ninety days shall be grounds to remove the tower or antenna at the owner's expense. If there are two or more users of a single tower, then this provision shall not become effective until all users cease using the tower. 9. Nonconforming Uses. (a) Not Expansion of Nonconforming Use. Towers that are constructed, and antennas that are installed, in accordance with the provisions of this ordinance shall not be deemed to constitute the expansion of a nonconforming use or structure. (b) Preexisting towers. Preexisting towers shall be allowed to continue their usage as they presently exist. Routine maintenance (including replacement with a new tower of like construction and height) shall be permitted on such preexisting towers. New construction other than routine maintenance on a preexisting tower shall comply with the requirements of this ordinance . /cj Rebuilding Damaged or Destroyed Nonconforming Towers or Antennas. Notwithstanding Section 9, bona fide nonconforming towers or antennas that are damaged or destroyed may be rebuilt without having to first obtain administrative approval or a conditional use permit and without having to meet the separation requirements specified in Sections 7(b) (4) and 7(b) (5). The type, height, and location of the tower onsite shall be of the same type and intensity as the original facility approval. Building permits to rebuild the facility shall comply with the then applicable building codes and shall be obtained within 180 days from the date the facility is damaged or destroyed. If no permit is obtained or if said permit expires, the tower or antenna shall be deemed abandoned as specified in Section 9. 80.81 - 80.99 Reserved For Future Use. AMENDMENTS: .. .. .. 492, 497 Last Revised February 26, 2003 02-26-03 80-55 �I I I I I I I I I I I I I I I I I I CHAPTER 82 - SIGN ORDINANCE 82.1 Short Title. This ordinance shall be known and may be cited as the City of Marquette Sign Ordinance. 82.2 Intent. It is the intent of this ordinance to regulate signs in the City of Marquette so as to protect public health and safety and to promote the public welfare . This is accomplished by regulating the size, placement, relationships, construction, illumination, and other aspects of signs in the City. It is determined that such regulation is necessary for several reasons . (1) To enable the public to locate goods, services, and facilities without difficulty and confusion . (2) To prevent dangerous competition for attention between advertising signs and traffic control signs and signals. (3) To prevent signs which are potentially dangerous to the public due to structural deficiencies or disrepair. (4) To preserve the mental and physical well being of the public by preventing insistent and distracting demands for attention. (5) To assure the continued attractiveness of the community showing special concern for the value of its cultural and natural features. (6) To protect property values within the community. It is further determined that signs which may lawfully be erected and maintained under the provisions hereof are consistent with customary usage and that signs which may not lawfully be erected or maintained under the provisions hereof are not consistent with customary usage, are an abuse thereof, and are an unwarranted invasion of legitimate business interests and of the public. 82.3 Definitions. For the purpose of this ordinance, certain terms or words used herein shall be interpreted as follows: All words used in the present tense shall include the future; all words in the singular number include the plural number and all words in the plural number include the singular number; and the word "building" includes "structure," "dwelling" includes "residence;" the word "person" includes "corporation," "co-partnership," as well as an "individual;" the word "shall" is mandatory and the word "may" is permissive; the word "lot" includes the words "plot" or "parcel" or "site." Terms not herein defined shall have the meaning customarily assigned to them; or as defined in the Building Code or City Zoning Ordinance. Alley: Any dedicated public right-of-way affording a secondary means of access to abutting property, and not intended for general traffic circulation. Billboard: See Standard Outdoor Advertising Structure . Building Code: The building code as currently enforced pursuant to the Laws of the State of Michigan. Building Frontage: The distance between two parallel lines, drawn perpendicular to the edge of the right-of-way, which intersect with any part of the building. Where the building is located upon a curve, the lines shall be drawn perpendicular to a tangent drawn through the nearest point of the right-of-way for a convex curve and the furthest point of the right-of-way for a concave curve. Canopy: A permanent rooflike structure usually of metal, wood or glass, extending over an entrance, pedestrian walkway or window as a shelter. Electrical Code: The electrical code as currently enforced pursuant to the Laws of the State of Michigan. Erected: Includes built, constructed, altered, reconstructed , moved upon or any physical operations on the premise required for construction . Excavation fill , drainage, installation of utilities and the like, shall be considered a part of erection . 10-28-02 82-1 �I I I I I I I I I I I I I I I I I I I Face: The portion of a sign upon, against, or through which the message is displayed or illustrated. Flag: A flexible piece of fabric or other material containing the official emblem of any unit or government. Frontage: A property line shall be said to be a property frontage whenever it is coterminous with the boundary of a public right-of-way. Where two or more frontages exist for the same parcel, one shall be selected by the property owner for the purpose of calculating permitted sign age. Grade: The average level of the finished surface of the ground adjacent to all exterior walls of a building or support structure more than five (5) feet from a right-of-way. For buildings closer than five feet to a right-of-way the grade is the curb elevation at the center of the building or support structure. If there is no curb, the City Engineer shall establish the grade. Height: The maximum vertical distance between a horizontal line drawn through the highest point of a sign or its supporting structures and a finished grade at the base of the sign. Mansard Roof: A roof, or structure on a building imitating a roof, which is at an angle of 60 degrees or greater from the horizontal. Marquis: See canopy. Pennant: A flexible piece of fabric or other material designed to attract attention or convey information by means of lettering, logos, color, or movement. Plaque, Commemorative: An inscribed tablet of brass or other non-corrosive metal or stone, identifying a place of historical or cultural significance. Residential Nameplate: A sign identifying a multiple family residential structure or identifying the occupants of one and two family structures. Shopping Center: A shopping center shall mean a unified commercial development occupied by a group of five or more separate retail businesses occupying substantially separate divisions of a building or buildings fronting on a privately owned common mall or parking lot rather than a public street. Sign: A name, identification, image, description, display, or illustration which is affixed to or located on, or piece of land, and which directs attention to an institution, organization, or business and which is visible from any street, right-of-way, sidewalk, alley, park, or other public property. Customary displays of merchandise or objects and material placed behind a store window are not signs or parts of signs. Sign Advertising: Any sign which identifies a product, or service or brand name offered to the public. Sign, Area of: l. The entire area within a circle, triangle, or parallelogram enclosing the extreme limits of writing, representation, emblem, or any figure of similar character, together with any frame or other material or color forming an integral part of the display or use to differentiate the sign from the background against which it is placed; excluding the necessary supports or uprights on which such sign is placed. 2. Where a sign has two or more faces, the area of all faces shall be included in determining the area of the sign, except that where two such faces are placed back to back and are at no point more than two feet from one another, the area of the sign shall be taken as the area of one face if the two faces are of equal size, or as the area of the larger face if the two faces are of unequal size. The spacing between the parallel faces of a ground or pole sign may be increased to three feet where there are only two supports. In no case shall a support have a greater cross sectional width than 36 inches. 3. Where a sign consists solely of lettering or other sign elements printed or mounted on a wall of a building without any distinguishing border, panel or background, any blank rectangular area which is more than ten percent of the area of the sign as otherwise computed shall be disregarded. All of the lettering and other sign elements printed or mounted upon a wall of a building without any distinguishing border, panel, or background and pertaining to the same enterprise shall be treated as a single sign for purposes of area computation. 82-2 �I I I I I I I I I I I I I I I I Sign, Flexible: A sign made of fabric, plastic, or other flexible material, two-dimensional in nature. Sign, Ground: A sign supported by one or more uprights or a base, the entire display area of which is no more than eight (8) feet from the ground. Sign, Identification: Any sign which bears the name of the structure, business or proprietor, on the site on which it is located. Sign, Illuminated: A sign that provides artificial light through transparent or translucent material or is illuminated by a light from an exterior source. Sign, Off Premise: A sign which advertises goods, services or attractions not available on the same site as the sign. Sign, On Premise: A sign which advertises only goods, services, facilities, events, or attractions available on the premises where located, or identifies the owner or occupant or directs traffic on the premises. All other signs are off-premise signs . Sign, Permanent: A sign of durable construction and durable materials designed to remain in one location and position either through attachment to a building element or mounting on a standard secured to a below grade footing. Sign, Pole: A sign supported by one or more uprights or braces in or upon the ground. Sign, Projecting: A sign which is attached directly to the building wall, and which extends more than fifteen (15) inches from the face of the wall. Sign, Sidewalk: A portable sign of A-frame construction used seasonally during hours a business is open and stored inside when not in use. Sign, Temporary: A sign intended to be displayed for a limited period of time and one which is without permanent foundations or attached to a permanent building. Sign, Wall: A sign which is painted on or attached directly to a building wall with the face of the sign parallel to and extending not more than fifteen (15) inches from the face of the wall. Site: One or more lots under the same ownership or control which are proposed to the Zoning Administrator as a whole for the purpose of compliance with the requirements and regulations of the Zoning Ordinance. Standard Outdoor Advertising Structure: A 300 square foot sign structure erected for the purpose of display of characters, letters or illustrations produced on paper sheets or painted on the surface of the structure and advertising goods and services not found on the premises. Streamer: See pennant. Zoning Ordinance: A chapter of the City Code of Marquette, Michigan adopted pursuant to the authority and procedure established by Act 207 of Public Acts of 1921 as amended. 82.4 Relationship to Other Laws. Whenever regulations or restrictions imposed by this ordinance are either more or less restrictive than regulations or restrictions imposed by any governmental authority through legislation, rule, or regulation , the regulations, rules or restrictions which are more restrictive or which impose higher standards or requirements shall govern. Regardless of any other provision of this ordinance, no sign shall be erected or maintained in violation of any state or federal law or regulation. 82.5 Severability. This ordinance and the various parts, sections, subsections, and clauses thereof are hereby declared to be severable. If any part, sentence, paragraph, subsection, section, or clause is adjudged unconstitutional or invalid, it is hereby provided that the remainder of the ordinance shall not be affected thereby. If any part, sentence, paragraph, subsection, section, or clause is adjudged unconstitutional or invalid as applied to a particular property, or other structure, it is hereby provided that the application of such portion of the ordinance to other property, buildings, or structures shall not be affected thereby. 82.6 Application of this Ordinance. No sign or part thereof may be constructed, erected, placed, altered or maintained within the City of Marquette, except as specifically or by necessary implication, authorized by this ordinance . 10-28-02 82-3 �I I I I I I I I I I I I I I I I I I - 82.7 Vested Rights. Nothing in this ordinance shall be interpreted or construed to give rise to any permanent vested rights in the continuation of any particular sign and this ordinance is hereby declared to be subject to subsequent amendment, change or modification as may be necessary to preserve or protect the public health, safety, or welfare . 82.8 Effective Date and Repeal of Prior Sign Regulation . This ordinance shall take effect on March 22, 1979, said date being 10 days after adoption by the City Commission and publication. Section 80.99 of the Marquette City Zoning Ordinance, adopted on the 27th day of March, 1978 is hereby repealed as of the effective date of this ordinance. The repeal of the above section does not affect of impair any act done, offense committed or right occurring, accrued or acquired or liability, penalty forfeiture or punishment incurred prior to the time enforced, prosecutor inflicted . 82.9 Permits Required: 1. It shall be unlawful for any person to erect, relocate, or structurally alter or repair, nay sign or other advertising structure within the City of Marquette, as defined by this ordinance without first obtaining a certificate of compliance. All signs shall be subject to the Building Code, the City of Marquette Zoning Ordinance, and all illuminated signs shall be subject to the provisions of the State Electrical Code. (See Section 15, for Maintenance exceptions which do not require a Certification of Compliance .) 2. A Certificate of Compliance shall be obtained from the Sign Official prior to the issuance of a building permit. 3. Application for a Certificate of Compliance shall be made upon forms provided by the Sign Official and shall contain or have attached the following information: A. Name, address, telephone number, and signature of the applicant (person or firm erecting the sign). B. Name, address, telephone number and signature of the owner of the land on which the sign is to be erected . C. A scale drawing showing the position of the sign in relation to nearby buildings, signs, structures, and lot lines. All dimensions are to be included. D. A copy of the plans, specifications and method of construction and attachment to the building or in the ground. E. Upon demand of the Sign Official a copy of stress sheets and calculations showing the structure is designed for dead load and wind pressure in any direction in the amount required by this and all other applicable laws and ordinances. F. Such additional information as required by the Sign Official to show full compliance with this and all other laws and ordinances of the City. 5. The Sign Official shall review all applications for a Certificate of Compliance as expeditiously as possible. Reasons for any denial shall be set forth in writing and shall include any changes which would make the plan acceptable. The applicant may appeal any denial to the Board of Appeals. No more than ten days shall be required to review an application. 82 .10 Exemptions. Certificates of Compliance shall not be required for the following sign provided that said signs meet all other requirements of this ordinance, including but not limited to those in Section 11. Approval of the property owner is required prior to the erection of a sign . It is the responsibility of the party erecting the sign to determine if a building permit is required . 1. No more than one real estate sign per site, not to exceed six (6) square feet in residential districts thirty two (32) squared feet in all other districts, which advertise the sale, rental, lease of the premise upon which the sign is located. The sign shall be removed w ithin five days of the sale or rental. 2. Political campaign signs may be erected up to forty five (45) days before an election. There shall be no limit in the number of such signs on each site. Such signs shall be removed within 5 days after the election . 3. Residential nameplate not to exceed two (2) square feet in area . 82-4 �. I I I I I I I I I I I I I I I I I 4. Temporary signs identifying construction sites for which a building permit has been issued. One sign per premises shall be permitted not to exceed l O square feet for single family and two family structures or 64 square feet for all other structures. The sign shall be removed within 5 days after the occupancy of the structure . a. Temporary signs identifying home improvement activities for which no permit is required. One on premise sign per premises not to exceed four (4) square feet, which may be in place while the work is in progress . In no case shall such sign be in place for more than 14 days. 5. Special decorative displays used for holidays, public demonstrations or promotion of civic welfare or charitable purposes, on which there is no commercial advertising, providing the jurisdiction is held harmless for any damage resulting therefrom . 6. Any sign or notice required by state, federal or local laws. 7. On premise signs of a non-advertising, non-identification nature designed exclusively to control access or use, to warn or to direct traffic or pedestrians when based on the following table: Site Area Under 50,000 square feet 50,000 to l 00,000 square feet l 00,000 to 200,000 square feet Over 200,000 square feet Square Feet of Sign age Per l 000 Sauare Foot of Site Area .75 square feet/1000 square feet .50 square feet/1000 square feet .35 square feet/1000 square feet .15 square feet/1000 square feet Maximum Size of Any One Sign 4 square feet 8 square feet 16 square feet 20 square feet I ' I: 8. Any number of official governmental unit flags may be located on any site. Only one corporate flag or pennant may be displayed. Support structures shall meet the requirements of either pole or projecting signs. 9. Commemorative plaques which are firmly attached to a structure. 82.11 Regulations applicable to all signs . l . It shall be unlawful to place a sign or handbill on any property without the approval of the property owner. No signs or handbills shall be posted on any tree or utility pole. 2. No signs shall be located on any street or street corner which would obscure the vision of drivers using said streets, or conflict with traffic control signs or signals in any location. No sign shall obstruct the vision of drivers at any driveway, parking lot or other route providing access to any land use. 3. No sign shall be illuminated by other than electrical means. All flood or spot lighting for illumination of signs shall be directed away from and shall be shielded from any residential districts. Illumination shall be so arranged as to not adversely affect driver visibility on adjacent thoroughfares. 4. No signs except time and temperature signs shall have blinking, fluttering lights, exposed bulbs or other illuminating devices which have a changing light intensity or brightness of color, with the exception of electronic message centers which shall be allowed in the Central Business District and General Business District. 5. Prior to the erection of a sign overhanging a public right-of-way, the person erecting such sign shall receive the approval of the proper governmental agency (city, county, or state) having jurisdiction over such right-of-way. 6. No signs other than traffic control or directional signs erected by a unit of government shall be allowed on any right-of-way. Portable sidewalk signs shall be permitted when they meet the requirements of Section 82.12.6 and 7 except on State Highway right-of-ways, including the Business Routes on South Front Street and West Washington Street. 7. No sign shall be mounted on a roof; a mansard roof shall be considered a wall for the purpose of applying this regulation. (See Section 12 also .) 8. No signs in residential zoning districts may be closer to side or rear lot lines than specified in the minimum yard requirements of the Schedule of Regulations for the district in which I I I 10-28-02 82 - 5 II 11 �I I I I I I I I I I I I I I I I I they are located. (See City of Marquette Zoning Ordinance and Map.) 9. Swinging movements of signs shall be permitted only on under-canopy signs designed to a pedestrian scale. The rotation of signs and any form of animation or moving device are prohibited . 10. Portable or moveable signs are prohibited, with exception of sidewalk signs and "new business" signs as permitted in Sec. 82.11 .12. All other signs must be permanently and securely attached to a below ground footing . 11 . Any portion of a sign may be of the changeable copy type provided that all changeable characters are securely attached to the face of the sign. 12. Strings of Pennants are prohibited. (See also Section l 0.8, Exemptions) 13. A portable, movable sign may be erected for a two week period at the opening of a new business or to identify a construction site. At no time may flashing lights be used on portable signs. 82.12 Regulations Based Upon Sign Type. l . Pole Signs: A. It shall be unlawful to erect any portion of a pole sign to a height of greater than 30 feet above the level of the nearest street in the general business and industrial districts. The maximum height for all other districts shall be 20 feet above the height of the nearest street. B. There shall be a minimum unobstructed distance of l O feet between the bottom of any display area and the ground for any sign located at the right-of-way. For every 2.5 feet the sign is set back from the right-of-way, the base of the display area may be lowered by one foot . C. Pole signs in any business, office, or industrial district that are within l 00 feet of a residential district must be reduced in height l 0% for each l O feet less than l 00 feet they are located from the residential district. 2. Ground Signs: A. No ground sign shall be located closer than 25 feet to any intersection of a right-of-way with another right-of-way or with the pavement of any driveway or alley. B. No sign shall be located closer to a side lot line than the distance specific for side yards in that district by the Zoning Ordinance. C. For every two square feet of sign, one square foot of planting or lawn must be provided and maintained, at the base of the sign. D. No portion of a ground sign may exceed eight (8) feet in height. E. For every additional ten feet that a sign is set back form the required front yard, the area of the ground sign may be increased by l 0%. The required landscaping at the base of the sign must be provided for the increased sign area. This increase in sign size shall no apply to off premise signs. F. Ground signs placed in any business, office or industrial district may not be located within l 00 feet of a residential district, measured along right of way lines. 3. Wall Signs: A. No wall sign shall cover, wholly or partially, any wall opening nor shall any sign project beyond the ends or top of the wall to which it is attached. B. A wall sign shall not project more than 15 inches from the wall. 4. Projecting Signs: A. No portion of a projecting sign shall be less than ten feet above grade. B. The distance between a projecting sign and the wall to which it is attached may not be greater than to two feet. C. All projecting signs shall be designed, installed and erected in such a manner that there shall be no visible angle iron or wire support structures above the roof line or parapet. D. A sign may project three inches for each linear foot of distance to the nearest side lot line, provided that in no instance may a sign project more than eight feet form any structure nor be located closer than two feet measured horizontally from any 82-6 �I I I I I I I I I I I I I I I I I I I established curb. E. No sign may project over an alley or private access lane. F. No sign shall be located closer than 10 feet to any intersecting rights-of-ways. G. A projecting sign may not extend above the top of the wall on which it is attached by more than 6 feet, but in no case shall more than 20% of the sign area be above the top of the wall. 5. Canopy and Marquis Signs: A. Canopy and marquis signs shall not be placed less than ten feet above the sidewalk and shall not be located closer than two feet, measured horizontally from an established curb. B. Signs attached to the face of a marquis or canopy which are parallel to the flow of traffic shall meet the requirements of wall signs. l. The sign may not project more than six inches from the face of the canopy. 2. The sign may not exceed three feet in height. C. Signs attached to the sides of a marquis or canopy which are not parallel to the flow of traffic shall meet the requirements of projecting signs . D. Where signs are suspended under canopies or marquis, the following conditions shall apply: l . Signs shall not be greater than six square feet. 2. There shall not be more than one such sign per business or office. 3. Signs shall be no less than nine feet above the sidewalk not located closer than two feet measures horizontally from any established curb . 4. Signs may swing provided that the distance between the top of the sign and the under side of the canopy or marquis is not greater than four inches. 5. Signs shall be perpendicular to the flow of pedestrian. 6. Sidewalk Signs. A. Sidewalk signs shall be permitted form April l through September 30 during the hours a business is open to the public, but in no instance may a sign be placed on the street earlier than 8:00 a.m . nor later than 9:00 p.m. B. Sidewalk signs shall be of A-frame construction with a minimum base spread of two feet . The maximum height shall be five feet. The sign shall be sturdy and stable . C. The surfaces of sidewalk signs shall be durable. Copy may be painted or printed on the surface. Loose paper faces shall not be permitted . Sidewalk signs shall not be illuminated by any means except natural light and existing street lights. D. A minimum of seven feet of unobstructed sidewalk must remain between the sign and adjacent buildings. E. Signs shall not be permitted on State Highway right-of-way in violation of the Federal Highway Beautification Act of 1964. F. The owner of the sign and the owner of the site upon which it is located must sign a statement assuming all liability for damage and injury caused by the sign . 7. Flexible Signs. A. Signs of fabric, thin plastic, or other flexible material may be erected as pole, ground , or wall signs provided that all requirements for those types of signs are met, and B. The outer perimeter of the flexible sign shall be held taut. No ropes or guy wires may be fastened so as to cause a hazard. C. Flexible signs shall be removed at the first evidence of wear of deterioration. 82 .13 Signs Permitted by Zoning District. District designations shall be determined from the Official Zoning Map. 1. Residential Districts: (RG, RS, RM) A. For each residential unit in a single family or general residential district, one name plate not exceeding two square feet shall be permitted . B. For all conditional uses in the RS and RG districts except home occupations, group day care facilities, and duplexes and for all Class A, non-conforming uses which are not 10-28-02 82- 7 �I I I I I I I I I I I I I I I I I I I residential there shall be permitted one ground sign and/or one wall sign not to exceed a combined area of 50 square feet. Day care centers in any district shall be permitted to erect a four square foot nameplate. C. Multiple Family Development: One sign not to exceed two (2) square feet for the purpose of identifying an office located on the site, plus: 1. One sign not exceeding two (2) square feet for each development containing four or fewer dwelling units. 2. For each development containing more than four (4) but fewer than 50 dwelling units, one sign not to exceed ten (10) square feet shall be permitted . 3. For each development containing fifty or more dwelling units, one sign not to exceed 20 square feet shall be permitted for each driveway providing access to the site. Said signs must be within 50 feet of the driveway and any not be within 100 feet of another such sign on the same site. D. For each subdivision, signs advertising lots for sale may be erected and maintained until 80% of the lots are sold . The sign shall not be erected within 100 feet of an occupied residence . l . One sign not exceeding 32 square feet in area shall be permitted for subdivisions with 20 or less lots. 2. One or two signs not to exceed 64 square feet total area shall be permitted for subdivisions with more than 20 lots. E. There shall be no off-premise signs . 2. All Office, Industrial, and Business Districts . A. Total sign area shall be calculated as follows for establishments located in the OS (Office) , BC (Community Business), BG (General Business) , CBD (Central Business), and I (Industrial) districts. l. Where one establishment occupies a site, one square foot of sign area shall be allowed per foot of site frontage. 2. Where two or more establishments occupy the same site, each establishment shall be allocated one square foot of sign area per foot of adjusted site frontage . Adjusted site frontage is the ratio of the floor area occupied by the establishment to the total floor area on the site times the site frontage. In no case, including new establishments being added to previously developed sites, shall the total sign area exceed one square foot per foot of site frontage. 3. For all establishments there shall be permitted l /100 of a square foot of additional sign area for each of the first 3,000 square feet of floor area and l / l 000 of a square foot of additional sign area for each remaining square foot of floor area . B. Only on-premise signs shall be permitted in the OS (Office) , BC (Community Business) , and CBD (Central Business) districts. Signs in the BG(General Business and I (Industrial) districts may be on-premise or off-premise but must meet all requirements of this ordinance. C. In no instance shall an establishment occupying all or part of the floor area of a site be restricted to less than 40 square feet of sign age, except that no site occupied by more than one tenant be allowed more than 80 square feet or the total area of sign age allowed for the site, whichever is greater. D. Signs allocated to tenants of a shopping center shall be restricted to businesses which have a separate entrance providing public access to their premises . The formula for such businesses shall be the same as found in Section 13.2.A. However, these businesses shall be restricted to wall signs and canopy signs. In addition to the signs permitted above, one free standing shopping center identification sign shall be permitted . The area of the sign shall be 1/1000th of a square foot of sign age for each square foot of gross leasable floor area in the shopping center. This freestanding identification sign shall not exceed 30 feet in height and in no case shall the area exceed 300 square feet, nor shall the sign be restricted to less than 40 square fee t. E. For each office structure containing more than one occupant office a directory sign 82-8 �I I I I I I I I I I I I I I I I I I I containing the names of all offices may be located at each common public entrance to the structure. Said director signs shall not be larger than two square feet for each establishment, with maximum size of 20 square feet for each directory. 3. Special requirements for Office, Industrial and Business Districts: A. OS and BC (Office and Community Business) l . Height and Area: a. Pole Signs - not to exceed 20 feet in height nor 40% of the permitted sign area for the site . b . Projecting Signs - not to exceed 24 square feet in area . c. Ground Signs - not to exceed 50 square feet in area . d . Wall Signs - no size restriction except as established in Section 13.2.A. e. Sidewalk Signs - width shall not be greater that three feet, height shall not be greater than five feet, base width shall not be less than two feet. 2. In no case shall the total area of all signs on a site exceed that permitted in Section 13.2.A. 3. Number: Not more than one pole, ground, projecting, or sidewalk sign per site . A flexible fabric sign may be erected as a pole, ground, or wall sign. B. CBD (Central Business District) l. Height and Area: a . Pole Signs - not to exceed 20 feet in height nor 50% of the permitted sign area for the site. b. Projecting Signs - not to exceed 24 square feet in area . c . Ground Signs - not to exceed 75 square feet. d . Wall Signs - no size restriction except as established in Section 13.2.A. e. Sidewalk Signs - width shall not be greater than three feet; height shall not be greater than five feet; base width shall not be less than two feet. 2. In no case shall the total area of all signs on a site exceed that permitted in Section 13.2.A. 3. Number: Not more than one pole, ground, projecting, or sidewalk sign per site with no restrictions on the number of wall signs. A flexible sign may be erected as a pole, ground, or wall sign. C. BG - In the general business district the size and number of allowed signs shall be as follows: l. Height and area : a . pole signs - not to exceed 30 feet in height or 300 square feet in area . b . projecting signs - not to exceed 24 square feet in area. c. ground signs - not to exceed 150 square feet in area. d . wall signs - no size restrictions except as established in Section 13.2.A. 2. In no case shall the area of all signs on a site exceed that permitted in Section 13.2.A. 3. Number: Not more than one ground or pole sign per 300 feet of site frontage , not more than three projecting signs, and with no restrictions on the number of wall signs per site . A flexible sign may be erected as a pole, ground, or wall sign. D. I (Industrial District) In the industrial district the size and number of allowed signs shall be as follows: l. Height and Area: a . Pole Signs - not to exceed 30 feet in height or 300 square feet in area . b. Projecting Signs - not to exceed 24 square feet in area. c. Ground Signs - not to exceed 150 square feet in area. d. Wall Signs - no size restrictions except as established in Section 13.2.A. 2. In no case shall the total area of all on-premise signs on a site exceed that permitted in Section 13.2.A. 3. Number: Not more than one pole or ground sign per 300 feet of site frontage with not more than three projecting signs, and with no restrictions on the number of wall 10-28-02 82 - 9 �I I I I I I I I I I I I I I signs per site. Standard outdoor advertising structures in addition to the above, which conform to the following regulations. a. No standard outdoor advertising structure may be erected within 200 feet of any public park, recreation ground, lake, stream, school, church or residential lot located on the same side of the street. b. No standard outdoor advertising structure shall be located within 100 feet of any intersection. c. No standard outdoor advertising structure shall be closer than 300 feet to another off-premise sign measured along the right-a-way line. d. Standard outdoor advertising structures may have one or two faces. Said faces may be placed back to back if not more 36 inches apart, or may be placed in a "Y" with a maximum angle of 30 degrees and a maximum separation of 30 inches at the vertex. e. No standard outdoor advertising structures shall exceed 300 square feet in area. f. Standard outdoor advertising structures shall not be placed between the shoreline of Lake Superior and the nearest street or highway pavement. g. A conditional sign permit shall be obtained from the City Planning Board using the guidelines of the Zoning Ordinance for determining the appropriateness of the requested location with respect to the residential or non-commercial use of an area and the introduction of sign age into areas dominated by recreational/tourist /natural scenic qualities. 4. Conservation-Recreation and Deferred Development Districts (CR & DD): A. Business uses in the CR and DD districts shall meet the following sign requirements. 1. Height and area: a. Pole Signs - not to exceed 30 feet in height or 150 square feet in area. b. Projecting Signs - not to exceed 20 square feet in area. c. Ground Signs - not to exceed 150 square feet in area. d. Wall Signs - no size restrictions except as established in Section 13.2.A. 2. In no case shall the area of all advertising signs on a site exceed that permitted in Section 13.2.A. 3. Number: Not more than one pole, ground or projecting sign per site with no restrictions on the number of wall signs per site. B. Signs for residential uses shall meet the requirements for signs in the residential district (See Section 13.1 ). C. For all non-business and non-residential uses in this district, one of the following shall be permitted, per site: 1. ground signs - not to exceed 20 square feet. 2. pole signs - not to exceed 20 square feet. 3. projecting signs - not to exceed 20 square feet. 4. wall signs - not to exceed 40 square feet. D. There shall be no off-premise signs. 5. Planned Unit Development District (PUD): Unless the approved site plan for the Planned Unit Development District specifies otherwise, the following regulations shall apply to each site: A. One sign not to exceed twenty square feet shall be permitted for each street providing access to the site. These signs shall be for identification of the development and its components. B. One residential nameplate not to exceed two square feet shall be permitted for each residential structure. C. For each non-residential use, the sign design and size shall be as specified in the approved PUD Plan(see Section 80.30 of the Marquette City Zoning Ordinance). 6. Municipally Owned Outdoor Athletic Facilities in all districts A. An amateur athletic organization may erect advertising signs on the field where its games are played. Said signs are subject to the following conditions: 4. 82-10 �II I 1. Height and Area a . Ground signs may not exceed eight (8) feet in height or thirty-six (36) square feet per sign . b. Wall signs may not exceed eight (8) feet in height or thirty-six (36) square feet per sign . c . Pole signs are not permitted. d. Illuminated signs are not permitted . 2. The number of signs may not exceed twenty (20) per field . 3. Only the side of the sign facing the playing field may contain advertising. The other side must be painted a neutral color. 4. Signs may be present only during the season of play of the organization erecting the sign. B. Exemptions 1. Lighted scoreboards which may be illuminated only during time of organized play. Said scoreboards may not exceed 200 square feet in size and may be no taller than 20 feet in height. 2. The BMX track located in the River Park Sports Complex may have 24 signs which meet the above requirements. 82.14 Non-conforming Signs and Abandoned Signs. Non-conforming signs are those which do not comply with size, placement, construction, or other provisions or regulations of this ordinance by which were lawfully established prior to the adoption of this ordinance but which were lawfully established prior to the adoption of this ordinance . It is the intent of this ordinance to discourage the continuance of non-conforming signs and to encourage their removal by whatever lawful means available. l . The display face of a non-conforming sign may be modified as necessary to renew or update the message . 2. Non-conforming signs shall not be structurally altered or repaired so as to prolong the life of the sign or so as to change the shape or size of the sign . 3. Non-conforming signs requiring structural repair to make them safe shall be removed. 4. Abandoned signs shall be removed by the property owner within 30 days. A. Any sign which pertains to an event, time or purpose which has not applied for 30 days shall be deemed to have been abandoned . B. Any sign which is located on property which becomes vacant and unoccupied or is applicable to a business which has been temporarily suspended because of a change in ownership or management, shall not be deemed abandoned unless the property remains vacant or the business remains inactive for a period of six months. 5. Changes or additions shall not be made to any signs on a site so as to increase their total non-conformity. 82.15 Maintenance. Every sign shall be maintained in safe structural condition at all times, including the replacement of defective parts and peeling, faded, or broken display faces and structural members. 1. The repainting of any portion of a sign structure, or the periodic changing of a bulletin board or billboard panel or the renewing of copy which has been made unacceptable or unusable by ordinary wear shall be permitted on all signs. No permit shall be required . 2. The replacing or repairing of non-structural portions of a sign shall not require a permit. 3. Structural alteration, repair or replacement shall require a permit. 82.16 Sign Removal. 1. The Sign Official shall order the removal of any sign for which no Certificate of Compliance has been issued or signs erected in violation of this ordinance. 2. The Sign Official shall notify the property owner by first class mail describing the sign and specifying the violation involved . 3. The property owner shall remove said or initiate an appeal w ithin 15 days of receipt of the letter. An appeal stays all proceedings unless the official from whom the appeal is taken 10-28-02 82 -11 �I I I I I I I I I I I I I I I 4. certifies to the Board of Appeals that a stay would cause imminent peril to life or property. If at the expiration of the time limit in said notice, the owner has not complied with the requirements thereof, or appealed the decision of the Sign Official, the Sign Official shall carry out the requirements of the notice. The costs of such abatement may be charged against the premises and the owner thereof in accordance with the provisions of Section 22.1O of the City Code. 82 .17 Dangerous Signs. In the case of a sign which presents imminent danger to life or property the sign owner, or if he cannot be reached, a responsible city official, must take immediate action as is necessary to remove the danger. 82.18 Administration. 1. The City Manager shall appoint a Sign Official who shall be responsible for the administration of this ordinance. He shall have all administrative powers not specifically assigned to some other officer or body. 2. The Sign Official shall review all Certificate of Compliance applications and site plans for compliance with the provisions of this ordinance or any written order from the Board of Appeals or Planning Board . He shall have no power to vary or waive ordinance requirements. 3. The Sign Official shall keep records of all official actions, all of which shall be a public record. 4. The Sign Official shall have the power to make inspections of buildings and premises necessary to carry out his duties in the enforcement of this ordinance. 5. The Sign Official shall collect such permit and inspection fees as determined by the City Commission. 6. If the Sign Official shall find that any of the provisions of this ordinance are being violated he shall notify in writing the person responsible for such violation indicating the nature and location of the violation and ordering the action necessary to correct it. He shall order discontinuance of any illegal work being done; or shall take any other action authorized by this ordinance to insure compliance with or to prevent violation of the provisions of this ordinance . 7. The Sign Official shall forward an analysis of site factors and other information pertaining to any appeal or request to the appropriate body. The analysis may include a recommendation for action . 82.19 Appeals. 1. The Board of Appeals as provided in the Zoning Ordinance shall constitute the Board of Appeals to pass on matters pertaining to the terms of this ordinance. The term of office, quorum, meetings, records, and procedure shall be as specified in the Zoning Ordinance. 2. Any person aggrieved or the head of any agency of the municipality may take appeal to the Board of Appeals from any decision of the Sign Official. 3. Appeals to the Board of Appeals must be accompanied by such fees as established by resolution of the City Commission . No activity on an application or appeal shall commence until said fee has been paid. 4. Whenever any condition or limitation included in a variance, it shall be "conclusively presumed" that the authorizing Board of Appeals considered such condition or limitation necessary to carry out the spirit and purpose of this ordinance or the requirement of some provision thereof, and to protect the public health, safety, and welfare, and that the board would not have granted the authorization to which the condition or limitation pertains except in the belief that the condition or limitation was lawful. 82.20 Enforcement. 1. False statements. Any sign compliance statement based on any false statement in the application or supporting documents is absolutely void ab initio and shall be revoked. No 82-12 �I I I I I I 2. 3. sign compliance statement shall remain valid if the use or structure it authorizes becomes non-conforming. The Sign Official shall not refuse to issue a sign compliance statement when conditions imposed by this and other City Ordinances are complied with by the applicant despite violations of contracts, such as covenants or private agreements which may occur upon the granting of said permits. Violations and Penalties. Any person who violates any provision of this ordinance or any amendment thereto, or who fails to perform any act required hereunder or does any prohibited act, shall be guilty of a civil infraction. Each and every day on which any violation is committed or permitted to continue shall constitute a separate offense and shall be punishable as such hereunder. Any violation of this ordinance is hereby declared to be a public nuisance per se. Procedures for reporting violations. Apparent violations may be reported to the Sign Official by any citizen. I I I I I I I I I I 10-28-02 82-13 �I I I I I I I I I I I I I I I I I I - CHAPTER 85 - SUBDIVISION ORDINANCE 85.01 Short Title. This ordinance shall be known and may be cited as the City of Marquette Subdivision Regulations . 85.02 Definitions. For the purpose of this Ordinance, certain terms, words, and phrases shall, wherever used in this Ordinance, have the meaning herewith defined as follows: 1. Condominium - A condominium project established in conformance with the Michigan Condominium Act (Act 59 of 1978) 2. Condominium Subdivision Plan - A plan meeting the requirements of section 66 of the Condominium Act (MCL 559.166 (2) 3. Governing Body - The City Commission of the City of Marquette. 4. Planning Commission - The City Planning Commission of the City of Marquette. 5. Subdivider - Shall be deemed to include the plural as well as the singular and may mean a person, firm, association, partnership, corporation, or any legal combination of them or any 0ther legal entity proceeding under these regulations to effect a subdivision of land for himself or for another. A person proceeding under this ordinance to effect a subdivision of land for platting or a condominium for himself or for another. 6. Subdivision - Any land which is divided or proposed to be divided into two (2) or more lots, parcels, sites, units, or plots, for the purpose of offer, sale, lease, or development, upon any terms and conditions including re-subdivision. This definition includes the division of land, whether recorded or unrecorded, by deed, condominium master deed, metes and bounds description, devise, lease, map, or other instrument. For the purpose of this ordinance subdivision may included but is not limited to a platted subdivision as defined in the Subdivision Control Act. 7. Lot - A portion of a subdivision or other parcel of land intended as a unit transfer of ownership or for development. 8. Master Plan - The comprehensive plan includes graphic and written proposals dictating the general locations recommended for the streets, parks, schools, public buildings, zoning districts, and all physical developments of the City of Marquette and includes any unit or part of such plan separately adopted, and any amendments to such plan or parts thereof adopted by the Planning Commission or the Governing Body. 9. Preliminary Plat - A map indicating the proposed layout of the subdivision in sufficient detail to provide adequate basis for review and to meet the requirements and procedures set forth hereinafter. 10. Final Plat - A map of all or part of a subdivision prepared and certified as to its accuracy by a registered engineer or land surveyor. Such maps must meet the requirements of the Plat Act, Public Act 172, as amended, and be suitable for recording by the County Register of Deeds. 11 . Improvements - Street pavements, curbs, gutters, sidewalks, cross-walks, water mains, sanitary and storm sewers, street trees, street signs, and other appropriate items. 12. Public Utility - A firm, corporation, or municipal authority providing gas, electricity, telephone, sewer, water or other services of a similar nature. 13. Easement - A quantity of land set aside or over which a liberty, privilege or advantage is granted by the owner to the public, a corporation, or some particular person or part of the public for specific uses and purposes, and shall be designated a "public" or "private" easement depending on the nature of the user. 14. Alley - A minor vehicular way used primarily to serve as an access way to the back or side of properties otherwise abutting on a street. 15. Public Walkway - A right of way dedicated for the purpose of a pedestrian access through residential areas, and located so as to connect to two or more streets, or a street and a public land parcel. 16. Street - A right of way dedicated to public use, which provides vehicular and pedestrian access to adjacent properties whether designated as a street, highway, thoroughfare, parkway, road , avenue, lane, or however otherwise designated, and including the land between the right-of-way lanes whether improved or unimproved and may comprise 09-30-02 85-1 �I I I I I I I I I I I I I I I I I I I pavement, curbs and gutters, shoulders, sidewalks, parking areas, lawn areas and other areas within the right-of-way lines. 17. Major Thoroughfare - An arterial street of great continuity which is intended to serve as a large volume trafficway for both the immediate area and region beyond, and may be designated in the Major Thoroughfare Plan as a major thoroughfare, parkway, expressway or equivalent term to identify those streets comprising the basic structure of the street plan. 18. Secondary Thoroughfare - A street intended to serve as a means of access from minor streets to a major thoroughfares and has considerable continuity within the framework of the Major Thoroughfare Plan. 19. Minor Street - A street supplementary to a secondary street intended to serve the local needs of the neighborhood and of limited continuity used primarily as access to abutting residential properties. 20. Marginal Access Street - A minor street parallel and adjacent to a major thoroughfare; and which provides access to abutting propertied and protection from through traffic. 21. Cul-de-Sac (Court) - A minor street parallel and adjacent to major thoroughfare; and which provides access to abutting properties and protection from through traffic. 22. Turn-Around (Place) - A minor street of short length with two openings to traffic with a boulevard median strip in the center, beginning from the same street, and projecting parallel to each other and connecting at their termination by a loop. 23. Zoning Ordinance - The official Zoning Ordinance adopted by the Governing Body of the City of Marquette, Michigan. 85.03 Subdivision Procedure. The Preparation of a subdivision for platting shall be carried out through three stages including Preliminary Investigation, Preliminary Plat and Final Plat and in accordance with the procedure as follows. The preparation of a condominium subdivision plan shall be carried out through two stages including Preliminary Investigation and Preliminary Plat. 85.04 Preliminary Investigation. 1. Prior to the preparation of a preliminary plat or condominium subdivision plan, the subdivider shall meet informally with the City Manager to investigate the procedures and standards of the City of Marquette with reference to these Regulations and with the proposals of the Master Plan as they affect the area in which the proposed subdivision is located. The subdivider shall concern himself with the following factors: a The area for the proposed subdivision shall be properly zoned for the intended use. b . An investigation of the adequacy of existing schools and the adequacy of public open space including parks and playgrounds to service the proposed subdivision shall be made by the subdivider. c. Examination of physical site characteristics which may affect site layout, drainage and utility service. d. Determine the existence of or status of any state, county, regional or city plans relating to land use, traffic routes, scenic highways and/or neighborhoods which may bear on the proposed subdivision. e. The relationship of the proposed subdivision with respect to Major and Secondary Thoroughfares and plans for widening of thoroughfares shall be investigated by the subdivider. f. Standards for sewage disposal, water supply, electric power facilities and drainage of the City of Marquette and health standards of Marquette County and the State of Michigan shall be investigated by the subdivider. 85.05 Preliminary Plat. 1. Engineering - All surveys, maps and designs of streets, utilities, sidewalks and other improvements shall be made by the subdivider or his agent and further shall be subject to approval by the municipality as hereinafter required . 2. Filing a. Seven copies of the preliminary plat of the proposed subdivision or condominium subdivision plan, together with written application in triplicate, shall be submitted to the 85 - 2 �I I I City Clerk. b . Submittal by the subdivider with the City Clerk shall be at least twenty (20) says prior to the regular Planning Commission meeting (Which meeting shall be considered as the date of filing) at which he will be scheduled to appear. The Planning Commission will act on the plat within thirty (30) days after said meeting unless the subdivider agrees to an extension of time in writing . c. One copy of the preliminary plat or condominium subdivision plan, where the proposed subdivision is adjacent to or containing a County highway, shall be submitted to the Marquette County Road Commissioner for approval. d. One copy of the preliminary plat or condominium subdivision plan , where the proposed subdivision is adjacent to or containing a state trunkline or highway, shall be submitted to the State Highway Commissioner for approval. 3. Identification and Description. The preliminary plat shall include: a . Proposed name of subdivision. b. Location by Section, Town, and Range, or by other legal description. c. Names and addresses of the subdivider or owner and the planner, designer, engineer or surveyor who designed the subdivision layout. The subdivider shall also indicate his interest in the land as to whether it is a land contract interest, of if he owns the property in fee. d . Scale of plat, l" = 100' as minimum acceptable scale. e . Date. f. North point. 4. Existing Conditions. The preliminary plat shall include: a. An over-all area map showing the relationship of the subdivision to its surroundings shall be provided. b . Location of proposed subdivision, and section or corporation lines within or adjacent to the tract . c. Boundary line of proposed subdivision, and section or corporation lines within or adjacent to the tract. d. Adjacent tracts of subdivided and unsubdivided land shown in relation to the tract being proposed for subdivision . e. Location, widths and names of existing or prior platted streets and private streets, and public easements within or adjacent to the tract being proposed for subdivision . f. Location or existing sewers, watermains, storm drains and other underground facilities within or adjacent to the tract being proposed for subdivision. g . Topography drawn as contours with an interval of at least five (5) feet, except as may otherwise be required for proper review of special grading or drainage problems. Topography to be based on U.S.G.S. datum. 5. Proposed Conditions . The preliminary plat shall include: a. Layout of streets indicating proposed street names, right-of-way widths, and connections with adjoining platted streets and also the widths and location of alleys, easements and public walkways . b . Layout, numbers and dimensions of lots, including building setback lines showing dimensions. c. Indication of parcels of land intended to be dedicated or set aside for public use or for the use of property owners in the subdivision or lands set aside for future street connections to adjacent tracts. d. The developer shall indicate to the Governing Body the proposed systems for public sanitary sewage disposal, public water supply and storm drainage by submitting a copy of the plat showing the proposed installations. Capacities and other engineering features shall not be included. e . Proposed contour changes and areas of cut or fill. The condominium subdivision plan shall include: a . A cover sheet. b. A survey plan. 09-30-02 85-3 �I I I I I I I I I I I I I I I I I I I c. d. e. f. g. h. i. j. A floodplain plan, if the condominium lies within or abuts a floodplain area . A site plan . A utility plan. Floor plans. The size, location, area, and horizontal boundaries of each condominium unit. A number assigned to each condominium unit. The vertical boundaries and volume for each unit comprised of enclosed air space. Building sections showing the existing and proposed structures and improvements including their location on the land. Any proposed structure or improvement shall be labeled either "must be built" or "need not be built". To the extent that a developer is contractually obligated to deliver utility conduits, buildings. sidewalks, driveways, landscaping, and an access road, the same shall be shown and designated as "must be built". but the obligation to deliver such items exists whether or not they are so shown and designated. k. The nature, location, and approximate size of the common elements. I. Other items the administrator of the Michigan Condominium Act requires by rule . 6. Preliminary Plat or Condominium Subdivision Plan Review by Planning Commission . a . The City Clerk shall receive and check for completeness, the preliminary plat or condominium subdivision plan, and if complete, place the proposal on the agenda of the next Planning Commission meeting. Should any important information be omitted, the City Clerk shall notify the subdivider of the additional data required data is received. b. It shall be the duty of the Planning Commission to send notice of the time and place of the meeting at with the proposed plat will be reviewed to the owners of the land immediately adjoining the property proposed to be platted; said notice to be given not less than five (5)days prior to such meeting. c . The Planning Commission shall review all details of the proposed subdivisions within the framework of the various elements of the Master Plan and within the design standards of this subdivision regulation. d . Land requirements for public uses within the framework of the Master Plan. shall be considered in the review of each preliminary plat or condominium subdivision plan submitted. e. Should the Planning Commission reject the plat or condominium subdivision plan it shall record the reasons in the minutes of the meeting. A copy of the minutes shall be sent to the subdivider. f. Should the approval be a conditional approval, the subdivision layout shall not be forwarded to the Governing Body until said conditions have been satisfied by the developer. The revised layout shall follow the submittal procedure indicated under (6) A. above. g. Should the Planning Commission find that all conditions have been satisfactorily met, it shall give preliminary approval to the subdivider; the Chairman shall make a notation to that affect on each copy of the preliminary plat or condominium subdivision plan, returning one copy to the subdivider, forwarding three copies to the Governing Body with recommendations for preliminary approval, one copy to the Assessor, and retaining two copies tor the Planning Commission files . 7. Preliminary Plat or Condominium Subdivision Plan Review by Governing Body. a . The Governing Body will not review a preliminary plat or condominium subdivision plan until it has received the review recommendations, the Governing Body shall consider the plat at such meeting that the matter is placed on the regularly scheduled agenda . b . Should the Governing Body approve the preliminary plat or condominium subdivision plan, it shall be deemed to confer upon the subdivider the right to proceed with the preparation of a final plat. c. Preliminary approval shall not constitute approval of the final plat. It shall be deemed as approval of the layout submitted on the preliminary plat as a guide to the preparation of a final plat. This paragraph shall not apply to condominium subdivision 85-4 �I I I I I I I plans. d . The approval of the Governing Body shall be effective for a period of twelve (12) months. Should the final plat in whole, or in part, not be recorded within this limit, the preliminary plat must again be submitted to the Planning Commission for approval. If the condominium master deed is not recorded within this period, the condominium subdivision plan shall be resubmitted for approval. Approval of a condominium subdivision plan shall confer upon the developer the right to proceed with preparation of condominium master deed. 85 .06 Final Plat. l . Preparation. a . The final plat shall comply with the provisions of Act 172 of the Public Acts of 1929, as amended(the Plat Act}, and with the instructions and requirements set forth in the Plat Manual of instruction Relative to Making and Filing of Township, village and City Plats, issued by the Auditor General's Office, Lansing, Michigan. b. The final plat shall conform substantially to the preliminary plat as approved and it may constitute only that portion of the approved preliminary plat which the subdivider proposed to record and develop at the time; provided, however, that such portion conforms to the Subdivision Regulation . c . The subdivider shall submit such evidence of title, either the opinion form an attorney as to title showing any interests of record, or shall furnish an abstract of title certified to date, or at the option of the subdivider, a policy of title insurance for examination in order to ascertain as to whether or not the proper parties have signed the plat. 2. Final Plat Review. a. Five (5) copies of the final plat shall be filed by the subdivider with the City Clerk at least ten (10) days prior to the regular Planning Commission meeting at which he will be scheduled to appear; deposit with the City Clerk such sum of money as the Governing Body may establish by resolution to provide for the expense of inspection of lands, meeting of the City Commission and for fees required by the Plat Act. b. The final plat documents shall be transmitted to the Secretary of the Planning Commission for review as to compliance with the approved preliminary plat. c. Should the Planning Commission find that the final plat is in agreement with the preliminary plat is shall approve same and notify the Governing Body of this action in its official minutes. d. Should the Planning Commission find that the final plat does not conform substantially to the previously approved preliminary plat, and that it is not acceptable, they shall record the reasons in their official minutes and forward same to the Governing Body; and recommend that the Governing Body disapprove the final plat until the objections causing disapproval have been changed to meet with the approval of the Planning Commission. e. The Governing Body shall review all recommendations of the Planning Commission and take action to approve or disapprove the final plat within thirty (30) days of its filing with the City Clerk. f. Upon approval of the final plat by the Governing Body, the subsequent approval shall follow the procedure set forth in the Plat Act. g. When evidence of completion of required improvements or deposit of performance guarantee has been received by the Clerk, he shall transcribe a certificate of approval of the City Commission on the Plat and deliver it to the Clerk of the County Plat Board. h. No construction of improvements shall be commenced by the subdivider until he has received notice of the conditional approval of the City Commission. 85 .07 Design Standards. The subdivision design standards set forth under this section are development guides for the assistance of the developer. All final plans must be reviewed and meet the approval of the Governing Body. 09-30-02 85-5 �85.08 Streets. Streets shall conform to at least all minimum requirements, general specifications, typical cross sections, and other conditions set forth in the improvement section of this regulation and by the Governing Body. l . Location and Arrangement. a . The proposed subdivision shall conform to the various elements of the Master Plan and shall be considered in relation to existing and planned major thoroughfares and secondary thoroughfares, and roads of the proposed plat which would be part of such thoroughfares shall be plotted in the location and the width indicated on such plan . The Standards for county roads are intended to be in harmony with all of the roads right-of-way standards and policies of the Marquette County Road Commission . b . The street layout shall provide for continuation of secondary thoroughfares in the adjoining property is not subdivided (generally not more than 1,300 feet apart) ; or conform to a plan for a neighborhood unit drawn up and adopted by the Planning Commission . c . The street layout shall include minor streets so laid out the their use by through traffic shall be discouraged. d . Should a proposed subdivision border on or contain an existing or proposed major thoroughfare, the Planning Commission may require marginal access streets, reverse frontage, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation and reduction of traffic hazards. e. Should a proposed subdivision border on or contain an expressway, or other limited access highway right-of-way, the Planning Commission may require the location of a street approximately parallel to and on each side of such right-of-way at a distance suitable for the development of an appropriate use of the intervening land as for parks in residential districts or for commercial or industrial purposes in appropriate districts. Such distances shall be determined with due consideration of the minimum distance required for approach grades to future grade separation . 2. Design Standards. a. Major and secondary thoroughfare right-of-way widths shall conform to the major thoroughfare plan of the Master Plan of the City of Marquette. b . Minor streets shall have a right-of-way width of not less than 34 feet . c . Marginal access streets shall have a right-of-way width of not less than 34 feet, unless, approved by the governing board. d. Cul-de-sac streets shall have a right-of-way width of not less than 60 feet and shall terminate in a vehicular turn-around with a minimum diameter of 125 feet and with an improved roadway width of not less than l 00 feet in diameter. Maximum length for cul-de-sac streets shall be 500 feet unless it can be conclusively shown that greater length is essential to proper development of the land area . e. Turn-around streets shall have a right-of-way width of not less than 125 feet and shall have an improved roadway width of not less than l 00 feet in diameter at its terminating loop. f. Half streets shall be prohibited, except where absolutely essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations and where the Planning Commission finds it will be practicable to require the dedication of the other half when the adjoining property is developed. Wherever there exists adjacent to the tract to be subdivided, a dedication or platted and recorded half street; the other half shall be platted . g. Alleys, where permitted, shall have a width of not less than 20 feet . h. Access to streets across all ditches shall be provided by the subdivider in a standard method approved by the City Engineer. 3. Street Grades. For adequate drainage, the standards listed below shall be followed : a. Minimum Grades l. Concrete streets and gutters 0.3% 2. All other types of street surfacing 0.5% b . Maximum Grades 1. Major thoroughfares - not greater than 3.0% 85-6 �4. 2. Minor streets - not greater than 8.0% Alignment. a. Vertical Curves. l . Major thoroughfares shall have profile grade changes where the grade change is over a total of 1.5 percent, connected by vertical curves of a minimum length equivalent to twenty (20) times the algebraic difference in rate of grade, expressed in feet per hundred. 2. Secondary thoroughfares shall have profile grade changes where the grade is over a total of 1.5 percent, connected by vertical curves of minimum length equivalent to fifteen (15) times the algebraic difference in the rate of grade, expressed in feet per hundred. 3. Minor streets shall have profile grade changes where the grade change is over a total of 1.5 percent, connected by vertical curves of minimum length equivalent to ten (l 0) times the algebraic difference in the rate of grade, expressed in feet per hundred. b. Minimum Horizontal. - The radius of centerline curvature: l . Major thoroughfares - 475 feet radius 2. Secondary thoroughfares - 300 feet radius 3. Minor streets - 200 feet radius c. Visibility Requirements. l . Minimum vertical visibility (measured from four and one-half (4 l /2) floor eye-level to eighteen (18) inch tail light shall be: - 500 feet on Major thoroughfares - 300 feet on Secondary thoroughfares - 200 feet on Minor Streets - 100 feet on Minor Streets less than 500 feet in length 2. Minimum horizontal visibility shall be: - 300 feet on Major thoroughfares, measured on centerline - 200 feet on Secondary thoroughfares, measured on centerline - l 00 feet on Minor Streets, measured on centerline d. Streets shall be laid out so as to intersect as nearly as possible to 90 degrees. e. Curved streets intersecting with major thoroughfares and secondary thoroughfares shall do so with a tangent section of centerline 50 feet in length measured from the right-of-way line of the major thoroughfare or secondary thoroughfare. f. Streets which intersect the same street shall have a distance of no less than one hundred (l00)feet between them, measured from centerline to centerline. 85 .09 Blocks. Blocks within subdivision shall conform to the following standards: l. Sizes. a . Maximum length for blocks shall not exceed 1,300 feet in length, except where in the opinion of the Planning Commission, physical conditions may justify a greater distance. b . Widths of blocks shall be determined by the condition of the layout and shall be suited to the intended layout. c. Block length shall not be less than six (6) times the minimum width of a residential lot, as prescribed in the City's Zoning Ordinance in the applicable zoning district or 400 feet, whichever is longer. 2. Public Walkways. a . Location of public walkways or crosswalks may be required by the Planning Commission to obtain satisfactory pedestrian circulation within the subdivision where blocks exceed 900 feet in length. b . Widths of public walkways shall be at least twelve ( 12) feet in width and shall be in the nature of an easement for this purpose. 3. Easements. a. Location of utility line easement shall be provided along the rear or side lot lines as necessary for utility lines. Easements shall give access to every lot, park or public grounds. Such easements shall be a total of not less than 12 feet wide, 6 feet form each 09-30-02 85- 7 �parcel. For sewer and water lines, where trench excavation is required a temporary construction easement 30 feet wide and a permanent maintenance easement at least 12 feet wide shall be provided . b. Recommendations on the proposed layout of telephone and electric line easements should be sought from all of the utility companies serving the area. 85.10 Lots. 1. Sizes and Shapes. a. Lot widths and building set back lines shall in no case be less than that required by the Zoning Ordinance for the districts in which the subdivision is proposed. b . Excessive lot depth in relation to width shall be avoided . A depth-to-width ratio of 3 to l shall normally be considered a maximum. c . Corner lots shall be platted a minimum of at least ten (10) feet wider than interior lots in order to permit conformance to set back lines on side lotted streets. d . Lots abutting a major or secondary thoroughfare shall be no less than one hundred and forty-five(l 45) feet in depth on a major thoroughfare and one hundred and thirty-five (135) feet in depth on a secondary thoroughfare. e. Lots intended for purposes other than residential use shall be specifically designed for such purposes, and shall have adequate provision for off-street parking and off-street loading all in accordance with the requirements of the Zoning Ordinance. If the use intended is subject to special conditions, the approval of the Building Inspector shall be obtained prior to approval of the final plat. 2. Arrangement. a. Every lot shall front or abut on a street. b . Side lot lines shall be at right angles or radial to the street lines, or as nearly possible thereto. c. Residential lots abutting major thoroughfares or secondary thoroughfares, where marginal access streets are onto desirable or possible to attain, shall be platted with reverse frontage lots, or with side lot lines parallel to the major traffic streets, or shall be platted with extra depth as required in paragraph d. above, under Lots: Sizes and Shapes. 85.11 Flood Plan. Any areas of land within the proposed subdivision which lie either wholly or in part within the flood plain of a river, stream, creek or lake, or any other areas which are subject to flooding or inundation by storm water shall not be platted for any use which may increase danger to health, life, or property. The subdivider may show, by way or accurately engineered plans that a change to the topography in the proposed subdivision will eliminate flooding in the area in question and shall clearly demonstrate that any such planned topographical change will not unduly aggravate the flood hazard beyond the limits of the proposed subdivision . If the Governing Body determines that a flood problem does exist, then it shall reject all or that part of the proposed subdivision lying within the flood plain . 85.12 Natural Features. The natural feature and character of lands must be preserved wherever possible. Due regard must be shown for all natural features such as large trees, natural grooves, water courses and similar community assets that will add attractiveness and value to the property, if preserved. The preservation of drainage and natural stream channels must be considered by the subdivider and the dedication and provision of adequate barriers, where appropriate, shall be required. 85 .13 Improvements. The improvements set forth under this section are to be considered as the minimum acceptable standard. All those improvements for which standards are not specifically set forth shall have said standards set by the Governing Body. All improvements must meet the approval of the Governing Body. Prior to issuing the certificate of approval on the final plat (Section 85.06, 2g) the Governing Body must be satisfied that all improvements required under this Section have been 85-8 �constructed. In lieu of the completion of the improvements required under this Section hove been constructed. In lieu of the completion of the improvements, the proprietors shall be required to deposit with the City Clerk, cash, certified check or surety bond, whichever the proprietors elect, running to the City of Marquette to insure construction of all improvements. The deposit of bond shall guarantee the completion of the required improvements in accordance with the dated shown below in Table 1. The Governing Body shall rebate to the proprietors as the work progresses, amounts of any cash deposits equal to the ratio of the work completed to the entire project. 85.13 TABLE I IMPROVEMENT BY SUBDIVIDER BY CITY COMPLETION DATE Sewer mains and laterals 100% -0- Prior lo acceptance of final plot Water mains and taos 100% -0- Prior to acceptance of final plot Grovel streets 100% -0- Prior to occeotonce of final olot Povinq 100% -0- When 2/3 of the lots in the plot ore sold Curbs (if required) 100% -0- Not later than two years ofter acceptance of final plot Sidewalks (if required) 100% -0- Not later than two years ofter acceptance of final plot Storm Sewer 100% -0- Prior to acceptance of final plot -0- 100% Street signs Not later than two years ofter acceptance of final plot 85.14 Streets. 1. Street improvements for subdivisions in the City of Marquette shall be in accord with the following schedule of minimum acceptable standards: Right ofwoy width Pavement width lo outside of curbs Sidewalk width Distance between sidewalk and right of way line Major thorough fa res 120 feet 40 feet 5 feet 4 inches 2 feet Secondary thoroughfa res 80feet 40 feel 5 feet 4 inches 2feet Minor streets 66 feet 32 feet 5 feel 4 inches 2 feel Marginal access streets 34 feet 20feel 5 feel 4 inches l foot Detailed specifications for pavements or street surface types and curb and gutter construction is subject to approval by the City Engineer. 2. Grading and Centerline Gradients. Per plans and profiles oppr?~ed_by the Go~~rn~ni Bot~Y3_ curbs and Gutters. In accordance with details and spec1f1cat1ons prescn e y e Governing Body. 09-30-02 85-9 �4. Bituminous Aggregate, Roadway Pavements. In accordance with details and specifications prescribed by the Governing Body. 85.15 Other Improvements. 1. Sidewalks. Concrete sidewalks shall be constructed along both sides of every street shown on the plat in accordance with details and specifications prescribed by the Governing Body and Tables l and 2; provided, however, that where the property is platted in lot shaving an area of l 0,000 square feet or more and a width of at least l 00 feet, the Governing Body may waive this requirement. Sidewalks, where required, shall be five feet four inches (5'-4") wide, and four inches thick, and shall be placed two feet off property lines, except marginal access streets shall require only one sidewalk placed one foot off property lines. 2. Storm Drainage System and Other Drainage Improvements. Per plans approved by the Governing Body. Where County drains are involved a letter or document of approval from the County must be submitted by the subdivider. 3. Sewage Disposal. Per plans approved by the Governing Body and the requirements of the County Health Board or other appropriate public health authority. 4. Water Supply. Water distribution system - plans approved by the Governing Body and in conformance with the Regulations of the Michigan Department of Health relating to Municipal Water Supplies. 5. Street Signs. Street name signs of a type approved by the City Engineer shall be placed at all street intersections and shall be of permanent weather resistant construction, visible form two directions. 85.16 Repeal of Previous Conflicting Ordinances. Any ordinance, or part of an ordinance, which may be in conflict herewith, is hereby repealed to the extent of such conflict. 85.17 Interpretation. The provisions of these regulations shall be held to be the minimum requirements adopted for the promotion and preservation of public health, safety and general welfare of the City of Marquette. These regulations are not intended to repeal, abrogate, annul or in any matter interfere with existing regulations or laws of the City of Marquette, nor to conflict with any statutes of the State of Michigan or Marquette County, except that these regulations shall prevail in cases where these regulations impose a greater restrictions than is provided by existing statutes, laws or regulations. 85 .18 Fees. Engineering fees, inspection fees, water and sewer connection charges and other applicable development charges may be provided for by resolution of the City Commission. 85.19 Violations and Penalties. Any person, persons, firm or corporation or anyone acting in behalf of said person, persons firm or corporation violating any of the provisions of this Ordinance shall upon conviction thereof, be subject to a fine of not more than one hundred ($100.00) dollars and the costs of prosecution or in default of the payment thereof by imprisonment in the County Jail for a period not to exceed ninety (90) days, or both, such fine and imprisonment is the discretion of the court. Each day that a violation is permitted to exist shall constitute a separate offense. The imposition of any sentence shall not exempt the offender from compliance with the requirements of this Ordinance. 85.20 Validity. This Ordinance and the various parts sections and clauses thereof are hereby declared to be severable. If any part, sentence, paragraph, subsection, section or clause is adjudged unconstitutional or invalid, it is hereby provided that the remainder of the Ordinance shall not be affected thereby. 85 -10 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Marquette_Master-Plan_2003 Date A point or period of time associated with an event in the lifecycle of the resource 2003 Title A name given to the resource City of Marquette Zoning Ordinance Description An account of the resource The Marquette Community Master Plan, 2003 Master Plan, Scenario 2 was prepared in 2003 and contains ordinances for the City of Marquette. Subject The topic of the resource Master plan reports Ordinances, Municipal Marquette (Mich.) Marquette County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d28176e89e7b3aa6f69601bd2fb790a5.pdf d121c01ed1dfa46f89bef476a0b0e346 PDF Text Text CITY OF MARYSVILLE MASTER PLAN prepared by: THE CITY OF MARYSVILLE PLANNING COMMISSION assistance provided by: • ■■□■■ Vilican■ ::J ■■■■ Leman :JOO ■■ . :JOO ■■ & Associates, 0000 ■ • Inc. Community Planning Consultants 28316 Franklin Road Southfield, Michigan 48034 SEPTEMBER, 1991 �ACKNOWLEDGEMENTS PLANNING COMMISSION Wladimir (Deem) E. Boldyreff, Chairman Dale Hrisca Lucien Lenn Don F. Reid Patrick F. Sampson, Councilman Jack M. Schumacher, City Manager Ron Wiltse David J. Wright, Jr. Mayor CllY COUNCIL David J. Wright, Jr. Mayor Richard A. Badley Richard M. Cuney John W. Hur1ey Joseph S. Johns. Mayor Pro-tern Grant C. Nixon Patrick F. Sampson ADMINISTRATION Jack M. Schumacher, City Manager Sharon Schess. City Clerk Scott Richards, Director of Community Development �TABLE OF CONTENTS ...;.-.•.•.,•.: . •,•,•.•,· ...,:;;,;.::•,•:• :.::·:::.;;..:.:::: ..... ~ ..•,•··•·.,• ., :-; . . ', :-: . CONTENTS INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 PURPOSE ................................................... . . . ........ 2 SCOPE ................................................................ 2 METHODOLGY ........................................................... 2 BACKGROUND STUDIES ......................................................... 4 POPULATION ....................... . ................... . ................ 4 POPULATION CHARACTERISTICS ............................................ 6 GENERAL SOCIAL AND ECONOMIC CHARACTERISTICS . . . . . . . . . . . . . . . . . . . . . . . . . . 11 GENERAL HOUSING CHARACTERISTICS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 LANO USE ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 STREET RIGHTS-OF-WAY .................................................. 19 SIDEWALK STUDY ........ . .............................................. 21 RESIDENTIAL AREAS ........................................................... 23 ( I VISUAL IMPRESSIONS OF RESIDENTIAL AREAS ................................ PRELIMINARY RESIDENTIAL AREAS PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . NEIGHBORHOOD UNIT PLAN .............................................. GOALS, OBJECTIVES & POLICIES ........................................... 23 27 28 31 COMMERCIAL ANO OFFICE AREAS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 COMMERCIAL AREAS .................................................... 33 OFFICE AREAS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 GOALS. OBJECTIVES & POLICIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 1 INDUSTRIAL AREAS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 I COMMUNITY FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 1 1 SCHOOLS . ............................................. . .............. RECREATION .......................................... . ................ FIRE PROTECTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . POLICE PROTECTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . LIBRARY FACILITIES ....... . ............................................. LOCAL ADMINISTRATION ............ . ............. . ....................... UTILITIES ................................................. . ............ 41 43 45 46 47 47 47 THOROUGHFARE PLAN ......................................................... 50 GRATIOT CORRIDOR PLAN ................................................ STREET RIGHTS-OF-WAY STUDY ......... . .................................. STREET HIERARCHY ..................................................... SUMMARY . . ........................................................... 50 50 51 52 FUTURE LAND USE ............................. _. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 contents- ! �TABLES I 1 r TABLE 1: POPULATION TRENDS AND PROJECTIONS .. . ............................ 5 TABLE 2: AGE GROUP COMPARISON . . .. .. . ............... . .................... 6 TABLE 3: AGE GROUP TRENDS .. .. ........ . .... . ............. . .. ... .......... 9 TABLE 4: MARYSVILLE SENIOR$: 1990 ....... . ................................ 11 TABLE 5: HOUSEHOLD ECONOMIC CHARACTERISTICS . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 TABLE 6: EDUCATION LEVELS OF RESIDENTS 25 YEARS AND OLDER: 1989 ... ......... 12 TABLE 7: OCCUPATIONAL CHARACTERISTICS: 1989 .. ..... ... . ... .. ..... . ........ 13 TABLE 8: HOUSING CHARACTERISTICS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 TABLE 9: OCCUPANCY CHARACTERISTICS ...... . .. ...... ............ . ......... 15 . TABLE 10: AGE OF HOUSING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 TABLE 11 : VACANT LAND BY ZONING CATEGORY . . . ......... . .. .. ... . .... . . ...... 18 TABLE 12: VACANT LAND ZONED FOR SINGLE-FAMILY USE ...... . .. .. . . . .......... . 18 TABLE 13: EXISTING DWELLINGS ......... . .. . . . . .... .... .. .. . ... . .. .. . . . . ..... 28 TABLE 14: POTENTIAL DWELLINGS . . ... . ..... . .. .. . . . . .. . ... .. ... . ....... ... .. 29 TABLE 15: NUMBER OF DWELLINGS AT FULL CAPACITY .. .... . .... . ....... ... ...... 29 TABLE 16: OFFICE SPACE NEEDS .. . . . ......... .. . . . . ... . . . ................... 34 TABLE 17: SUMMARY INFORMATION REGARDING INDUSTRIAL AREAS .. . . .. ... . ....... 38 TABLE 18: DESIRABLE SCHOOL STANDARDS . ... . .... . . . . . .. ... . . .... . . . .... ..... 41 TABLE 19: EXISTING PUBLIC SCHOOL FACILITIES .. ........ . ... ... . . .. . ... . ... . TABLE 20: SITE AREA SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 TABLE 21: RECREATION FACILITIES ... ... ... . ...... . ... . .. . . .. . . ..... ... .... ... 44 TABLE 22: FIRE STATION RADIUS ... . ... . . .. . ... . . . . . . . .... .... . . . . .. ... . . . . ... 45 TABLE 23: ACCIDENTS AT IRREGULAR INTERSECTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 I I l r TABLE 24: SUMMARY OF FUTURE LAND USE AREA .... . . . ... . . . . . ...... .. . .. . ........ 56 [ [ contents-2 �MAPS AND GRAPHICS ENROLLMENT TRENDS : 1979 to 1989 . . ............................................. 7 AGE GROUP COMPARISON (OVER TIME) ................................ . ........... 8 I J .,1 l -l AGE GROUP COMPARISON (BETWEEN MUNICIPALITIES) ........ . ...................... 10 EXISTING LANO USE MAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17a POTENTIAL WETLAND AREAS . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . 18a RIGHT-OF-WAY INVENTORY MAP ................................................ 19a A GUIDE FOR POTENTIAL STREET LAYOUT ......................................... 20a GUIDE FOR A POTENTIAL STREET LAYOUT: SUBDIVISION O ............................ 20a SIDEWALK PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22a VISUAL IMPRESSIONS OF RESIDENTIAL AREAS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27a PRELIMINARY RESIDENTIAL AREAS PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27a NEIGHBORHOOD UNIT PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29a INVENTORY OF EXISTING BUSINESS LAND USES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33a PRELIMINARY COMMERCIAL AREAS PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34a PRELIMINARY INDUSTRIAL AREAS PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40a COMMUNITY FACILITIES PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49a THOROUGHFARE PLAN ........................................................ 51a STREET CLOSURE DETAILS .................... .. ............................... 52a LOOP STREET DETAIL (wall on residential side) ...................................... 52b LOOP STREET DETAIL (wall on commercial side) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52c SUBDIVISION ENTRANCE DETAIL ............................. . ...... . ........... 53a FUTURE LAND USE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57a contents-3 �INTRODUcnON .\ Historically, most cities have been formed by circumstance rather than deliberative action on the part of an individual or governmental body. But, they are all based on a fundamental premise; people (or land uses) for one reason or another, require proximity to one another or certain institutions. Older cities generally developed around three influences; the fortress, the church or some geographic feature which gave rise to a center of commerce. The early roots of older cities helped to shape the pattern of the City as it stands today. t 1 •I l ( l [ 1 l 1 Other cities arose from grand plans designed to avoid the problems associated with the "spontaneous city.• In each instance, the plans were moved principally by one individual. The City of Washington D.C. has evolved over the past two hundred years, but the influence of Pierre Charles L'Enfant's plan for the City is evident throughout its fabric. Daniel Burnham drafted the plan for Chicago at the tum of the century providing a high degree of complexity and specificity into the various elements. Also at the tum of the century, Ebenezer Howard designed •garden cities· such as Radbum, New Jersey in an attempt to provide livable spaces for all aspects of life work, play or the home. In a similar mold, Andres Duany and Elizabeth Plater-Zyberk, with developments such as Seaside in Florida, are currently pioneering an attempt to make cities livable by controlling design elements in a manner that encourages social interaction. It is their premise that humans are social creatures and that a sense of community can be fostered if the urban form allows for ·social" activity. At the same time, through improving technology, we are losing our dependence on direct social interaction. Telephones, of course, allow the ability to transfer voice over a long distance. Similarly, computers and facsimile machines, now essentials for even small businesses, allow the immediate transfer of large quantities of written and graphirinformation. Thus, our dependence upon proximity to one another for our daily soc . and business needs is decreased. Furthering this influence is our "choice· of transportation. At the tum of the century, various types of rapid transit provided for a greater separation of workers from the work place, and thus suburbia was born. The modem automobile and consumer taste have propelled this entropy at an ever expanding rate as more highways and better cars are engineered. Over time, planning has emerged as an impetus both action oriented and reactionary. In one instance, policies may be created in reaction to haphazard development, while in another, planning may result in a grand plan for the development of a new area. The best planning blends both forms, synthesizing forethought and past knowledge; causing and reacting to change. 1 �'• I. \ PURPOSE Marysville has and will be shaped by a number of factors, many of which it has no control over. This master plan document is intended to provide direction to the future of the City. The plan designates certain areas for various land uses in a manner that will help to mitigate negative impacts between varying uses. In other instances, it is designed to facilitate a symbiotic relation between uses to provide economic soundness, a healthful environment and efficiency of function. This document is a policy manual. One of the tools to accomplish the goals established in the plan is direct public action. However, some of the most powerful and useful tools are the Zoning Ordinance and Subdivision Regulations. State zoning enabling legislation specifies that zoning should be based on a plan. This master plan provides the framework for the City of Marysville Zoning Map. Additionally, the documentation of this plan provides guidance for the creation of zoning standards that are consistent with the goals of the community. SCOPE ( 1 I 1 l 1 l l The decisions made in preparation of this plan will affect the shape of the City and consequently the quality of life of its inhabitants; both businesses and residents. The planned area includes not only the City of Marysville, but in some instances, areas outside of the City. While such areas may be outside of direct regulation by the City, much can be done through open dialogue with adjoining communities to assure that land uses are compatible across municipal boundaries. The background studies and goals, objectives and policies, have helped to shape the Master Plan of Future Land Use map which is included in this document. This map is a general plan that may be subject to change given the advent of technologies, lanr1 development techniques and opportunities that may present themselves in the Mur~. The Master Plan of Future Land Use map is based on information gathered at the present time given existing circumstances. If the circumstances which shaped this plan change, the plan may need to change as well. It is not a rigid document. It should be allowed to change to adjust to new trends and information and to allow for alternatives which may be desirable. Still, proposed changes should be weighed carefully and should be based on thorough analysis of all information available. METHODOLOGY This plan is based on careful study and deliberation by the Planning Commission and City administrators with assistance provided by an urban planning consultant. The develop~ent of each aspect of the plan followed a simple process of analysis, pres~ntat1on and conclusion. However, this clearly oversimplifies the process in that continuous feedback and revision was provided throughout the process and most issues 2 �were reviewed more than once and at different levels. As the quote provided earlier suggests, you must first know where you are and where you are going in order to provide a means of obtaining your objectives. The background studies in the following section were conducted to provide a means of determining where the City is and the goals established by this plan suggest where it is going. The relationship among goals, objectives, policies and alternative implementation techniques is as follows: l I ( 1 Goal: A goal is a destination, a final purpose which a community seeks to attain. A goal is the most general level of policy and by itself is not very helpful to decision makers. It needs further refinement to assist decision makers to reach their selected destination. Objective: An objective is the route which specifies in general terms the way (route) by which the goal (destination) can be reached. An objective indicates the kinds of actions that should be used to achieve the goal. Policy: A policy is a means of transportation along the route. It's a course of action which, if followed, will achieve an objective. A policy is more detailed than an Objective and can be readily translated into specific action recommendations or design proposals. Upon completion of the analysis of the individual elements, and the setting of goals, objectives and policies, the individual elements were condensed, compiled and coordinated to form the master plan document. I 1 l 1 I I l 3 �BACKGROUND STIJDIES ··:.:•:•:•:•:•:•:•:•···•:•:•'. ,::,::•,:,:,:,:,:•:•:•·····• To adequately prepare for the future, it is essential to gain an understanding of population growth trends and other demographic characteristics. Based on past growth trends there would appear to be a market potential for new residential housing units. It is likely that this trend will continue unless temporarily halted by an economic downturn. Marysville has historically had low unemployment rates. In fact, according to the Michigan Employment Security Commission, the City's unemployment rate in July, 1989 was the second lowest in the County at 4.6 percent exceeded only by Fort Gratiot Township which had an unemployment rate of 4.1. Economic soundness and employment opportunities often serve as magnets for population. The master plan and updated zoning ordinance will address many of the pertinent issues associated with growth trends. However, there are other basic questions that the City should consider. • Should the City begin a program for the extension of essential services? I • If developers are willing to carry the cost for the extension of services, how much growth can occur before the existing facilities must be upgraded? ( • Commercial growth often rides on the tail of residential growth. Will the zoning ordinance require wide-spread changes to adequately handle the expected growth? I • Is there enough buildable land within the City to support growth across a wide variety of land uses? • Are the minimum lot sizes outlined by the zoning ordinance sufficient? Should new districts with larger or smaller lot sizes be created? 1 l These questions raise only several of a number of issues addressed throughout the master plan process. The demographic trend$ lend guidance. POPULATION l Trends l The population of Marysville in 1970 was 5,610 according to the U.S. Census. Over the decade following 1970 there was a significant amount of growth in the City and in 1980 the U.S. Census reported that the population had climbed to 7,345. This represents an increase of 30.9 percent. The 1989 population was estimated to be 9, 171, but figures provided following the 1990 Census showed the actual population count at 8,515. Although this is a sizeable increase since 1980, at 16 percent, the pace of growth has been slower for this decade than it has been in previous years. 4 �Presently, there is a dwindling supply of vacant land that is serviced by utilities. Because of this and other factors, the pace of growth is expected to become slower in the future. The best guess estimate for the future population in the year 2000 is provided by using growth rates from 1980 to 1990 and projecting them forward. This method yields a year 2000 population of 9,8n. While this may appear conservative, in light of fluctuating demographic characteristics, a conservative estimate may be the most proper. An influx of new residents does not significantly affect population when countered by declining household and family sizes. TABLE 1 POPULATION TRENDS AND PROJECTIONS PERCENT CHANGE 1970 l l ( 1980 1990 2000 MaNSviile S,610 7,:US 8,515 9,877 Pott Huron 38.28' 33,981 33,694 33,390 St. Clair Count-,, 120,175 138,802 145,607 152,887 Sourt:es: 1970-1980 1980-1989 30.9' 16.~ 16.~ ·11.~ -0.8"JI, -0.9% s.~ s.~ 15.S"JI, 1990-2000 1970, 1980 and 1990 Censuns. Comparison IAnalysis of Trends Population, itself, is easily charted. However, an analysis of population gains depth through comparison. For a comparison to Marysville the adjacent City of Port Huron has been used. To obtain an understanding of regional trends, St. Clair County statistics have been obtained. During the 1970's the City of Port Huron had a considerable decline in population. Durinn the period, Port Huron lost 11.2 percent of its population. While a portion of this ca, attributed to a generally declining family size, the full effects are due to outward migration. It is likely that some of Marysville's population gain during the 1970's was due to movement out of Port Huron. It is interesting to note that during the same time period, St. Clair County experienced large increases in population. From 1970 to 1980 the population increased by 18,627 according to the U.S. census. Some of this gain can, of course, be attributed to births during the decade. However, when mortality rates are considered, it becomes clear that much of the population gain was due to inward migration. In fact, this trend was evident in municipalities throughout the County. During the decade the number of municipalities in the County that gained population far outweigh those that lost. Therefore, the population gain in Marysville from 1970 to 1980 is likely due to a combination of factors. Namely, a migration out of Port Huron into Marysville, a migration from other counties, and to some extent a birth rate that exceeded the mortality rate. 5 �POPULATION CHARAcrERISTICS Preschoolers Age group figures for 1980 indicated that 11 .1 percent of the City population was less than five years old at the time. The 1990 Census count showed a decline to six percent. Compared to the County and Port Huron, the preschoolers constitute a significantly lower percent of the population in Marysville. This is likely caused by a combination of factors. Housing values are high in Marysville in comparison to values in neighboring communities. Therefore, it can be expected that families in the City are more mature because younger families may not be able to afford housing in Marysville. TABLE 2 AGE GROUP COMPARISON: 1990 ( I I ~ 1 AGE GROUP MARYSVILLE POAT HURON ST Cu\lR CO ·; ,--;-, under 5 5.9% 8.6% 7.6% 5-17 18.3% 19.7% 20.2% 18-20 3.7% 4.8% 4.4% 21-24 4.6% 6.1% 5.3% 25-34 14.8% 18.8% 15.8% 35-44 15.1% 11.8% 15.5% 45-54 10.3% 8.5% 10.5% 55-64 10.6% 7.9% 8.5% 65+ 16.7% 13.9% 12.3% 100% 100% 100% 37.0 31. 1 32.9 Median Age Sources: 1980 and 1990 Censuses and Urban Decision Systems. 1 .i' 1 l I The group known as ·the baby boomers• can also be expected to play a role in the population trends of the City. This group has generally delayed child bearing beyond ages common in earlier decades. The group spans in age range from 26 to 44 but many are now in their late twenties and mid thirties and have decided or may soon decide that •now is th_e time.• The preschool group in Marysville is declining both in numbers and as a proportion of the population. It may be that the ·echo" of the baby boom is ending in Marysville. 6 �Regardless of this, there has been an increase in the number of day-care facilities, nationwide. It is becoming more socially acceptable and to an extent economically essential that both parents remain employed. Thus, working parents are turning to daycare. This trend has been reinforced through state legislation limiting the control of home based day-care and the rise in day-care franchise operations. The manner in which this is addressed by the City's zoning ordinance may be an important issue. School Age Children ENROLLMENT TRENDS: 1979 to 1989 r 1 i . I i Children from five to 17 years old, collectively 2800 represented 18.3 percent 2IIIO 2900 of the City's population 2AIO in 1990. School-age 24100 children are the second Z3IO largest group in Zl00 Marysville. However, ZIIIO while the number of Z2DO elementary aged children 11IO 2100 has been increasing 20IIO since 1980, the number 21000 of high school aged children has been decreasing. This trend becomes clear when compared with enrollment trends. MARYSVIU.B PUBUC salOOU 1~ 1•,~1~,-'-,~1~,- 1979 \'ZA& In Marysville from 1988 to 1989 there was a 4.2 percent increase in elementary enrollment and a 3.0 percent decrease in high school enrollment. For the next several years high school enrollment will probably continue to decline. However, as the elementary childre, , age, high school enrollment will most likely increase once again. The graph above, ·enrollment Trends" charts school enrollments for grades k-12 from 1979 to 1989. The shifting of school enrollment and numbers of school age children although linked to socio-economic factors, is also reflective of national fertility trends. During the 1970's. fertility rates took a sharp downward tum, nearly reaching pre-baby boom figures of three million. For many school districts, this resulted in empty classrooms in the 1980's and it can be expected still that Junior and Senior High School classes are not as large as two decades ago. Thus, this shift was termed the "baby bust· What makes this an event and not just a trend is its drastic change. Rather than continuing downward or leveling off, the trend reversed itself and became the "baby boomlet. • The oldest member of the baby boomlet is 15 years old, a high school sophomore. Below this grade, increased enrollment can be expected. 7 �;' . Family Forming The family formers range between 18 and 34 years of age. The group between 18 and 24 is an unusually small portion of the family forming group. In 1990, this group represented only 9.0 percent of the City's population. In Port Huron, this group was 10.9 percent of the population. Once again price disparity between housing in Marysville and Port Huron may account for the difference. Adults between the ages of 18 and 24 are generally less established in their employment than older adults and this is usually reflected by lower salaries . l l i A ) ·' ., AGE GROUP COl\lIPARISON l·)'t':tr':J 36 1970 ~ 1980 ~ 1990 :,0 f i I I I I l AGB GROUP BY I.JFB CYQ.E Also, we are amidst a national trend in which one of the fastest growing groups is currently the singles. People are staying single longer and generally delaying child bearing into their late 20's and 30's. Thus it is not uncommon for adults between the ages of 18 and 24 to be childless. For this reason, housing preferences can be expected to differ for this group in comparison to adults between the ages of 25 and 34. Childless couples are less likely to own a house and may be more likely to live in an apartment or cluster housing arrangement. But in Marysville, there is a high percentage of owner occupancy and rent is considerably higher than in neighboring areas. Therefore, people between the ages of 18 and 24 without children may be more likely to live in Port Huron rather than Marysville. 8 �There are approximately 1,300 people in the City of Marysville that are between the ages of 25 and 34. These are the people who will probably be largely responsible for any increase in the preschool group. Because they are large in number, an increase in the number of preschool children is likely. The number of preschoolers will also be given a boost by the fact that some of the 18 to 24 year old adults will also have children and some inward migration can be expected. Mature Families The largest proportion of Marysville's population (25.4%) is between the ages of 35 and 54. These people will tend to have children thoroughly entrenched within the educational system and will be very concerned with the quality of education available. However, this does not automatically imply that school enrollment will be high. Although there is a significant proportion of the population within the mature families group, it is not unusual for enrollment trends to be lower in recent years than enrollment ten years ago. Smaller family sizes and the delay of child bearing by younger couples has reduced school enrollment; a trend which is common in many Michigan communities. Generally, there are fewer children and more parents. Because the group of parents is large, there may be considerable interest in the community regarding parks, open space and recreation. Also, millage proposals now concern a greater percentage of the population and thus may be of greater public interest. TABLEJ AGE GROUP TRENDS: Cin' OF MARYSVILLE AGE GROUP 1970 1990 1980 NUMBER PERCENT NUMBER PERCENT NUMBER PERCENT I under 5 621 11. 1% 555 7.6% 499 5.9% 5-17 1,483 26.5% 1,617 22.0% 1,556 18.3% { 18-20 257 4.6% 311 4.2% 313 3.7% 21-24 307 5.5% 347 4.7% 391 5.3% 25-34 638 11.4% 1,088 14.8% 1,260 14.8% 35-44 754 13.4% 864 11.8% 1,286 15. 1% 45-54 708 12.6% 902 12.3% 877 10.3% 55-64 499 8.9% 887 12. 1% 903 10.6% 65+ 343 6. 1% 774 10.5% 1,422 16.7% POPULATION 5,610 100% 7,345 100% 8,515 100% 1 [ MEDIAN AGE 27. 1 32.9 Sources: 1970, 1980 and 1990 Censuses. 9 37.0 �Mature Adults ' •) AGB GROUP COI'ldPARISON: 1990 Today, American society is typically characterized as aging. The median • age in the City was 27 .1 311 in 1980 according to the • Census and increased to 37.0 by 1990. The JD estimates for the City of 11 Port Huron and St. Clair County are much lower 10 at 31.1 and 32.9 I respectively. This is because Marysville has a comparatively large number of people in the age group between 45 and 64 and a small number in some of the younger age groups. -· 1 ( l l i [ \ c:::::i lolAIIVaviu.& ~_,.~ ~ I I T . ~ 00. ..... AOE GJlOlJP BY UJIB CYaJ! But, because older adults tend to make more money than young adults, the large proportion of people in this group can be seen as economically beneficial to the City. However, they are generally not a consumer oriented group. While it is true that this group is expected to spend an increasing amount of their income on leisure activities, they have a greater likelihood to save than other groups. The group between 55 and 64 years of age is commonly referred to as the •empty nesters. • They are older parents whose children have left the household. Thus, many of these people find themselves with extra disposable income and more time to spend it. They often seek more passive or less intense forms of recreation such as golf, swimming, or walking. Also, many of them find that their current houses are too big or costly for their needs and seek alternative living arrangements such as condominium apartments or cluster housing. At 12.4 percent of the population, the empty nesters are a significantly larger portion of the population in Marysville than in Port Huron or the County. The seniors l l The seniors have grown tremendously in number since 1970 in Marysville. In 1970 there were 343 people comprising 6.1 percent of the population that were 65 or older. By 1980 this number nearly doubled to n4. The 1989 estimate was that 1,342 people in the City of Marysville are 65 years of age or older representing 14.6 percent of the population. In actuality, this estimate was probably low. The U.S. Census revealed that the City had 1,425 people above the age of 65 in 1990. �.i TABLE 4 Comparatively, the percentage of seniors MARYSVILLE SENIORS: 1990 in Marysville is lower than the percentage in Port Huron but higher than the County. The growing number of seniors is a very PERCENT OF TOTAL AGE NUMBER POPULATION significant trend but it is not at all uncommon. Modern medical practices 11% 65 to 74 910 and a greater propensity to exercise are helping people to live longer. Thus, an 5% 435 75 to 84 increase in the number of seniors is a 1% 85 + 80 nationwide trend. The following table, which provides a more detailed age SOURCE: 1990 U.S. Census. distribution of seniors as of 1990, also illustrates the point that the 65 and above age category is a wide ranging group. Because the number of seniors is significant in Marysville and is expected to grow, the number and placement of elderly facilities is an issue which should be addressed. For example, elderly housing is often placed near recreation and shopping areas to limit the distance that seniors have to travel either by car or other means. A number of mature adults, usually well over 65 years old, do not use automobiles and thus require living arrangements which place them within walking distance of essential services. GENERAL SOCIAL AND ECONOMIC CHARACTERISTICS Household Income The 1989 median household income for the City of Marysville was estimated at $34,632 and the average household income at $37,029. The median describes the middle point on a plotted curve of income per household while the average relates to the sum div!r -~ ·' by the number of households. For planning purposes, the median serves as a bt:. .. indicator because it describes a situation in which one-half of the households are above the figure and one-half of them are below. Port Huron ranks considerable lower than Marysville with a median income of $21,364. The St. Clair County figure at $27,890 is also far below the Marysville median income. In 1989, only 14.7 percent of the households earned under $15,000. At the other end of the scale only 4.8 percent of the population earned $75,000 or more per year. The largest grouping, 34. 7 percent of all household, is within the $40,000 to $75,000 range. 11 �f TABLES HOUSEHOLD ECONOMIC CHARACl'ERISTICS: 1989 CITY OF MARYSVILLE PORT HURON ST. CLAIR COUNTY $0 • $4,999 1.3% 8.6% 6. 1% $ 5,000 • $9,999 5.2% 15.9% 10.3% $10,000 • $14,999 8.2% 12.7% 10.2% $15,000 • $19,999 9.7% 10.4% 9.4% $20,000 • $24,999 9.8% 9.1% 9.0% $25,000 · $29,999 7.6% 8.6% 8.7% $30,000 • $34,999 9.0% 6.9% 8.7% $35,000 • $39,999 9.8% 6.6% 7.8% $40,000 • $49,999 16.6% 9.4% 12.3% $50,000 • $74,999 18.1% 8.5% 12.8% $75,000 + 4.8% 3.5% 4.7% Median Household Income $34,632 $21,364 $27,890 Average Household Income $37,029 $26,421 $31,600 HOUSEHOLD INCOME f { I [ { I l ( [ Source: 1980 Census. Estimates by Urban Decision Systems. Schooling TABLE 6 EDUCATION OF RESIDENTS 25 + YEARS: 1989 Of the Marysville residents who are over the age of 25, 12.5 PORT ST. CLAIR CITY OF LEVEL OF EDUCATION HURON MARYSVILLE COUNTY percent have at least four years of college education. This is far 47.g94 37.~ 41.6'1. High School Only above the County average of 15.o,i, 14.~ Collf,ge (1 a, 3 yrs.) 16.:Mrt 9.3%. Because white collar jobs 10.5"9.:Mrt Colleg9 (4 )'HIS +) 12.5% often require a college education, the high percentage of residents 12.34 12.36 12.56 Medilln School Ynn employed in white collar occupations is likely a major factor contributing to higher education levels in Marysville. The table above summarizes education statistics based on the 1980 Census and information from Urban Decision Systems. 12 �Occupation TABLE 7 OCCUPATIONAL CHARACTERISTICS: 1989 Relative to neighboring areas, ST. CLAIR PORT Marysville has a large proportion CITY OF OCCUPATION COUNTY MARYSVIL1.E HURON of its residents employed in uwhite collar" positions. White collar jobs 8,,.., 7.B"JC, 13.3'K. Manag9rlal/ExecutM typically offer higher pay than 12.2'1. 10.0"'Profeuional 10.4"'•blue collar" positions and are 1.,.., 2.2'X, Technical 2.2"" more stable during economic downturns. Included within the Clf,rlcaJ 11., .. 17.2"" 14.6"'white collar group are managers 10.Q,i, 8.1 ... 8.n Sale• and executives, professionals, (48.8"") Wllif9 Collar (52.5 ...) (43.5"") technical and clerical personnel Cnllts,,,.,, 11.Q,i, 17.4 ... 16.8"" and sales persons. A total of 52.5 percent of the population in the 14.,.., 18. 1... 19.9% OpetlltMs City have these types of 16.,.., 13.8"" 12.6' Servw:.s professions with especially high 4.2'1, 5. 1... LabotetS 2.3'K. proportions in the clerical and managerial/executive positions. 0.4 .. 0.4... 1.8"" Fann~ Port Huron has a 48.8 percent of (51.2"") (56.5 ...) ('7.5'J.) Blue Collar its residents employed in white collar positions and St. Clair Source: 1980 Cenaus. Estlmn• by Uman D«:ision Systwms. County has 43.5 percent. Craftsmen, operatives, service positions, laborers and farm workers are typically referred to as ·blue collar" workers. Compared to the County and the City of Port Huron, Marysville has a smaller proportion of its residents employed in these fields. GENERAL HOUSING CHARACTERISTICS Housing Construction Trends According to the U.S. Census, there were 1,720 housing units in the City of Marysville in 1970. By 1980, this figure jumped to 2,670, marking the greatest historical growth in number, of new homes in Marysville for any decennial period. Of the City's housing stock, 29.6 percent was constructed during the 1970's. Growth during the 1980's continued at a rapid pace. In the nine year span from 1980 to 1989, there were 793 new housing units constructed bringing the total to 3,463. This figure includes 502 apartment units and 291 single family residences, based on building permit activity. The official 1990 Census count was 3,518 units showing a one year increase of 55 units. There are few vacant areas left in the City that are served by sewer and water. The utilities have sufficient capacities and are available, but extension to the vacant sites would be necessary. In the future, housing construction will be limited somewhat by the ability of either the developer or the City to extend the needed utilities. 13 �TABLES HOUSING CHARACJ'ERISTICS MARYSVILLE Number of Housing Units: • 1 I Median Value: Median Rem: ST. CLAIR COUNTY 1970 1,720 - - 1980 2,670 13,371 51,903 1990 3,518 14,026 57,494 1980 $47,979 $27,826 $37,842 1990 $67,900 $41,400 $59,400 1980 $257 $199 $201 1990 $378 $316 $329 2.70 2.48 2.74 Average Household Size (1990) Sources: CITY OF PORT HURON 1980 and 1990 Census. Occupancy At the present, much of the new growth has occurred in older neighborhoods on vacant lots. These lots were previously used in some cases as yard space or ·usurped" as the neighborhood play area. While the conversion of these areas for residential use efficiently utilizes existing infrastructure it can be somewhat controversial. Residents who have owned their homes for some time may not expect new development in their neighborhoods. This type of in-fill development also indicates that the supply of housing may not be sufficient to meet current demands. This can raise the market value of vacant buildabl lots to the point where a homeowner is willing to sell that vacant lot rather than hold it a~ open space. If enough in-fill development occurs, the density of an area will change. This could, in the long run, reduce property values in a neighborhood should other new, low density neighborhoods be developed. Of all housing units in the City there was a 96. 7 percent occupancy rate in 1980. Of this, approximately one percent can be attributed to vacation homes which are vacant only seasonally. In sum, the vacancy rate in Marysville was 2.3 percent in 1980. This is far lower than vacancy rates for the City of Port Huron or St. Clair County. When vacancy rates are low, it can be expected that home prices will be high in response to a tight supply. In 1980, the owner occupancy rate for Marysville was 87.2 percent and renter occupancy was only 9.5 percent. This is fairly low compared to other areas in the state. Compared to Port Huron and St. Clair County it is very low. In 1980, Port Huron had a renter occupancy of 37.1 percent and St. Clair County had a figure of 19.8 percent. 14 �By 1990, the owner occupancy rate had dropped to 81.1 percent. Generally, this can be attributed to the recent development of a number of multiple family rental units and not to a significant change in the demographics of the City; single family homes are still chiefly owner occupied. Because rental housing constitutes a significant percentage of the housing outside of Marysville, but rental vacancy rates at 7.4 in the City are comparable to outside areas, it could be expected that there is a considerable market for additional rental housing within the City. The 1990 owner occupancy for the City of Port Huron was 54.5 percent and 75. 7 for St. Clair County. TABLE 9 OCCUPANCY CHARACJ'ERISTICS MARYSVILLE CITY OF PORT HURON ST. CL.AIR COUNTY 1980 96.7% 95.4% 91.1% 1990 95.0% 94.0% 92.0% 1980 85.2% 58.3% 71.3% 1990 81.1% 54.5% 75.7% 1980 9.5% 37.1% 19.8% 1990 18.~ 43.0% 22.0% -, ' Occupied Units: Owner Occupancy: Renter Occupancy: Sources: 1980 and 1990 Census. Age of Housing ( I As mentioned earlier in this report, much of Marysville's housing was constructed recently. However, 47.3 percent of the City's housing was built prior to 1970. Some of these homes can offer features which make them more marketable when compared to newer homes. For example, historic ~omes often contain craftsmanship incomparable to modem housing. Furthermore, older neighborhoods may have more fully developed landscape vegetation which can present a more pleasing environment. TABLE: 10 AGE OF HOUSING UNITS BY YEAR BUILT MARYSVILLE CITY OF PORT HURON ST. CLAIR COUNTY 1980-1990 24.~ 5.~ 10.~ 1975-1980 17.R 3.2'lli 10.~ 19~1974 12.~ 5.9'1. 12.9'1, 1960-191S9 14.~ 11.1-.. 13.9'1. 1950-1959 14.T-.. 13.2'!1, 14.8'!1, 1949 or older 18.~ 66.R 47.1-.. Soutc.a: 1980 and 1990 C.nsus and Urban Decisions Sysn,ms. 15 �At the same time, older housing can in many instances be expensive to maintain, inefficient to operate and may lack styles and amenities which are popular with today's home buyer. To assure that these negative qualities do not outweigh the positive ones, the City can undertake measures aimed at preserving older neighborhoods. The Michigan State Housing Authority offers a variety of programs that may be of use. Other programs such as sidewalk construction and road improvements are already taking place. Others could include tree planting programs, open space development, pedestrian lighting and the upgrade of existing park facilities. Average Household Size The average number of persons per household has been declining in the U.S. in recent decades. This trend has also been followed in Marysville and surrounding areas. In 1970, the average household size was 3.34 persons per household. According to the U.S. Census, this figure dropped to 2.84 by 1980 and the 1990 Census showed the figure to be a low 2.5 persons per household. The City of Port Huron and St. Clair County also have small household sizes of 2.5 and 2.7 respectively. The declining household size has been caused by many individual factors. Some of these include smaller family sizes, higher divorce rates and fewer extended families than in previous decades. One result of the dwindling household size is that new home construction does not impact services and utilities as it once did. For example, where one new home generally brought 1. 7 children into the school system in 1970, only one child would be expected at present rates. LAND USE ANALYSIS The purpose of the land use survey is to provide a record of the existing land use in and adjacent to the City of Marysville. This was done on a parcel by parcel basis in the City and on a generalized basis for the abutting city and township lands. The vacant land areas within the City were measured and categorized by their present zoning district. Although the number of acres in each existing land use category would be helpful information to have, such detail was beyond the scope of this endeavor. The purpose of measuring the vacant land is to provide an inventory of the remaining lands in the City which are available for future growth. General Land Use Patterns Land used for single-family residences occupies a large amount of land in the City. The majority of the housing is located within six neighborhood areas that are widely scattered and are physically separated from one another. Some of the City's newest housing has been constru?led very recently in the northwest part of the City. The boundaries of this area are Gratiot and Huron to the south, Ravenswood to the north, Michigan Avenue to the_east_and Range to the west. Currently, this area does not contain any significant nonres1dent1al uses. The lack of non-residential land uses and the existence of several large, vacant parcels make this area a likely target for future single-family residential growth. 16 �However, vacant platted lots with street networks that follow a grid pattern exist within this area. This type of development does not follow current subdivision design methods and may somewhat restrict future growth in the northwest. Furthermore, many of the lots are under separate ownership and thus it will be difficult to assemble large parcels that could be replatted. The existence of long, narrow parcels along Michigan Avenue may also serve as a stumbling block to future development of this area. Although the majority of the lots are occupied along the Michigan Avenue frontage, there is a considerable amount of land that is not in use to the rear of these lots. Once again, current ownership patterns will make typical subdivision development difficult. Multiple-family uses are widely scattered throughout the City. Generally, they have been used in the past as transitional uses adjacent to commercial or industrial uses. The majority of the multiple-family housing is located in the southeast area of the City, near the St. Clair River. Commercial uses are, for the most part, located along Gratiot Avenue. Several commercial uses also exist on Huron, Busha, Range, River Road and Michigan Avenue. Because of the high amount of traffic along Gratiot, it is not desirable to have direct residential frontage on the road. Thus, a number of small commercial uses have developed along Gratiot on lots that are narrow of depth and width. This has resulted in a proliferation of curb cuts, many with poorly defined drives. From a traffic safety and circulation standpoint this is undersirable and corrective measures should be taken. Methods to alleviate this situation are examined more in the Gratiot corridor plan. Industrial uses have historically developed on or near Busha Avenue, making use of a State Highway, the St. Clair River and the CSX rail spur. In recent times, industries have relied less on railroads and rivers as a means of transportation and have increasingly utilized trucks for the movement of goods and supplies. This has allowed industries wider choices for site location. Thus, newer ind.ustries have tended to locate away from the river and are, instead, located in the south and southwest areas of the City. Because development in this area minimizes land use conflict, it would be a logical location for future industrial growth. However, transitional uses and low intensity industry should be used to· alleviate potentiar land use conflicts. vacant Land Statistics A windshield survey of existing land use was conducted in August of 1989 by VilicanLeman & Associates, Inc. Based on the uses of land at the time, the following acreage figures of vacant land and their corresponding zoning categories were derived. 17 �MASTER ·PLAN OF .FUTURE . LAND USE �CITY OF MARYSVILLE 1111 DELAWARE AVE. · P.O. BOX 389 · MARYSVILLE, MICHIGAN 48040· 0389 · (313) 364-6613 December 19, 1991 Mr. Mark Michigan P.O. Box Lansing, A. Wyckoff, AICP Society of Planning Officials 18187 Michigan 48901 Dear Mr. Wyckoff, Per your letter of December 17, 1991, I am sending you a copy of the City of Marysville's recently completed, Master Plan of Future Land Use. I hope the information will benefit your upcoming presentation. If you have any questions regarding this document, please contact me at (313) 364-6613. Sincerely, Scott A. Richards Engineer/Director Community Development Marysville . . . a nice place to visit, a better place to live �■ VACANT WOODED ACTIVE - FARMLAND INTERMEDIATE SCHOOL _DISTRICT ... Q Q 0 0 3t: j\{<4 k:::*:l Im SINGLE FAMILY RESIDENTIAL MULTIPLE FAMILY RESIDENTIAL MOBILE HOME ~ 0 FF I C E - m COMMERCIAL - PARKS 1111 QUASI · PUBLIC - PUBLIC ffl INDUSTRIAL a RECREATION s r @ CITY HALL © 1..11111,UIT @ D[,AfllTWCNT C ( o, ◄ IIJUILIC WOtlK' SCHOOLS © ® 8 CLClll(NTART JUNIOfl HIC+t S[NIO" HIGH ~IUJI SURVEY : AUGUST IUt L.. e [ [ r .... .,_ 1000 ltoO •illcon · l••on a ouoclotu Inc . community plonnln9 consultants I EX I ST I N G LA N D U S E CITY OF MARYSVILLE MICHIGAN I ~ �TABLE 11 VACANT LAND BY ZONING CATEGORY I I ZONING CATEGORY I ACRES OF VACANT I.AND Single-Family 1,075 Multiple-Family 97 Industrial 284 Business 99 Single-Family: The majority of the vacant land within the City is zoned for single-family use. Of this at least 50 acres can be accounted for as land that will probably never be developed. Specifically, these are the areas where property owners have obtained an extra lot, creating a parcel which is twice as deep as a typical lot. At least 275 acres of the land will be difficult to develop because it is comprised of a number of long, narrow parcels all under individual ownership. There are approximately 110 acres of land zoned for single-family use that may contain wetlands according to Department of Natural Resources maps. The table included below, summarizes the land use area figures for vacant land zoned for single family use. l l l l. In sum, of the 1,075 vacant acres zoned for singlefamily use, there are only · 640 acres that could be considered available for development. Of this, the majority of the land is either platted or has been divided into parcels that are difficult to assemble for use. There are only about 200 acres of vacant land that could be readily developed in a manner consistent with current subdivision practices for single family use. TABLE 12 VACANT LAND ZONED SINGLE-FAMILY I PARCEL CATEGORIES I ACRES Vacant land zoned single family 1,075 Land used for •double-deep• lots (50) Long narrow lots (275) Areas that may contain wetlands (110) Platted and otherwise divided areas (440) Vacant land that is easily platted I 200 acres Source: 1989 Land use inventory, Vilican-Leman & Associates. Multiple-Family: There are 97 acres of vacant land available for multiple-family use. Of this, 11 acres are land-locked and will be difficult to develop for multiple-family use. Furthermore, approximately 20 acres may contain wetlands leaving only about 66 acres of land. According to the demographic studies, there appears to be a good market for multiple-family housing. 18 �KJ• I Al.. l. . ·. TO•• IN I ft . ► 1----7~-~~· ~ s r C l 4 I ~ ~ I I,, E: ~ ---~ .......... ~~ . - .. 0 :, z .. ► 0 0 ~00 -000 willco11 · lemon 5 ouocioln Inc. c.ammu ■ ity plon11in1,1 con,u 1101111 I . t100 0 POTENTIAL WETLAND AREAS I CITY OF MARYSVILLE MICHIGAN ► ► u - I �IIndustrial: Of the 284 acres that are zoned for industrial use, only a portion can be truly counted as available for potential use. Approximately 30 acres of industrial land are currently under development as a mixed-use project including a marina and multiple-family housing. In addition, approximately 97 acres could potentially contain wetlands according to maps prepared by the Michigan Department of Natural Resources. It should be noted that wetland area figures are based on measurements from small scale maps and thus are approximations. In sum, there are only 157 acres of land that are zoned for industrial use on which development could be expected. Of this, there are a handful of large parcels but approximately 30 percent are less than ten acres. Small parcels, especially those less than one acre in area, have a limited market potential. If industrial growth is desired, large, contiguous parcels should be devoted to such use. The land should be located within the south and southwest area of the City to avoid land use conflicts and provide direct access to major roads. Business: There are approximately 99 acres of vacant land in the City that are zoned for business use. The largest parcel, containing 16 acres of land, may be developed for multiple family housing. A site plan has already been approved. The next largest area contains 14 acres but may contain wetlands. Accounting for these two factors, there are approximately 66 acres of land available for business use. STREET RIGHTS-OF-WAY Preliminary to updating the Master Plan, a study of vacant street rights-of-way in the City was undertaken. Its purpose was to provide an understanding of the existing situation so that any proposals which may be made to the City for vacating streets can be more adequately evaluated. I l l An inventory was conducted which located vacated streets, undeveloped streets and streets used for other purposes. There are two categories of streets used for other purposes. The first category includes rights-of-way used for drains. St. Clair Boulevard and Second Street fall into this category. The second includes streets used for recreation or open space. The streets used in this manner include Carolina and Minnesota between 19th and 14th Streets, 7th Street between New Hampshire and Colorado, and 10th Street between New York and Gratiot. This information is recorded on the Right-of-Way Inventory map which appears on the following page. In conjunction with the right-of-way inventory, preliminary plans for vacating excess rights-of-way were evaluated. Three basic premises served as the foundation for the study. 1. Streets cannot be vacated if doing so would deny access to a property. 2. The resulting street layout must be harmonious with existing land uses. 3. The resulting street layout must be tailored to the needs of the future land uses. 19 �., I T . C LA I R al MIALL T OWtlS H lr T OWNIMIP I ." • ~ 0 ► • . ., C ..' a • 0 . ► s r UNIMPRO\l£D STR _ E ETS C ( ::::::=:'§:@,:~ STREETS USED AS DRAINS WVVYW' STREETS USED AS RECREATION OR OPEN SPACE -4 I It .. 0 ' v i llc•n · lem•• a anoc lot•• Inc. comau ■ IIY plann lnQ conaulla111, I STREET RIGHT - OF -WAY INVENTORY CITY OF MARYSVILLE MICHIGAN �. ; 1 l .] ; 0 1 ; I I I To assure that access to all properties was maintained, the ownership of each parcel within the study area was obtained and mapped. The Existing Land Use Map dated August of 1989 was used to coordinate street layouts with adjacent areas. The current Master Plan dated November 1967 was used when considering the street relation to Mure land uses. The study involved the area west of the St. Clair drain. This portion of the City, though platted, has many acres of vacant land. Roads are unimproved at the present time and the plats were laid out in a "grid-iron" pattern of streets. This type of street layout should be discouraged for several reasons. First, by comparison with the "curvilinear· system, more land than necessary is devoted to streets. This results in increased surface water runoff, creating a need for higher capacity storm water sewers. The streets also occupy land that could be better utilized for open space or for construction; i.e., used by the public or developed and placed on the tax rolls. ",i [ f I l l l l I In addition, the grid system creates a pattern which is contrary to safe traffic movement. There are inherently more intersections. These serve as nodes of activity which increase the likelihood of accidents. In addition, the grid system permits each street to be a through street, which can result in higher speeds than anticipated on minor streets. Also, aesthetics resulting from the grid system are generally less pleasing when compared to the aesthetics created by the view along curving streets. Within that portion of the City west of the St. Clair Drain, three existing, platted subdivisions can be separated for study. These are referred to as Subdivisions C, D and E. For the purpose of arriving at a plan to vacate streets within these three subdivisions, each presents unique situations and for this reason, each one is addressed individually. Subdivision E This subdivision lies between 5th Street and Ravenswood. Of the three, this area offers some of the broadest potential for various residential layouts. A number of the rights-ofway could be vacated immediately without denying access to property. However, to do so prematurely could disrupt the possibility of curvilinear or other better street layouts which could result from property consolidation. Given this situation, the best course of action would be to evaluate requests to vacate roads according to a thoroughfare plan. The map which is titled, "A Guide for Potential Street Layout" is included on the following page. This map served as a guide, for the Development of the Thoroughfare Plan. [ Subdivision D l I Subdivision D is located between Huron and 5th Street. This area is master planned for single family residential use and will likely remain as such. Of the rights-of-way in this area, very few could be vacated at the present without denying access to individual property. The problem is compounded by the fact that many of the parcels, which have homes ~onstructed on them, are two lots deep. For example, Montana is an improved street with homes on every lot, many of which front on Montana and back-lot on to l 20 I �,a 1 ., ; j ' f _J RAVENSWOOD w '1 z I ' 0 en > ,, a f CD :::> r ·, .j . ' Cf) ~ I -- f :::> 0 ><r [ _J f- w w ON0!>3S • ; f a:: f- ·:.: en f ., _J r z w l l .., l . I L L l. f. . f0 ~ IIOlll]dns- a.. <r '2 0 "' 0 > ~ 0 0 z I'"' w w z .,, z z z .... 0 Cl w a:: C I ._<r • I j a:: 0 ..."' a:: 0 a: z ell u "' ~ ~ "'u_, ► .,, w ... w I~ "'_, !: a:: I:> ..,0 0 u.. 0 ..,Ill w z 0 ::> ; (!) : - ·HJ.•- ... !I!- 5 I : I I I I I t I I I I I 'I' .• 7 r - I I l I HJ.~I �-~ • -- - ~ --- ---- ....-- r---- ~ ----- ----- ,__.._ ----- ----- • -----. •• .., ·I•, ~.;.,_,_ ,.;.__t '- __...~.._ 411,. •-- ----- ---, --. -.!_.\__ .._ - ,. ..1-. .•h ~ ..- - . ~ - _..., •• ._•.,_. _ _..._ ..,._.,_.,.· -- - RANGE I[ [ 7I . . . , N J[ N[VADA J_:=: \~IL___ _ I{ _JI _J/ flL I ST 11 .... • CAROLINA ;~~::.:·~;~:~:;: ; :·:,:.:.: I "' '""' CLAIR III I 71 I[ MONTANA II .... .. I I l [ GEORGIA -II I GUIDE FOR A POTENTIAL STREET LAYOUT : SUBDIVISION D CITY OF MARYSVILLE, MICHIGAN ..,.4,,, --, ~~..._ ... �Nevada. While it could be conceived as a long term goal to vacate Nevada, to do so at present would deny access to some properties. On the other hand, to develop Nevada would create double frontage situations in which two streets border each lot. .I l I l r r r I I l I I I l l. I l A long range street plan has been created to optimize the situation as ownership patterns change. The plan, included on the following page is based on vacating Oregon, Nevada, and Tennessee between Huron and 5th Street. The new road layout would utilize the large vacant areas between Oregon and Nevada and provide a loop system to Montana via 5th. Subdivision c Subdivision C is bounded by Gratiot Avenue to the north, 18th Street to the south, Range Road to the west and the St. Clair drain to the east. A large number of the rights-of-way could be vacated without denying access to individual properties. However, no firm plan for the area is provided in this section because Mure land use designations may vary and will have a strong impact on road layout. For example, industrial use of the property would require a substantially different layout than would residential use. In addition, the relationship between uses will further affect the street layout. Therefore, while a number of alternatives were studied, the Thoroughfare Plan which was created subsequent to land use decisions, portrays a planned layout for this area. SIDEWALK STUDY The City of Marysville currently has an ongoing program for the repair of existing sidewalks. However, in addition to the repair of existing walks, the construction of new walks is also needed. Because there is a limited amount of funds available for sidewalk improvements, it was impossible to immediately accomplish every improvement. Therefore, the purpose of this study is to provide a prioritized list of improvements to the sidewalk system in the City of Marysville. The various improvements to the system can be generalized into three categories. 1. The repair of sidewalks that are in poor condition. 2. The completion of missing links in the network. 3. The construction of new sidewalks which are additions to the system. A study was conducted as an element of the master plan with three primary intentions: 1. To identify sidewalks that are in need of replacement to provide the City with a list to consult so that yearly repairs can continue in an orderly manner. 2. To identify and prioritize areas that require new walks so that a program could be initiated for their installation. 3. To create a map of a future sidewalk network as a component of the master plan. 21 �Items 1 and 2 above are generally capital improvement items that can be handled administratively. The third is the primary focus of this section in that it has a direct relation to the planning of future land use. As new development occurs, property owners will be expected to comply with the installation of new sidewalks in accordance with the plan included within this section. In other areas, it will be the long range objective of the City to create a unified network through direct involvement. The map titled, "Sidewalk Plan" is included on the following page illustrating the future sidewalk system for the City. Additional detail is provided within the sidewalk study that is not included within the Master Plan document. l I I I I I [ ·;' ! I I I I { ( 22 �TOWNSNIP _J l .., J 0 .. z . ." 0 EXISTING ••••••••••• * s r SIDEWALK PROPOSED C l SIDEWALK 4 I If GENERATOR PEDESTRIAN .,,. ... 0 z • •1 ... - ,..:::~;•"" I I I 0 • v, lean • lem an 8 GI aoclaltl I comm1111lt ' ,, ••• ,..........::; Is IDEWALK CITY OF MARYSVILLE PLAN MICHIGAN �RESIDENTIAL AREAS I { The residential areas component consists of tour distinct elements; Visual Impressions, Preliminary Areas Plan, Neighborhood Unit Plan and Goals, Objectives and Policies. The first three sections, summarize the background information that was obtained specifically for this component and served as a basis for the setting of Goals, Objectives and Policies. Of course, other background studies that have been completed as part of the planning process, (Existing Land Use Analysis, Wetlands Inventory, Sidewalk Study and Demographic Analysis} have played a role in the development of this section. VISUAL IMPRESSIONS OF RESIDENTIAL AREAS r [ r r l In January, 1991 a windshield survey of existing residential areas was undertaken to record general impressions from a planning perspective. The impressions were recorded in map form and a reduced version of the map is included on the following page. This map was influential in the determination and designation of areas to be protected, as shown on the Preliminary Residential Areas Plan and the Neighborhood Unit Plan. Specific attention was given to the identification of strengths and weaknesses so that actions can be taken to improve the City's existing and Mure neighborhoods. The following comments, (including letters and numbers) correspond to the Visual Impression map. A. ( ( I [ { { l l. l B. RIVERFRONT MULTIPLE FAMILY AREA: Buildings generally display careful attention to the selection of materials. Entrance drives could be better defined with curbing and landscape features. Generous open spaces are supplied in some areas but more and better landscaping could greatly improve the developments. Interconnecting multiple family drives should be encouraged for better movement of public safety vehicles. Many of the usable outdoor space is cramped, providing little separation between buildings or streets. 1. Use of expensive but inappropriate landscaping. 2. Industrial use is out of place. 3. Wide vacant area shows strong potential for large development. Area backs up to industrial, but riverfront views could make a marketable residential project. 4. Intricacy of facades helps to alleviate a row house appearance. CASTLEWOOD SUBDIVISION: A newer subdivision with large homes, displaying a considerable variety of styles. Front setbacks vary due to generous lot depths and curvelinear roads. Side setbacks appear appropriate in this instance. Rightsof-way are fully developed adding to the visual quality and integrity of the neighborhood. 23 �r C. ·l strong neighborhood integrity. Washington elementary is the nucleus of the neighborhood, providing generous open space and a sense of community. There is an excellent variety of housing types and sizes largely due to the subdivision being developed over a long time period. However, because of this, the provision of curb, gutter and sidewalks is sporadic and inconsistent. Street lighting with decorative poles and lamps would provide a consistent theme throughout the neighborhood, improve safety for pedestrians and vehicles and serve as a deterrent to crime. Tree cover is very dense in some areas and in others, tree planting is evident. I I r r .r r WASHINGTON NEIGHBORHOOD: This is a thoroughly developed area with a D. [ ( 1. Confusing intersection, adjustment of road alignment should be considered. 2. Logical edge of business uses. 3. Michigan Bell utility building intrudes into neighborhood. Better screening could alleviate the problem. 4. Stub street should be eliminated and curbing reshaped. MONTANA STREET RESIDENTIAL AREA: Houses are well maintained and show a variety of building plans. Pedestrian lighting is not a priority because spill-over house lighting appears to light front yards and sidewalks adequately. 1. The south end of Montana ends in a cul-de-sac. This road has recently been extended and new homes constructed. Vegetation existed that was dense enough to block the view of Huron. Appropriately, the screening has been preserved through the construction of a landscaped berm. 2. The north end of Montana should eventually be tied into a road network. [ [ E. GEORGIA: There is a lack of landscaping or street tree plantings. Homes are constructed mostly of gray or white brick and thus the area appears ·washed out. " The crux of the problem is that the right-of-way is much wider than necessary. Combined with a modest house size and absence of landscaping, there is no sense of closure. The area could be greatly improved by the planting of large deciduous trees and the use of appropriate lighting. In addition, narrowing the right-of-way should be considered. This would provide homeowners the flexibility to expand their homes toward the road and to provide more landscaping. Easements for maintaining the existing sidewalks would probably be needed. F. .CAROLINA: This street, just one block east of Georgia, is modest with a very pleasant appearance. A high degree of home maintenance, impressive tree cover and well developed right-of-way suggest that this is a stable neighborhood. There is a considerable amount of front yard lighting provided by the home owners, but there is a lack of continuity. Dual function street and pedestrian lighting should be considered utilizing decorative poles and lamps. ( [ [. [ [ L. l 24 �r r I G. lighting is provided. There are no curbs or gutters but ditches are provided for drainage. The homes vary in setback largely because the lots are deeper than the norm. This area benefits from the open space created by vacant lots fronting on 7th street, which is not developed. The development of 7th street in the future could be controversial and the City should come to a consensus regarding the future of the street. H. GRATIOT ROAD FRONTAGE: Homes have generous front setbacks and thus, the impact of heavy vehicular traffic is somewhat reduced by the increased distance from the roadway. Furthermore, homeowners have the option of orienting living areas toward the rear yards because of unusually deep lots. The marginal access drive functions well and decreases the risk of accidents significantly. Howevel'.', the median should be bermed and landscaped to provide a visual buffer from commercial uses and heavy traffic along Gratiot. Such a treatment would also reduce noise levelis for the homes. I. NEW HAMPSHIRE RESIDENTIAL AREA: Because 7th Street has not been developed, this area is relatively isolated. There is excellent tree cover and the homes are of a modest size and are well maintained. The slight curve in the road adds character by disrupting the view toward Gratiot. Similar to the Colorado Street neighborhood, the future use of 7th Street will have an impact on the character of this area. J. NEW YORK STREET RESIDENTIAL: This area, though small, is worth preserving. The homes are well maintained and their generous setbacks help to buffer them from nearby commercial uses. Current commercial zoning in the area could result in commercial intrusion and a zoning change should be considered. K. PRESIDENTIAL ESTATES: There are at least three phases of development that are readily apparent by the variety of home styles that exist in this neighborhood, but throughout, there is a continuity of right-of-way development. This is a very nice neighborhood. [ r ( { ( ( ( ( COLORADO STREET RESIDENTIAL AREA: Wrthin this area, functional street [ r 1. Cul-de-sac is wide and open. The addition of a landscaped island should be considered. 2. Street tree plantings are of a small caliper. A starting size of at least 2\ inches should be used in the future. 3. Area under construction: Very large homes and curvelinear road structure. (. (_ [ [ [ L. ST. CLAIR AND CAROLINA RESIDENTIAL POCKETS: Connection to other neighborhoods would be desirable to provide alternative means of access and more of a neighborhood character. 25 �M. CONNECTJCUT RESIDENTIAL STRIP: This is an older residential area. The rightof-way is partially developed containing adequate curb and gutter, mature trees and functional street lighting. However, the provision of sidewalks and decorative street and pedestrian lighting is desirable. N. ST. JAMES RESIDENTIAL POCKET: St. James is a very isolated pocket of homes. The proximity to areas planned for industry outside of the City could cause problems in the area. The area is contained on the south and west by drains and thus, future connection to other residential areas is unlikely. There are no curbs or gutters provided but there are drainage ditches. Street lighting is adequate. o. NORTH RIVERFRONT HOMES: There has been a considerable amount of new construction in this area; much of it is extensive reconstruction to older cottages. Although many of the homes are very attractive, there is very little street yard space and thus, a cluttered appearance is created. Marginal access drives in this area should be considered. Not only would it lessen the likelihood of accidents, but it could provide a buffer for the riverfront homes. Space for such a project could be obtained by adjusting the existing median and slightly narrowing the driving lanes. P. MORTON SUBDIVISION: This is the oldest developed neighborhood within the City. Some areas could be better maintained but it is still a desirable area. In-fill developed is evident. The rights-of-ways have minimal development, there are no curbs, gutters or drains in some instances. In some areas, the lawns slope toward the homes, thus increasing the likelihood of flooding. There is no pedestrian lighting and very little street lighting. Sidewalks are not continuous. .I I [ f r l ( ( I ( 1. Park provides ample recreation opportunities and is a positive feature of the neighborhood. ( 2. The most recently developed portion of the neighborhood has a distinct character. It generally contains new and attractive though modest homes. The width of the roads appears to be in scale with the homes and their setbacks. However, it would have been desirable if above ground utilities had been buried. The subdivision regulations may need to be revised to assure that this occurs for all future developments. A lack of variation in building setbacks and orientation are largely due to grid road layout and redundant building footprints. 3. Potential recreation or development area. ( l [ ( { ( l a. SOUTH RIVERFRONT HOMES: The riverfront contains a wide mix of housing styles and sizes. North of the park, there is a strong single-family integrity. There are two homes of historic architectural character with potential for these homes for use as bed and breakfast inns. 26 �R. VICTORIAN WOODS: This is a newly developed residential area with large homes and many fine details. Pedestrian lighting is provided and mountable curbs are utilized. The curbing functions well in this instance but the pavement is wider than necessary. Entrance signs and plantings help to create a neighborhood identity. However, there are no stub streets and thus the area will always be an island, lacking the connectedness of a neighborhood. s. VIRGINIA WOODS: This is an older residential area with a good neighborhood identity. Homes are well maintained and curb, gutter and road widths are appropriate. The setbacks work well with the bulk and density of the homes and the street tree plantings help to fill the mass of the right-of-way. 1. Upkeep of dwellings is marginal and this may be due to their proximity to adjacent businesses. On the other hand, if these are rental units, a lack of pride in the home may be of equal significance. 2. Home owners have installed fencing to screen businesses but appropriate screening is and has been the responsibility of the businesses. In the ~ure, the screening provisions of the Zoning Ordinance should be utilized. 3. Non-distinct entrance. Signage and landscaping would help to create a neighborhood identity. 4. Homes were very recently built. These are some of the largest in the City and introduce a variety of styles. PRELIMINARY RESIDENTIAL AREAS PLAN ( l l l The Future Land Use Map establishes the spatial land use goals of the City and its creation and adoption is the final step in the planning process. However, the creation of such a map requires a great amount of study and input regarding each land use represented. The Preliminary Residential Areas Plan is a working model of one component of the Future Land Use Map, based on available information. One trait, indicative of the planning process is constant re-evaluation. Therefore, the Preliminary Residential Areas Plan will be re-evaluated before the Future Land Use Map is created. The Preliminary Residential Areas Plan, on the following page, provides a land use layout for three basic categories; single family residential, multiple family residential and mobile homes. The layout is designed to mesh with the Preliminary Industrial Areas Plan, which has already been discussed, while working toward the Goals, Objectives and Policies for residential areas. [ (. l 27 �., IT CLA t • TO•IISNi, .. . -. ., .. ~ z • 0 I l. ~ . C 0 -___.il.-.-..,_ e POTENTIAL STREET ClOSURES * POTENTIAL LANDSCAPE FOCAL POINT ♦ HISTORIC HOMES \ s ,. C ( 4 I ,t * .., z 0 ·,# ~ --------.:"·,,,·",-,.,.,.,,,,. --- ' ~ ~ ~ H <U, l .. •tt• wiltcan · lemon a auac:latu Inc . cam1111111ity plannln9 cansullanta RESIDENTIAL AREAS ------- 0 ... �- ~ IT . Cl.Al • T O•N S ■ I _. . .• % 0 ...... ·.·.·.""";· •• • • • • • • • , ...... r-. -....... ~..... r}?t===:=:~~ti fJ. .. ...... ...... .... ... . .. ..... .... ..... ......... .... ·········· .... .. ........... ......... ... ... . .... .. . . ...... . .. ... ·=:::::::::-:-. l': : +,=::::,+J SINGLE FAMILY ~:::::::::::::3 MULTIPLE FAMILY MOBILE HOME s r C ( WETLANDS 4 I~ COMMUNITY FACIUTIES 0 ~00 ~ ,ooo __,. ,.., ,soc, ;; 5 wi l ican · l ema n 8 assoc ia t es ,n c . c ommun i ty plonn i n9 c on s ull ants AREAS PLAN �NEIGHBORHOOD UNIT PLAN The Neighborhood Unit Plan establishes areas that should remain free from intrusion from non-residential uses. Furthermore, it is the basis for determination of future capacities within the City. The first step in the process is a count of existing dwellings. Utilizing the existing Land Use Map provided earlier in this document in conjunction with recent aerial photographs, field analysis and tax assessor information, it was possible to arrive at a breakdown of the current number of dwelling units within the City for each neighborhood unit. The following table summarizes this information. It should be noted that the number of existing dwelling units does not equal that shown by the 1990 Census. This is because the count taken for this study was done after the census count was taken and additional residential construction had since taken place. TABLE 13 EXISTING DWELLINGS NEIGHBORHOOD UNIT DWEWNG TYPE A B t D E F G H I J TOTAL 71 0 no 0 319 453 389 91 21 21 2,135 Multiple Family 252 483 32 132 0 0 120 0 0 0 1,019 Mobile Home 148 0 0 0 0 0 0 232 0 0 380 Single Family I ( l TOTAL I 471 I 483 I I I I I I I I I 802 132 319 453 509 323 21 21 3,534 I The next step in the process was to estimate the number of dwelling units that could be constructed. To do this, it was necessary to rely on a number of different sources for information as well as to make several basic assumptions. To arrive at an estimate of the amount of vacant land available, the Existing Land Use map was utilized to identify vacant parcels of land. This was verified with aerial photographs and field surveys to assure that the figure excluded land that was recently developed. Once all parcels were identified, it was necessary to eliminate land that is within large wetland areas as determined by the Potential Wetlands Areas map provided earlier. Each vacant, buildable, parcel was then categorized as single family, multiple family and mobile home so that appropriate densities could be applied. For areas designated by the Preliminary Residential Areas Plan for use as multiple family dwellings, a density of ten dwelling units per acre was utilized, corresponding to the least dense of the two current multiple family zoning districts. For single family areas, a density of 3.65 dwelling units per acre was used. This figure was derived by averaging two existing single family residential zoning districts and one new district. The establishment of a new single family zoning district with a lot size of about 12,000 square feet has been identified as an objective. The following table summarizes the essential figures. 28 �TABLE 14 POTENTIAL DWELLINGS NEIGHBORHOOD UNIT DWELLING TYPE A B C D E F G H I J TOTAL Single Family 19 0 101 0 242 785 90 774 59 0 2,070 Multiple Family 72 194 103 141 0 0 184 0 206 0 900 91 194 185 141 242 785 274 774 265 0 2,951 TOTAL Combining the figures for the current number of dwelling units with the potential number of dwelling units, an idea of the total number of dwelling units at capacity can be derived. Arriving at this number is essential in the planning process to obtain a clear understanding of the impact that different density options can have on the community. Furthermore, it provides some very useful information. Using an estimate of 2.7 persons per household, applied to the projected number of dwelling units, it is possible to forecast the City's ultimate population. The projected population in the City is 17,968 people. Of course, slight variations in the persons per household estimate can have a significant impact on the future population. Still, some estimate is very helpful. Using the projected population of each neighborhood unit, it is possible to plan adequately for the future infrastructure needs as well as spatial needs for recreation and school sites. In addition, the figures can provide a basis for current and future market determinations and may be useful to parties considering the locating of a business in Marysville. The table below gives a detailed breakdown of the projected number of dwelling units, per neighborhood unit, at full capacity. TABLE 15 NUMBER OF DWELLINGS AT FULL CAPACl1Y DWEWNG TYPE I ( l I. NEIGHBORHOOD UNIT A B C D E F G H I J TOTAL Single Family 90 0 871 0 561 1,238 479 865 80 21 3,715 Multiple Family 324 848 135 273 0 0 304 0 206 0 2.«o Mobile Home 148 0 0 0 0 0 0 232 0 0 636 562 848 987 273 561 1,238 782 1,097 286 21 6,655 1,517 2,290 2,665 738 1,515 3,344 2,112 2,962 772 53 17,968 TOTAL POPULATION The map provided on the following page, establishes the neighborhood unit boundaries and displays in brief, the information provided in the tables. The map does not show projected land needs for schools and parks as these will be shown on a Community Facilities plan. 29 �• I T. CL AI ■ TOWNSNlf' 7 1L. \ ! /_' _ __, \:=-· .)=!---:E==::=l : t='~.--=~---,~:===-- ~ 't--T---~---------___,,- -" -----~ ~==::::;:::;:~ =-. ... - r - - ·· c) ~ 17,9611 O SOO .. 1000 1,oa ,_, v i l icon · leiaan 8 01soc iolu inc . commun i ty plannln9 con1ullon11 s ,. NEIGHBORHOOD UNIT C ( total dwelllng units total population 4 I ft 21 ~ �Regarding schools, several observations can be made relative to the neighborhood unit plan. Currently, it appears that there is sufficient land at the senior high school and junior high school complex to accommodate future growth. However, the future demand for elementary schools may warrant additional land requirements. There are currently 3,534 dwelling units within the City and two elementary schools. One additional elementary school exists but is currently not in use as a school. There are currently a total of 1,040 students in the two active elementary schools. This relates to a ratio of 0.3 elementary students per dwelling unit. Based on the estimated future potential of 6,674 dwelling units at capacity, a total of 2,002 elementary students could be expected. The average number of students per elementary site is 520. Based on this there could be a need for two additional elementary schools at capacity. As there is currently one school that is not functioning, it appears that it would be wise to maintain ownership of this site as a land banking measure. Thus, there will be a need for one additional elementary school site. Neighborhood unit F, shown on the Neighborhood Unit Plan, is largely vacant and displays the greatest potential for future population growth. This would be a logical location for a future school site and there are several vacant parcels that could accommodate an elementary school within . this neighborhood unit. Land banking another school site would be prudent to assure that land can be acquired while demand is low and thus values are relatively depressed. Furthermore, the eventual provision of an elementary school site in neighborhood unit F could greatly assist in meeting the needs for recreation and open space, would furnish a needed facility within walking distance of a large number of dwelling units and would help to reduce the number of dwelling units within the neighborhood unit. The demand for park land is tied to population. It is not the intent of this component to estimate the demand for park facilities of a community wide nature. Rather, through the breakdown of the City into neighborhood units, the resulting boundaries and projected populations provide a means of estimating future demand for neighborhood parks. A neighborhood park can be described as follows: As their name would suggest, neighborhood parks cater to the needs of various neighborhoods. As such, their seNice radii are large enough to encompass an entire neighborhood; generally from one to two miles. These parks may be five acres or larger in size. Although these types of parks may offer intensive activities such as football, baseball and frisbee, organized sports activities do not generally occur because the facilities are usually not constructed to regulation standards. Based on this description, a neighborhood park of at least five acres should be provided within neighborhood unit F. This facility could serve neighborhood units E, F and G. Other neighborhood units appear to be either adequately served or are too small to require a full sized neighborhood park. The City's recreation plan and the community facilities map provide a more thorough outlook of needs. 30 �: r·· ;J r GOALS, OBJECTIVES AND POLICIES I > l 1 ( GOAL: To maintain the quality of life for current and future Marysville residents by protecting the property value of their homes, assuring their safety and providing an environment that increases their general well being. OBJECTIVE: To continually work to improve safety, value, and desirability of existing neighborhoods. i .; I ' { POLICY: To provide sidewalks where recommended by the Sidewalk Study component of this plan. POLICY: To provide decorative street lighting throughout the Washington and Morton subdivisions. POLICY: To preserve valuable open spaces. f POLICY: l To promote the use of entrance details such as signs, lighting and landscaping in all existing neighborhoods. POLICY: To diligently enforce City codes. l 1 -i 1 OBJECTIVE: I ' To assure that new residential areas are developed that will meet the short and long term needs of City residents. l POLICY: To promote the construction of housing that appeals to a wide range of tastes and meets the needs of all City residents. r POLICY: To create flexible standards that aJlow developers to be creative and thus provide housing that appeals to changing markets. POLICY: To create a cluster housing provision in the Zoning Ordinance. POLICY: To create an open space platting provision in the Zoning Ordinance and subdivision regulations . POLICY: To create one additional single-family residential district that relates to new development trends toward larger homes and lot sizes. POLICY: To assure that new development is built to high standards to protect the health, safety and welfare of current and future residents. .·, ; ~ ! l l I l f \ 31 �I f I I \ i ' I POLICY: To provide for the division of land via the Condominium Act that places no greater and no fewer restrictions than those imposed through the Plat Act. POLICY: To provide for the division of land via the Condominium Act in the Zoning Ordinance and Subdivision Regulations. POLICY: To integrate new housing into natural features without disruption wherever practical. POLICY: To assure that multiple family areas are provided reasonable outdoor living space through the use of adequate setback and open space requirements. POLICY: To assure single family areas are protected by providing adequate setback requirements for multiple family developments. POLICY: To provide adequate standards for local streets based on the following guidelines: I I 1 l 1 l a. New road paving should utilize the City standard for mountable curbing to define a road edge and direct the flow of run-off. b. Pavement widths for local streets should provide enough space to accommodate on-street parking on one side. c. Streets should be designed so that water drains off of the road surface. I l OBJECTIVE: I l [_ l l l To assure that different land uses relate well to one another. POLICY: Where practical and in keeping with other Goals, Objectives and Policies of this plan, land use intensities should mesh. POLICY: Additional measures should be instituted to assure that nearby nonresidential land uses do not negatively impact residential areas. POLICY: Recognize the need and existence of some forms of home occupation and to regulate them in a manner that is fair, but protects the quality of life and property values of adjacent home owners. 32 �' ( I COMMERCIAL AND OFFICE AREAS I COMMERCIAL AREAS The heart of Marysville's existing business uses are along the Gratiot corridor. Nonresidential uses are well established from 1-94 to Busha; the majority being retail and service oriented businesses. Because Gratiot Boulevard is a direct route to 1-94 and Port Huron, the nature of the businesses along the corridor cater to the needs of both residents and non-residents. Uses such as print shops, barber shops, movie theaters, food stores and sit down restaurants situated along Gratiot meet the needs of City residents while, fast food, convenience stores and gas stations use high visibility to lure in passing vehicles. A map included on the following page illustrates and categorizes the business land uses existing in the City as of March, 1991. It appears that the number of businesses in direct competition along the Boulevard could not be supported by Marysville residents alone. Several important concepts arise from this simple observation. First, there is a demand created by Marysville residents for certain goods and services and second, there is the factor of demand added by nonresidents passing through the City. The demand created by Marysville residents can be best quantified as a product of population and disposable income. The demand created by non-residents can be best quantified as some proportion of traffic counts along Gratiot Boulevard. It is beyond the scope of this component to provide a determination of market demand. However, it is possible to designate certain areas for specific commercial functions in recognition of the existing forms of demand, the goals, objectives and policies of this plan and a need to establish land use compatibility. A map, titled Preliminary Commercial Areas Plan, is included in this section illustrating a plan for the spatial arrangement of commercial and office uses. l l I I In addition to the goals, objectives and policies, the map was influenced by the classification of various use types that form the basis for business districts. The first, is the Local Business category. Uses included in this category serve the convenience needs of the City's residents. To do so effectively, it is important that they be in dose proximity to residential uses and therefore, the uses allowed in these areas are limited to assure that they do not negatively impact nearby residences. The second category, Center Commercial, includes a wider range of uses that are intended to be clustered in large centers. These centers should be isolated, where practical, from single family residences because of their intensity and will cater to the convenience and comparison needs of the City's residents. The success of these areas will be tied somewhat to their ability to offer a wide range of goods and services, thus creating a symbiotic relation between uses where comparisons can be made among the quality and price of goods. 33 �-- .• 0 . . 0 & , ·- ---------COMPARISON / CONVENIENCE THOROFARE ORIENTATED LOCAL BUSINESS . = . 1 s r_ - = --~ C ( OFFICE V af) VACANT LAND AND/OR BUILDINGS r '4 I :l I/ I/ I v • ::---::::::--..;:: -- • ~ I/ WE1l.ANDS tf - --~ IC I~ ~ 1r .....,_ eillcan · Leman a auoclate, Inc. cot11111u•ilr plannln9 ca111ullan11 ■ �The third category, Corridor Commercial is intended to recognize the demand for uses that thrive on the high visibility offered along the Gratiot corridor. Unlike the Center Commercial category, these uses do not depend on a symbiotic relationship to their neighbors; they are an end destination unto themselves or a "spur of the moment stop." Because these uses tend to have a high rate of customer turn-over, it is necessary that they be located only along a high capacity roadway, such as Gratiot. OFFICE AREAS Various medical, financial and other office uses exist within the City. By nature, offices generally are a less intensive use than commercial uses; they usually do not require large loading areas and their customer turn-over is relatively low. Therefore, they are often used as valuable transitions from high intensity to low intensity areas. The type of office uses within the City, for the most part, cater to the needs of Marysville residents and thus, it is fitting to say that the market for office demand is the City, itself. Of course, some of the office uses, have a regional market. Still, a population based forecast can be performed which will roughly estimate future demand for office space. To project future needs it is first necessary to inventory the type and amount of existing office uses. Once this is done, it is possible to determine a ratio of square feet per person based on current population counts. Then by using the population forecasts as illustrated by the Neighborhood Unit Plan, in conjunction with floor area ratios, it is possible to estimate future demand for office space. The table below, summarizes the amount of office space in the City, as of March 1991 and the projected office space needs at build-out. TABLE 16 OFFICE SPACE NEEDS GROSS FLOOR AREA (square feet) OFFICE TYPE CURRENT PROJECTED (year 2000) Financial 20,700 24,000 Business Offices 44,700 52,000 Medical Office 13,500 16,000 78,884 91,460 TOTAL To derive the estimates for the current amount of floor area, a series of steps were taken. Using the land use inventory of Business Uses, each office site was listed as a financial, business, or medical office. Site areas were determined from the base map or from site plans where they were available. Gross floor areas were also taken from site plans and aerial photographs where available and floor area ratios (F.A.R.) were calculated. Using these, an estimate of gross floor area was derived for uses that occupied only a portion of a building. The gross floor areas were then totaled. 34 �ST CLAUt TOWNSHII' -- -. . X ~ z .• 0 ~:i:fi:i@ OFFICE ~ LOCAL BUSINESS ~ CENTER COMMERCIAL CORRIDOR COMMERCIAL . • soo tOOO ." eoo 0 •~-nu IIAKllu,s villcan · leman a assoclote1 Inc. community plaonln9 coosultant1 AREAS PLAN �Total office spaces as a ratio of floor space to the 1990 population was calculated. This ratio was then applied to population projections to estimate project office space needs. It should be noted that for the purposes of this study, the post office was included within the financial category because of its trip generation and floor area characteristics. Based on past demographic trends and current floor area ratios, the City of Marysville can expect at least one more financial institution by the year 2000. An expansion of business office space can also be expected as well as one or two more medical offices. A simplified macroscopic view of current trends would certainly support the need for additional office space. Demographically, we are an aging society. As people age they become more health conscious and require more medical attention. Thus, in the future, there will most likely be an increase in medical office space. Furthermore, our economy is shifting, increasing in the service and technology sectors. An increase in service oriented businesses will also cause a demand for new business office space. All of these factors suggest that additional office space will be needed in the future and thus, land area should be designated on the Master Plan for such use. GOALS, OBJECTIVES AND POLICIES The following goals, objectives and policies helped to shape the Preliminary Commercial Areas plan and consequently the Future Land Use map and will be influential in establishing zoning standards. GOAL: To create a healthy business environment with a broad range of uses to account for the needs of Marysville residents while assuring compatible land use relationships. OBJECTIVE: Create small nodes of commercial facilities that cater to the convenience needs of Marysville residents. POLICY: Create a zoning district that provides for convenience oriented uses. POLICY: Avoid the placement of these uses in scarce and valuable highvisibility areas. POLICY: Maintain a node appearance of Local Commercial uses and avoid a strip commercial appearance. POLICY: To be convenient, these uses should be near residential areas. Therefore, special attention should be given during the site plan review process to assure that Local Commercial uses have a compatible relationship to nearby residences. 35 �OBJECTIVE: Provide for the creation of a land use district to meet the convenience and comparison needs of Marysville residents. POLICY: Create a zoning district where business uses share a symbiotic relationship. POLICY: To assure that all uses are conveniently accessed and to limit the impact of a large node of commercial activity, provide for the creation of access drives to link uses and limit access point onto Major Thoroughfares. POLICY: Precludes uses such as car sales which would use land which should be developed as concentrated, comparative retail uses. OBJECTIVE: Recognizes the existence of a demand for uses dependent upon high visibility and large traffic volumes to be viable. POLICY: Create a zoning district to provide for such uses. POLICY: Carefully limit the area of this district. POLICY: Through site plan review, limit the number of drives permitted to sites. POLICY: Through site plan review, control the location of drives along Gratiot so that drives are well spaced and placed a reasonable distance from intersections. POLICY: Promote the use of shared drive arrangements where possible. POLICY: Assure that on-site circulation functions in a manner that does not promote spill-over onto adjacent thoroughfares. This may result in parking setbacks of at least 20 feet to provide stacking between the parking area and the street. In addition, drive-through uses, such as fast food restaurants, banks, and oil change facilities, should have adequate stacking space. OBJECTIVE: Assure that all new commercial uses have circulation systems that provide for the safety of their patrons. POLICY: Provide parking lot standards that assure the use of parking lot end islands to direct the flow of traffic and separate movement from parked vehicles. POLICY: Where fe -iSible, provide for pedestrian circulation within parking lots. 36 �POLICY: Limit the number of drives onto major thoroughfares. POLICY: Require the surfacing and maintenance of all parking areas. OBJECTIVE: Protect residential uses from intrusion of non-residential uses. POLICY: Situate transitional us·es, such as offices or multiple-family dwellings, between commercial and single-family neighborhoods. POLICY: Provide appropriate walls, berms or other screening devices between residential and non-residential use districts. POLICY: Assure that outdoor lighting does not shine onto residential areas. .-1 I ·l j 37 �INDUSTRIAL AREAS Industrial uses, generally, represent a positive addition to a community's tax base and promote the welfare of an area by providing an employment base. The City of Marysville currently has about 23 percent of the total developed land area in industrial use; about 14 percent of .rut land in the City. This is a sizeable increase since the 1965 land use which showed about 13 percent of the City's occupied land in industrial use. As growth occurs within the City the industrial base should be allowed to grow at a rate that will provide a proportion of industrial uses that are at least equal to the past proportions. The following table presents available data on industrial uses: TABLE 17 SUMMARY INFORMATION REGARDING INDUSTRIAL AREAS SUMMARY INFORMATION AREA (acres) Land in Industrial Use, 1965 271 Land in Industrial Use, 1990 624 Vacant Land Zoned for Industrial Use 320 M-1: Ught Industrial (37) M-2: General Industrial (283) Area with Potential Wetland Constraints 127 M-1: Ught Industrial (112) M-2: General Industrial {15) Total Area Available tor Development Sources: 193 Vilican-Leman & Associates; U.S.G.S Soll Survey Maps, Michigan Department of Natural Resources, MIRIS Wetland maps; U.S. Department of the Interior, Fisheries and Wildlife Services, National Wetland Inventory. The table above illustrates that there is a considerable amount of vacant land that is zoned for industrial purposes. However, much of this land is constrained because of wetlands. Furthermore, much of the land that is zoned for industry and not constrained by wetland is located on isolated pockets of land. These parcels are usually rather small and thus would have limited use for industrial purposes. In addition, some of the areas are situated where they do not have a strong industrial identity. If industrial growth is to continue as it has since 1965, new industrial areas will be necessary. The following Goals, Objectives and Policies are provided to give direction to the development of new areas and help improve and maintain the viability of existing industries. 38 �Goal: Promote industrial growth in the City to provide economic stability and well being, while maintaining the integrity of residential neighborhoods. Objective: Objective: To plan optimum amounts of land for industrial uses. Policy: New areas should be located so that they have quick access to highway interchanges. Policy: New areas should be placed so that they do not encourage through traffic in residential areas. Policy: Plan for large tracts of developable land to attract a wide range of industrial uses. Policy: Separate residential and industrial uses with transitional zoning or natural or man made features wherever possible. Provide an environment to promote a wide range of industrial uses. Policy: Create a new zoning district designed to attract new, high technology, low intensity industrial uses. Policy: Promote the use of industrial parks. Policy: Assure that new developments provide a high quality street system with sufficient widths and paving types to accommodate large vehicles. Policy: Assure that new development provides adequate screening. Policy: Encourage the use of landscaping in industrial areas. Policy: Provide for on-site circulation so that backing onto a street is not necessary. Policy: Provide for circulation systems that assure adequate access to emergency vehicles. Policy: Encourage the provision of various lot sizes in planned industrial developments: Policy: Attempt to cluster uses with similar needs and intensities. 39 �Policy: Create adequate standards to promote development of industrial areas. Policy: Continue to maintain a high standard of services to industrial areas. Policy: Consider the creation of a Local Development Finance Authority to provide funding mechanisms and serve as a proactive body to attract new industry. . •; ) ,, l Objective: Maintain and upgrade existing industrial areas. Policy: Provide adequate access to major thoroughfares for all industrial areas. Policy: Provide proper screening of industry in those areas where outside storage is visible from residential areas or public streets. Policy: Promote a high level of exterior maintenance and encourage landscaping for new and existing industry. Policy: As street improvements are provided, develop high quality roads, with widths that are sufficient to provide for the movement of large vehicles. Policy: Actively encourage code enforcement. 40 �&IMIALL fOwNSNII' • GENER - · -- - - . ----- - ' I • WETLANDS , l..L.L_ s r C { -4 I I? z 0 ""z ." . 0 O •OO IOIOO 1900 OCTOIUI tllO willcan • lemon a auocfaln Inc. cammu.ally plannlnc;i consullanrs PLAN �COMMUNTIY FACILffiES Community facilities and services represent the greatest expense to municipal government. It is therefore to the benefit of the taxpayer and the municipality that a well planned program for the development for such facilities and services is available to public officials involved in the decision making process. Such a program will aid in ensuring adequate facilities and reduce duplications and costs by advanced site purchases and developments. In this chapter, schools, recreation facilities, fire and police protection, local administration, libraries and utilities are examined as to their location and adequacy based on recommended standards. These recommended standards for location, site size, capacity, and accessibility for each facility have been developed by national agencies such as the National Education Association and the National Recreation Association. The standards have been modified where desirable to reflect the particular characteristics of the Marysville community. The provision and maintenance of community facilities are under the responsibility of several authorities. Schools are controlled by the Marysville Public Schools District; libraries are administered by St. Clair County; regional parks ar under the authority of the appropriate State or County agency; and utilities, such as gas and electricity, are provided by private enterprise, although there is government regulation of these quasi-public agencies. Thus, some of the community facilities serving Marysville are not within the jurisdiction of the City. Implementation of recommendations for community facilities must be accomplished through the joint effort of the various responsible agencies. Communication must be maintained between these agencies so that there is a comprehensive effort to provide services to Marysville businesses and residents. SCHOOLS The City of Marysville is served by the TABLE 1s Marysville Public Schools District. All of DESIRABLE SCHOOL STANDARDS the District's schools are located within the City. This is advantageous to the SCHOOL PUPIL SERVICE STANDARD RADIUS (miles) (acres) children living in Marysville since they are near the schools which they attend . ... Elflmenta,y 350-500 5 + 1/100 1/2 Community planning for schools is (K·S) pupils primarily concerned with the physical Intermediate 700-900 1-1/2 15 + 1/100 aspects of the school system. These (6-8) pupils include the location of schools, site High School 1,000-1,800 3 25 + 1/100 size, student capacity and service (~12) pupils areas. In order to evaluate the adequacy of schools, standards must • Adapted from standards by thfl National Education Association. be applied (see Table 18). Basically, the.se standards follow the recommendations of the National Education Association adjusted to meet local policies. 41 �TABLE 19 EXISTING PUBLIC SCHOOL FACILmES TYPE GRADES NUMBER OF CLASSROOMS PUPIL ENROLLMENT STUDENTS PER ROOM Marysville Gardens Elem. K-5 23 584 28 Washington Elem. K-5 19 460 28 Marysville Intermediate Inter. 6-8 26 513 26 Senior High 9-12 39 668 26 SCHOOL Marysville High TABLE 20 SITE AREA SUMMARY SCHOOL • a ESTIMATED CAPACITY RECOMMENDED SITE AREA CURRENT SITE.AREA DEFICIT /SURPLUS Marysville Gardens 600 11 acres 45 acres 34 acre surplus Washington 425 9 acres 22 acres 13 acres surplus Marysville Intermediate 585 21 acres 31 acres - Marysville High 820 33 acres a 2 acre defecit Interview with Superintendent of Schools, 1991. Marysville High School share the same site with Marysville Intermediate School. Marysville Gardens School: This school is located on Sixth Avenue in the western part of the City, as shown on the Community Facilities Map. The school has 584 pupils which is above the recommended pupil enrollment for an elementary school. The site size of 45 acres allows expansion, with present standards requiring only 7-1 /2 acres to meet the minimum requirements. Additional rooms are recommended for this school. The service area of Marysville Gardens School is about one-half mile for students in Marysville. Presently, current sidewalks make walking safe to school. However, the City is planning on expanding its sidewalk system. Washington School: This school is located on Washington Boulevard between Colorado, New Jersey, 15th and 16th Streets. Enrollment is 460 pupils and the school is above enrollment capacity. Additional rooms are feasible since the site size is 22 acres is more than adequate for expansion. Most Marysville students going to Washington School are within reasonable walking distance while sidewalks are provided along most streets, they should be developed on all streets to allow for safe, all-weather walking. 42 �. ' Intermediate School: The Marysville Intermediate School is located at the corner of Michigan Avenue and Huron Boulevard, on the same site as the Marysville High School. Both site size and student capacity are adequate at this time. Senior High School: The enrollment at Marysville High School is about 150 students below the estimated capacity of 820. ,,. J Parochial Schools: St. Christopher, the largest parochial school in Marysville is located at 990 Michigan Avenue. The school's enrollment is approximately 60 students grades K-5. The Seventh Day Adventist Church, the other parochial school in Marysville, has an enrollment of less than 12 students grades K-5. Specialized Program Offerings: Intermediate School District. The following are available through the St. Clair Woodland Development Center: This facility offers special education programs for students through age twenty-five. Students are only enrolled on referral from the district and a complete diagnostic evaluation. Current pupil enrollment is 195. The establishment is located at 499 South Range Road. St. Clair Technical Education Center: Located at 499 South Range Road, the Technical Education Center offers career training for high school students and adults in 53 programs of study representing over 200 occupations. Pupil enrollment throughout the school year is around 900 students. Enrollment to the school is completed through the Marysville High School counseling office. RECREATION Local Recreation Facilities Marysville has had an active recreation program for many years. As the table below indicates, there is a variety of facilities available in Marysville. The three existing elementary schools provide playground space. These schools are well placed for the majority of the population in Marysville. Consideration should be given to providing playgrounds in built-up areas that are over one-half mile from the elementary schools. Playfields are generally for the children between 13 and 18 years of age. They are best located adjacent the intermediate and senior high schools. In Marysville, there is one playfield centrally located to the City. However, additional organized active sports areas should be considered since existing facilities are heavily used. 43 �Under a written agreement, the School District supplies recreation facilities and the City provides the funds for City use of school playgrounds. This program makes available a swimming pool at the senior high school, gymnasiums and athletic fields. City facilities include a band shell for concerts at Marysville City Park, ice skating areas and softball fields. Besides these joint recreation facilities, the City provides separate recreation facilities. Two community parks are operated by the City. Marysville City Park has playground and picnic facilities. Its extensive use has prompted some discussion of enlarging the park. TABLE 21 RECREATION FACILITIES SITE AREA (acres) COMMENTS Washington School 8 Morton School 4 The City and the School District have a written agreement for the joint use of these facilities. Marysville Gardens School 8 Morton Park 10 Unnamed site {16th St. across from Washington School 3 TYPE OF RECREATION FACILITY Playground: City owned but undeveloped. Unnamed site north of Gardens School Playfield: City owned, the site contains a tot lot, tennis courts, basketball court, ball fields, picnic shelter and ice rink. 13.5 Marysville Intermediate and High Schools City owned but undeveloped. 31 Agreed use between the City and School District. Community Park: 58 Park is heavily used and includes playground equipment, picnic areas, ball diamonds, band shelter, tennis courts and fitness trail. Other: Marysville Golf Course 100 18 hole pub/le course owned and operated by the City. Boat launch & fishing area 2.5 Shore fishing, scenic lookout, boat launch. Beach Area 5.0 Available for riverfront activities Mermaid Park 0.5 Scenic turnout. - Winter ice rinks Seven rinks througout the City. 44 -- - - - - - -- - - - - -- ----- - - �Regional Facilities The following Parks are located in St. Clair County, within easy driving distance of Marysville residents: Goode/ls Park: St. Clair County provides Goodells Park (237 acres) in Wales Township, approximately ten miles from Marysville. The County proposes to develop at the Goodells Park a new fairgrounds, a picnic area, an active sports area, a juvenile play area, a medical center and an exhibition farm. Algonac State Park: This park is located in Clay Township, about 16 miles from Marysville. Only 30 acres of the park's 981 acres have been developed, the other 951 acres being used for hunting, hiking, nature studies and camping. Ultimately 700 camp sites will be provided as well as picnic areas and parking facilities. l • I Lakeport State Park: This park is located along the shore of Lake Huron, in Burtchville Township about 14 miles from Marysville. Of the park's 380 acres, 150 acres have been developed. Swimming, fishing, picnic areas and campsites are provided. • Port Huron State Game Area: This area is located along the Black River, in Clyde and Grant Townships. Its 5,840 acres are heavily wooded and small game hunting is permitted. It is proposed that this area be expanded to 10,000 acres as funds become available for acquisition. FIRE PROTECTION Fire protection is one of the main responsibilities of the municipality. The degree of protection offered has a direct effect on fire insurance rates in the community. The National Board of Fire Underwriters has provided standards for the desirable service radius of fire stations as shown in the table below. TABLE22 FIRE STATION RADIUS* TYPE OF DEVELOPMENT DISTANCE Commercial or Manufacturing 1.5 miles Closely built residential or Scattered Residential * 10-minute response Adapted from standards by the Nation Board of Fire Underwriters. 45 �There is one fire station in Marysville. It is located at 867 Huron Boulevard. Three pumpers, an ambulance, a rescue unit, and a grass fire truck are available to the fire department. Nine full time firemen and twenty volunteers man the fire station. A verbal agreement exists between all fire departments in St. Clair County to provide assistance when necessary. At the present time, all commercial and industrial property are within the 1a-minute response recommendation. If Marysville continues to expand in the number of businesses and industries, consideration for fire department expansion should be made. Residential property in the northern part of the City is becoming heavily developed; however, this area is within the 10-minute response recommendation. Further construction regarding the residential property in the northern part of the City may require another fire station in the northern area of the City. POLICE PROTECTION Police protection and law enforcement is another vital community service that municipal government must provide. It is of great importance that adequate police protection is available in a community, especially if that community has high value commercial and industrial establishments that must be patrolled. No set standards for police protection are given because of the high number of variables that affect a police department (e.g., crime rate, mileage and type of roads that must be patrolled). Manpower is best left to the determination of the Police Chief who is familiar with the needs and capabilities of the department. The location of police headquarters within a community and the number of police stations are based upon the amount of territory covered and population distribution. Since Marysville is not a large community, less than seven square miles, one station can service the entire City. With population being distributed throughout the City, a central location of the station would give maximum service radius to the department. Marysville's police department is located in the City Hall on Delaware Avenue. Their quarters are adequate, consisting of 2,600 square feet. The Police Chief, four Sargents, seven Patrolmen and two staff members work within this office. Th~ee marked patrol cars and two unmarked patrol car are attached to the department. The use of the County Jail located in Port Huron is afforded the City. The responsibility of law enforcement in Marysville is left completely to the Marysville Police Department. State police and the County Sheriff's Department enter Marysville only upon request. Presently, Marysville maintains a high level of police protection. 46 �. ' ·. j LIBRARY FACILITIES ·J . 1 Libraries have an important place in the affairs of a municipality. A library provides an informational source for everyone in the community, including private citizens, and cultural and educational organizations. Individuals use the library to enrich their leisure hours. The library study which was jointly sponsored by the St. Clair County Board of Supervisors and the City of Port Huron City Commission has been reviewed. The recommendations relative to Marysville have contributed to the development of the Marysville Public Library. Marysville residents have available a library located at 1175 Delaware Avenue. This library is based on an agreement by the City and the St. Clair County Public Library. Approximately 11,000 volumes are available. LOCAL ADMINISTRATION To effectively administer a city, adequate office space must be provided. The efficiency and effectiveness can be greatly increased with spacious surroundings providing ample office and equipment space. The standards for the location of administrative offices are general and they are arrived at by the experience gained from other communities. Of main importance in the location of administrative facilities is their accessibility to the general population. It is considered desirable to group the administrative offices into a civic center, so that all offices are within walking distance of each other. In addition, good highways to the civic center are necessary in providing quick access to these facilities. The Marysville administrative offices located in one building, the City Hall, on Delaware Avenue. The City owns various other buildings besides City Hall. The water treatment plant at 1601 River Road has two offices. It houses the equipment for water treatment. The sewage treatment plant, located at 980 Huron Boulevard, was constructed in 1974 and is adequate for present and future development. A fourth building houses the Department of Public Works. UTILITIES Utilities are an important function provided by local government and private enterprise. Water and seVtage are the responsibility of government, while the provision of electricity, gas and oil are generally the responsibility of private enterprise. Although local government does not control private utilities, they are major importance to the growth of the community. 47 �The major source of water in Marysville is the St. Clair River. The water is processed in the City treatment plant. It is distributed by a municipal water system, as shown on the Community Facilities map. While a few homes have private wells, there are no private water systems in the City. The water distribution system in the City closely parallels the population distribution. The system has not been extended to the undeveloped area of the City. Small areas within St. Clair Township are supplied with water from Marysville. The Marysville water system has a capacity of 15,000,000 gallons of water a day. Three elevated storage tanks exist in the City, two hold 50,000 gallons of water and the third, located near the end of 14th Street, holds 250,000 gallons of water. They help maintain water pressure and supply. Marysville's water system is potentially available to almost all residents in the City. However, since the system has not been extended to the vacant areas of the City, property owners in these areas must rely on individual wells until the present system is expanded. Without municipal water, large lots will have to be utilized. Water treatment facilities are adequate for present and future development with a capacity of 15,000,000 gallons a day. Sanitary Sewers Most residents in Marysville are served by municipal sewers. Less than one percent of the residents rely on septic tanks for sewage disposal. As for the water system, the sewage systems extends only to the developed areas of the City. Sewage is treated in the Marysville sewage treatment plant; it is then discharged into the St. Clair River. The capacity of the sewage plant is 8,000,000 gallons a day. Currently, the sewage treatment plant averages 3,500,000 gallons per day. The primary deficiency of the .sanitary sewers is that they also double as storm sewers. The City has undertaken a study to determine the affect of the present combined sewer operations problem. A report and recommendation to correct this situation is being explored. The sewage system is adequate for sanitary purposes at the present time and it could accommodate further development in the City. If the storm sewer system was separated from the sanitary sewers, the capacity of the sanitary system would increase. If there is to be development of vacant land in Marysville, the sanitary lines will have to be extended. Septic tanks within the City presently cause pollution of standing water. It is best to prevent further pollution by providing sewers where they are needed. 48 �Storm Sewers Drainage water is collected by different methods in Marysville. One way is through the use of open ditches, the largest of these being along St. Clair Boulevard right-of-way. This drain turns east and empties into the St. Clair River. Other open drains carry runoff water to sanitary sewers. As noted above, this method of using sanitary sewers to collect drain water creates a large burden on the sanitary sewers and sewage treatment facilities. The major problem is a lack of storm sewers. More storm sewers are needed especially in the built-up areas where water runoff is greater. All new plans must address concerns related to storm sewers and storm water runoff to prevent flooding or the creation of bodies of stagnant water which can be a health hazard. Since storm water carries no harmful organic matter, it can be discharged directly into the St. Clair River. Built-up areas are in greater need of storm services than vacant areas since pavement and rooftops prevent the water from returning of a separate storm sewer system in areas being developed should be undertaken in Marysville. Other Utilities Gas: The Southeastern Michigan Gas Company supplies gas to Marysville and surrounding areas. In Marysville, the gas company services the three largest population concentrations in the built-up residential ares. Electricity: The Detroit Edison Company's electric power plant is located at the intersection of Gratiot Boulevard and M-29. No high voltage lines come from this plant; instead all the lines are 120 KV transmission lines. Four transmission lines from this point in Marysville service Marysville and the surrounding areas, including part of the Detroit metropolitan area. Pipeline: Seven pipelines cross the St. Clair River from Canada into Marysville. They carry various forms of petroleum products. Three additional pipelines are available if additional pipelines become necessary. 49 �1111 • • • • • • • • • • • • - 7 ' : I !j i! t,:::::;:;=};::::j UNDEVELOPED CITY LAND ~ PUBLIC mm * ~ ~ 0 ~')O ~ ,ooo PUBLIC SCHOOLS COMMUNfTY WATER TOWER CITY PARK -tm1!¥::~5[1t~,~~l~ s , Ii ' C ( •i 4 I 11 I DESIGNATED PARK LAND , 1,00 I AUOU&T1"1 vilican · lemon 8 o,sociate:s community - planning inc. consultants - ---------------------~~ii i i i i -i~----~=======-- �THOROUGHFARE PLAN The Thoroughfare Plan map that is included in this section provides a hierarchy of roads designed to meet the needs of future land uses and associated vehicular movements. The plan was shaped, mainly, by four influences; the Gratiot Corridor Plan, the Street Rights-of-Way study (shown in the Background Studies portion of this document), a Street Hierarchy (based on existing and future land uses), and the Goals and Objectives established by the Planning Commission. GRATIOT CORRIDOR PLAN The Gratiot Corridor Plan is a master plan study component that was prepared separate from the Master Plan document. The corridor plan was created as a stand-alone document for two reason. First, the Corridor is of major importance to the City as both, a traffic carrier and a business area. Furthermore, it is a major entrance way into the City and is influential in setting an impression for the area. Second, the Michigan Department of Transportation has shown interest in the improvement of Gratiot. Thus, the Corridor Plan serves as a synopsis to be shown to MOOT officials which represents the City's ambitions. Many of the findings of that study have emerged in various elements of this Plan. In particular, a conceptual layout of Gratiot Boulevard was created and recommendations were provided on cross section standards for Gratiot at various points along the corridor. Furthermore, a variety of design features were considered and specific recommendations given on type, size and placement of street trees, parking lot trees, and landscaping in general. Other elements of the Corridor Plan, such as "Front Setback, Sign Control and Marginal Access Drives," have a distinct relation to Planning and Zoning. The Goals and Objectives provided at the end of the Thoroughfare Plan component of the Master Plan document have been keenly affected by the Gratiot Corridor Plan and thus, while the Gratiot Corridor Plan has been not been reproduced into this document, it should be recognized that it played an important role in the Master Plan Process and consequent Zoning Ordinance update. STREET RIGHTS-OF-WAY STUDY The Rights-Of-Way Study, summarized earlier in this document, was the second key influence on the Thoroughfare Plan . The City has many streets which were platted years ago, but have never been developed. The Planning Commission decided that when this area develops, it would be desirable for it to do so with a curvelinear road network. Furthermore, some areas , that were platted for residential lots, are planned for nonresidential uses and development of the street system as platted would not be compatible with the future uses. 50 �■ ST . CLA I R " I WIA L L T OWN S H I I" TOWN S H l 1 RANGE . z •... 0 "C ... u ., L . % .. a h1 • 0 a 0 "" % l~ - ...~" MAJOR THOROUGHFARE --- - SECONDARY THOROUGHFARE SCENIC DRIVE s , lo 0 0 PLANNED ALIGNMENT 11111111111110 ::rn MARGINAL ACCESS DRIVE z > < a: · W • C PLANNED CLOSURE C a ." 0 % o ,oa 1000 SEPTE.MBER' 1,oo 1991 vil l can · lemon a assoc i ates Inc . commun i ty plann i ng consultants .... I 0 L :; THOR Q uG H FAR E CITY OF MARYSVILLE ~ICHIGAN PLAN �The Street Rights-of-Way Study, inventories roads, providing a classification separating streets into three categories; vacated streets, undeveloped streets and streets used for other purposes. Once the inventory was completed, the next step was to create a plan for the layout of undeveloped areas and recommend changes to developed areas. Changes to developed areas include closures, connections, and looping of streets. Three undeveloped areas west of the St. Clair Drain were examined; Subdivision C, D and E. Plans for these areas, provided earlier in this document, were compiled and placed on the Thoroughfare Plan as "Planned Alignments." STREET HIERARCHY The regional streets that serve as routes to and from Marysville, are beyond the direct influence of the City. However, they do have an effect on the streets within the City. The 1-94 expressway is the main route from Marysville to the City of Detroit and its environs and serves as a means of access to 1-69. 1-69 is a direct link to the cities of Flint and Lansing. An interchange to 1-94 is located just west of Marysville on Gratiot Boulevard. This intersection attracts and generates a high number of vehicles and thus, Gratiot serves as a primary feeder road and other roads serve as arterials onto Gratiot. For planning purposes, local streets can be categorized into four distinct classifications: major thoroughfares, secondary thoroughfares, scenic drives and minor streets. The Thoroughfare Plan illustrates these divisions as outlined below. Major Thoroughfares: Major Thoroughfares are at the top of the local street hierarchy and carry the highest volume of traffic. For the City of Marysville, they generally serve as links to or are a part of the Regional network. Except for Gratiot Boulevard, the planned right-of-way width of major Thoroughfares is 120 feet. The planned right-ofway of Gratiot varies from 120 feet to 170 feet with much of the right-of-way already in existence. Secondary Thoroughfares: Secondary Thoroughfares serve as funnels, "collecting" traffic to and from minor streets. Secondary Thoroughfares can be used in large subdivisions or to connect two major Thoroughfares. The provision of a Secondary Thoroughfare can be a means of reducing traffic volumes on minor streets by providing alternate routes. The planned right-of-way for collector streets is 86 feet. Scenic Drives: At the present time, there is only one planned Scenic Drive, River Road. Scenic Drives are intended to maintain a narrow pavement width, slow speeds and support a range of uses. The planned right-of-way for scenic drives is 66 feet. 51 �/r\f'...50/Z T HO J<. OU6HfAf-e s:wa,1, rr111.,MJ>J-aJ t~ {tqr.J ~ l,u,q6 £t,.JUb 1·ti r 'flif1 {-fr(r.J THO fZO ;JG H rA R.E: ~IUIJ}/ ,M&wdor twl/:, f o prov;1G . 5W7fh CUM at Wttit infe,rsex,f /,QY\ ~wall ~ltwb {t1r-) S'ct681 (/.h11 aw.f ·- sk;1k f"E6 ~ .t -- ·,. · ✓" \ ... bb' _ l {o 'fr'. "Y" TURN AROUND CUL-DE-SAC TURN AROUND STREET CLOSURE DETAILS to frovi::Je b"i-lt5'5c.t. !),,,all ~kruts. �Minor Streets: Minor streets are, for the most part, residential streets and those serving industrial parks. They weave through subdivisions and carry traffic to a specific destination. They are not intended as through streets. Minor streets in residential areas have a planned rightof-way of 66 feet. Industrial minor streets have a wider right-of-way of 86 feet. SUMMARY In addition to the classification of streets into a hierarchy and the planning of undeveloped areas, the Thoroughfare Plan shows possible loops and rerouting. Some of these suggestions were derived from the Gratiot Corridor Plan. Others were brought out in various background studies. Aside from the street closings that result from the planning of undeveloped areas, there are a handful of street closings in other parts of the City. Along the Gratiot Corridor, a number of closings are proposed. Moving from east to west, the first closure would be New York where it intersects Gratiot. This street is proposed for closure to provide a greater separation between the existing businesses fronting on Gratiot and the existing single family homes. Furthermore, the New York/Gratiot intersection is very near the intersection of two major traffic carriers, Michigan and Gratiot. By rerouting the New York/Gratiot intersection onto the existing marginal access drive, turning movements for New York will occur from Michigan Avenue or at New Hampshire, which is a safe distance from the Michigan/Gratiot intersection. Diagrams are provided on the following page that illustrate effective means of closing streets. Two alternative turn-arounds are proposed; a "Y" and a cul-de-sac. The cul-desac could be used on streets having an 86 foot wide right-of-way. The "Y" turn-around could be used where intersections are less than 86 feet wide. An oil change facility exists at the southwest corner of St. Lawrence and Gratiot Avenue. This automotive use utilizes the existing local street for some of its circulation, and thus encroaches into the neighborhood. It is proposed that the street be closed at Gratiot and a cul-de-sac be created. The neighborhood has a multitude of access points onto Bunce, Busha and Gratiot which will provide sufficient alternative routes. In fact the elimination of some of these access points should be considered to help create a neighborhood identity, provide a greater separation of business and residential uses and help to limit cut-through traffic. Therefore, it is proposed that St. Paul and Myrtlewood Street be closed and looped, using the existing alleys as pathways to parallel minor streets within the subdivision. However, in other instances, the use of cul-de sacs may not be appropriate because of excessive lengths of dead end drive that would be created. For example, Greenwood and Maywood can be closed west of Busha Highway and cul-de-sacs can be utilized. The use of cul-de-sacs is possible because the dead-end areas are relatively short; at the most two hundred feet, which is far less than the maximum length of 600 feet as specified in the subdivision regulations. 52 �'7 >,1/ J.. H ii O / 5 -; --J -: ··,-T.j:-7. -_......,_oaJ.J ~ t I , • .. .·. :t ••• • .,t'. . \ • ,. ... 1 ...· ~ "\. :r 1 -t. ~ -~ -~ ~.!-~ (jI~ ~(\) ~ ~ ~ :a ~ ~ ~ �The majority of the northwest corner of the City, though platted, is not developed. This is one area, for which a plan was earlier developed in accordance with the Street Rightsof-Way Study. The Thoroughfare Plan is very similar to that shown earlier in this document. One significant difference is the addition of connections to the east subdivision and to 6th street. Currently, Connecticut, Central and New Hampshire serve as a convenient north-south route. Because of the large number of vehicles and lack of alternative routes, the street system receives an inordinate amount of traffic for a residential area. Therefore, additional connections to 6th through the extension of Colorado are proposed. Furthermore, the interconnection of the east and west areas will relieve some of the traffic burden from Connecticut. In considering changes to the existing TABLE 23 street network, safety is of the utmost ACCIDENTS AT IRREGULAR INTERSECTIONS concern. A number of the existing intersections in the City meet at odd NUMBER OF INTERSECTION angles. Such intersections may ACCIDENTS present difficulty in clearly viewing 18 Michigan - Huron approaching vehicles. Furthermore, such situations limit the capacity of Huron - Delaware 2 vehicles that may flow through the 20 Michigan - Busha intersections. In some cases, the volume of traffic may be so low at one New Hampshire - Sixth 0 of these intersections that a decrease 7 Huron - Range in safety is not apparent. In other Bunce - Busha 2 instances, signalization and signage are used to effectively reduce the likelihood of accidents. The table at the right provides a summary of accident information for selected intersections from 1989 to July of 1991. The highest correlation appears to be between traffic volume and accidents rather than strictly with irregularity. It should be noted that a traffic signal has recently been added to the intersection of Michigan and Busha, the highest traffic accident area. This should reduce the number of Mure accidents significantly. This leaves two irregular intersections with relatively high accident counts; Michigan - Huron and Huron - Range. Unfortunately, both intersections are heavily developed and re-routing would be difficult if not econmically impractical. Additional study by a traffic engineer could be conducted to determine if a sufficient reduction of accidents could be achieved through the use of better traffic signals and signs. 54 �FUTURE LAND USE FUTURE LAND USE MAP The Master Plan of Future Land Use map is a compilation of the preliminary maps which precede it and it directly reflects the goals of the City in regard to land use. In some instances, there are differences between the preliminary maps and the Master Plan of Future Land Use Map. These changes reflect the process in that each successive step resulted in a re-evaluation of those that came before. For example, decisions regarding commercial property which came late in the process, necessarily affected earlier decisions regarding residential areas and thus, constant re-evaluation was needed. As detailed as it may appear, the map cannot portray every facet of policy; the plan text must be used. Certainly in many instances, the plan reflects the goals and objectives stipulated. These goals and objectives will guide policies related to site planning, City improvement projects, zoning, and re-evaluation of the Master Plan of Future Land Use Map. However, it should be clear that the Master Plan of Future Land Use map is not precise. Specific boundaries of various use districts are distinguished on the Zoning Map. Over time, the plan will be questioned. This is a part of planning and should be expected and in some cases encouraged. The plan is not a rigid document. It is based on past trends and information available at the time of its conception. As key information and trends change, the plan may need to be adjusted to account for these changes. It is difficult to foresee what such changes could occur that could affect the plan but the following, however remote would affect the plan. • Demographic characteristics play a significant role in the housing forms and population trends. For example, should fertility rates increase dramatically, there would be a need for more schools and park land than accounted for by this plan. The provisions of such facilities would impact the land uses around them. • Transportation policies, controlled largely by the State and Federal governments could change. The provision of new roads or significant improvement of roads could result in land use changes along those corridors. Furthermore, although not within the near future, there may someday be an emphasis on alternative systems. • Although planning and zoning of surrounding Townships and City's have been considered in the formulation of this plan, they could change. Such changes could result in new land use pressures in the City of Marysville. • New forms of development could necessitate change. The opening of indoor regional malls over the past several decades have impacted the land uses in their immediate environs and resulted in the closing of many conventional retail centers. 55 �• The concepts above are certainly not all-inclusive and do not even begin to speculate on changes in health care needs, energy policy, improvements in technology and information transfer, changes in consumer preference or other factors. The point is that changes to the plan can be expected . .; j ' If the City develops as indicated on the Master Plan of Future Land Use Map, the amount of land in each use designation would be distributed as follows: TABLE 24 SUMMARY OF FUTURE LAND USE AREA FUTURE ~D USE CATEGORY PROPORTION OF ALL LAND USE CATEGORIES AREA (acres) PERCENT 1,804 49.7% {1,348) (37.1%} Multiple Family (392) {10.8%) Mobile Home (64) (1.8%} 187 5.2% Office {16} (0.4%) Local Business (16) Center Commercial (97) (2.7%) Co"idor Commercial (58) (1.6%) 1278· 35.2% High Tech. Industrial (170) (4.7%) Light Industrial (702) (19.3%} General Industrial (406) (11.2%} 360 9.9% Residential· Single Family Industrial Community Facilities It should be noted that the figures above, if totaled, would not equal the total City land area. This is because roads cannot be accurately accounted for in the future. Estimates could be provided of the amount of land that will be eventually used for roads, but these would be of little value at this point. Currently, there are approximately 4,320 acres of land in the City and 690 of this is used as road right-of-way. This is about 17 percent of all land area. In the future, this figure will change as new subdivisions are constructed and as roads in undeveloped platted areas are vacated. Land area of future roads was taken into account when future density and population were considered. 56 �IMPLEMENTATION The Master Plan of Future Land Use map illustrates the City's land use goals. The question is ·how do you achieve it?• First, City administrators and the Planning Commission must adhere to the specified goals, objectives and policies specified in the plan. Conformance with the City codes regarding screening and proper site plan layout can and should be monitored at the site plan review stage to assure that all new developments and improvements are suitable. The zoning ordinance and subdivision regulations are the most commonly utilized tool to dictate land use. The zoning map and text must correspond to the master plan. Also, as zoning requests are considered, their relation to the master plan map and the goals, objectives and policies of the plan must be examined. Aside from the specific land use designations, there must be coordination with the Thoroughfare Plan and Sidewalk Plan which are both included in this document. As site plans are submitted, if they are within an area for which a street closing is planned, it should then be closed to provide a proper land use relation and optimize the amount of land available for commercial uses. Furthermore, developers should be required to furnish the sidewalks which run along their property. This is not to say that the City administration cannot or should not take an active role in the improvement of Marysville. Programs to install sidewalks, lighting, landscaping and street trees can often be provided with significant cost reductions with increased uniformity when conducted by the City. Other items should also be included in the capital improvements programming process. This plan provides an image and a goal toward which the City should strive. Through clear direction and involvement of the City in conjunction with private development, the plan can come to fruition. Such change can only come over an extended period of time with consistent thought and guidance by the administration. None the less, this is the future that has been chosen and, with patience and persistence will be achieved. 57 �iT . CLAIR TOWNINlr, . ..•" . 0 • " ." 0 ~ t---r---~-tt-· . ~ Legend c:::J SINGLE FAMILY - MULTIPLE FAMILY - M081U! HOME - OFFICE - LOCAL BUSINESS - CENTER COMMERCIAL - CORRIDOR COMMERCIAL ~ Iha! pursuant to the pn:MSions al Ad 285 al the Michigan Public Ad ol 1831 , u IIITMlndeci. tt. aty ol Marya,,ille Planninl! Commlaion, having duly held a pulltic '-Ing on the Maler P1an ol Future I.And U.., herwby olllclafly ad0!>I ad Ma.llf Plan ol Future I.And UN. W. cetllly thal the fofwvolng rnolUllon duty adopted at a meeting o1 the aty al Ma,ywvlli. Planning Commiaion held on the 18th day al October. HIGH TECH. INDUSTRIAL Chairman ~ LIGHT INDUSTRIAL ~ GENERAL INDUSTRIAL - COMMUNITY FACILITIES Sec1111aty - SCHOOLS Dated_ DayolOctobefA.0 ., 1991 . ... 0 L 0 .. villcan · lemon 8 auoclales Inc . community planning cansultanll u � 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 Marysville_Master-Plan_1991 Creator An entity primarily responsible for making the resource The City of Marysville Planning Commission, City of Marysville, St. Clair County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-09 Title A name given to the resource City of Marysville Master Plan Description An account of the resource The City of Marysville Master Plan was prepared in September 1991 by The City of Marysville Planning Commission with assistance from Vilican-Leman & Associates, Inc. Duplicate of Master Plan of Future Land Use, City of Marysville, Michigan. Contributor An entity responsible for making contributions to the resource Vilican-Leman & Associates, Inc. (consultant) Subject The topic of the resource Master plan reports Marysville (Mich.) St. Clair County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8bbf483c6b38259a74799915fb477796.jpg 4c910609326a6a28b0efae21dcb8a2e6 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 Ronald Oakes collection Creator An entity primarily responsible for making the resource Oakes, Ronald Description An account of the resource Collection of photographs by Ronald Oakes, who served in the U.S. Marine Corps during the Vietnam War, and in the U.S. National Guard in the Iraq War. Date A point or period of time associated with an event in the lifecycle of the resource 1968/2005 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/628">Ronald Oakes Vietnam and Iraq war photographs (RHC-80)</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 Iraq War, 2003-2011 Vietnam War, 1961-1975 Veterans Photographs Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Relation A related resource Veterans History Project interviews, RHC-27 Identifier An unambiguous reference to the resource within a given context RHC-80 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-80_Oakes-Iraq-cityofMosul Title A name given to the resource City of Mosul and Mosul Air Base from the air Subject The topic of the resource Iraq War, 2003-2011 United States--History, Military United States. National Guard Military life Soldiers Photographs Description An account of the resource City of Mosul and Mosul Air Base from the air. The airfield is in the middle ground with the city in the background. Creator An entity primarily responsible for making the resource Oakes, Ronald Type The nature or genre of the resource Image Source A related resource from which the described resource is derived Ronald Oakes Vietnam and Iraq photographs (RHC-80) Relation A related resource Veterans History Project interviews, RHC-27 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Iraq War 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> 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 https://digitalcollections.library.gvsu.edu/files/original/e0987051c83605b7e1317fbe0f93b225.pdf 078f4f773ab521626dfa8fe23d8fd729 PDF Text Text . ., L I . L I .__ City of Muskegon Heights Master Plan August, 1989 �... CITY OF MUSKEGON HEIGHTS MASTER PLAN I CITY OF MUSKEGON HEIGHTS • !I \. 1989 Robert A. Warren, Mayor CITY COUNCIL r : I : ;_; Eugene A. Fisher, Mayor Pro Tern Willie Burrel, Jr. Alex Fielstra Charles Jackson Patricia Jones Rillastine Wilkins MUSKEGON HEIGHTS PLANNING COMMISSIONERS Carlton Burrel, Chairperson Joseph Charlton Hedesene Fields Eugene A. Fisher Finis Graham Letha Fox John Sydnor Robert A. Warren Dolores Wingett ! ..... j Joseph S. Charlton, City Manager Peter J. Sartorius, Director of Planning Edna J. Thomas, Commission Secretary . Gerald L. Adams, Land Use Consultant �DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT ,....__ ' Cit y Ha ll • 2724 Pe ck St re e! . Muskecon He ,qtll~ Mt 49444 Telef")h,,ne · i6 Hi, 733-1355 PIASTER PLAN CITY OF l'IUSKEGON HEIGHTS RESOLUTION OF ADOPTION By The CITY PLANNING CONMISSION WHEREAS, Public Act 285' of 1931, the Municipal Planning Act, provides for the creation oi a Nunicipal Planning Commission, and; I ,• : -: WHEREAS, the City of Muskegon Heights City Council has appointed said Commission pursuant of the provisions of said Act, and; WHEREAS, adopt a and; said Act provides that the Commission shall prepare and Master Plan for the physical development of the City, WHEREAS, the Commission has prepared such a Plan the provisions of · said Act, and; consistent with WHEREAS, said P l an i ncludes both text and maps describing the existing and planned future character of the City, and; WHEREAS, said Plan has been the subject of a public provided for vithin the Municipal Planning Act, hearing as NOW, THEREFORE, BE IT RESOLVED, that the City of Muskegon Heights Planning Commission does hereby adopt the City of Muskegon Heights Master Plan. BE IT FURTHER RESOLVED, that copies of the Plan shall be forwarded to the Nuskegon Heights City Council and Muskegon County Register of Deeds as provided for in the Municipal Planning Act. The above resolution vas adopted at a regular meeting of the City of Muskegon Heights, Planning Commission held in the Muskegon Heights City Hall on August 31 , 1989, at 4 : 15 pm. Muskeg::,r- He,ghts wilt no: d•scr ,m 'late a;a ,.,st a,,, 1nd ,vIa.ia I or g•ou~, beec,use ot race se, :e t,g ,o ' orIg ,n co io• mar ita l sta•us ha,,c ,ca::i or po :, 1,ca I t,e I,ets a9 <:: na; ,0 -,a 1 �caitnissioner Graham Notion to adopt the Plan was made by and supported by _Ccrrrni ___ ·s_s_i_·o_n_e_r_F_i_s_he_r________________ AYES: Ccrrrnissiners Burrel, Charlton, Fields, Fisher, Fox, Graham, Warren, Wingett HAYS: None We, the undersigned, do hereby certi~y to the authenticity of the above resolution: I i ' Carlton Burrel, Chairpersoy Planning Commission Edna J. Thoma~ Secretary Planning Commission �,•··- At a regular meeting of the City Council of the City of Muskegon Heights, County of Muskegon, Michigan, held on M:>rrlay, September 25, 1989 in the Muskegon Heights City Hall in said City, at 7:30 o'clock p.rn. PRESENT: Burrel, Fielstra, Mayor Pro Mayor Warren. ABSENT: None. Tern Tern Fisher, Jackson, Jones, Wilkins, The follONing prearrble and resolution were offered by Mayor Pro Fisher and suwcrted by Councilman Burrel: RESOLUTIOO IN SUPPORT OF THE MASTER PIAN CITY OF MJSKEGON HEIGHTS 1 ~ I i I ' ., WHEREAS, Public Act 285 of 1931, the .Municipal Planning Act, provides for the creation of a Municipal Planning Conmission, and; WHEREAS, the Muskegon Heights City Council has appointed said Conmission pursuant to the provisions of said Act, and; WHEREAS, said Act provides that the Ccrrmission shall prepare and adopt a Master Plan for the physical develoµrent of the City, and; WHEREAS, the Corrrnission has prepared such a Plan consistent with the provisions of said Act, and; WHEREAS, said Plan includes both text and maps describing the existing and plamed future character of the City, and; WHEREAS, the Planning Conmission has adopted the Plan in accordance with the Municipal Planning Act, and; WHEREAS, the Planning Corrrnission has sutrnitted the adopted Plan to the Muskegon Heights City Council with the recarmendation that said Council also adopt the Plan as an affinnation to the Plan's validity and use pursuant to guiding future land use decisions, and; WHEREAS, the Council has received said Plan, reviewed same, and finds it to be oonsistent with the goals and objectives of said Council, NCM, THEREFORE, BE IT RESOLVED, that the Muskegon Heights City Council does hereby approve the City of Muskegon Heights Master Plan as adopted by the Muskegon Heights Planning Conmission. AYES: Burrel, Fielstra, Mayor Pro Tern Fisher, Jackson, Jones, Wilkins, Mayor Warren. NAYS: None. �I .' , . ..., I hereby certify that the foregoing constitutes a true and canplete resolution adopte:i by the Muskegon Heights City Council at a regular meetin;, held on lt>nday, Septertber 25, 198 9. E. A. Cisneros, City Clerk i f • I. - ..... - �TABLE OF CONTENTS ' \ ' ! - PAGE ELEMENT '' .. I ·-' t I ! INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 LOCATION AND PHYSICAL Regional Setting . . . Physical Character . . Soils . . . . . . . . . . . Vegetation . . . . • . . Topography . . . . . . . Water Resources . . . Climate . . . . . . . . . CHARACTER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 5 5 5 5 8 8 8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 11 13 16 INCOME AND EMPLOYMENT PROFILE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 HOUSING . . . . . . . . . . . . . . Housing Needs . . . . . . . Home Ownership . . . . . . Rental Housing . . . . . . . Neighborhood Improvement - ... POPULATION . . . . . . . General Information Age Profile . . . . . Education Profile . . . . and . . . . . . . . . . . . . . Projections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . -. . . . . . . . . . . . . . . . . . _. . . . . . . . . . 22 30 31 34 34 EXISTING LAND USE . . . . . . . . . . . Overview . . . . . . . . . . . . . . . . Residential . . . . . . . . . . . . . . . Commercial . . . . . . . . . . . . . . . Industrial . . . . . . . . . . . . . . . . Public/Semi-Public . . . . . . . . . . Vacant . . . . . . . . . . . . . . . . . . Rights-of-Way . . . . . . . . . . . . . Infrastructure and Energy Supplies Public Water . . . . . . . . . . Sanitary Sewer . . . . . . . . Storm Sewers . . . . . . . . . Natural Gas . . . . . . . . . . Electric Service . . . . . . . . Telephone Service . . . . . . Cellular Phone Service . . . Cable Television . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 38 41 41 47 48 51 51 51 51 51 52 52 52 52 52 52 -i- ...: . . . . . . . . . . . . . . . . . �. '; ' TRANSPORTATION . . . . . . . . . . . . . . . . . . Functional Classification System . . . . . . Rail Service . . . . . . . . . . . . . . . . . . . Transit System . . . . . . . . ; . . . . . . . . Intercity Transit . . . . . . . . . . . . . . . . . Air Service . . . . . . . . . . . . . . . . . . . . Lake Service . . . . . . . . . . . . . . . . . . . TRANSPORTATION SYSTEM PROBLEMS AND Traffic Accidents . . . . . . . . . . . . . . . . Downtown Parking . . . . . . . . . . . . . . . Curbs and Sidewalks . . . . . . . . . . . . . Access Management . . . . . . . . . . . . . . Entryway to Downtown . . . . . . . . . . . . MASTER PLAN LAND USE DISTRICTS Residential . . . . . . . . . . . . . . . Commercial . . . . . . . . . . . . . . . Office . . . . . . . . . . . . . . . General RetaiVService . . . . Highway Commercial . . . . . Mixed Use PUD . . . . . . . . Redevelopment District (Light Industrial . . . . . . . . . . . . . . . . General Industrial . . . . . . . Public . . . . . . . . . . . . . . . . . . ' ·' r • . ..- I . . . . . . . . . . . . . . •. . . . . . . . . . . . . . . . . . . . . . . . . . . ISSUES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 54 59 59 59 59 59 60 60 61 62 63 63 65 66 68 68 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .• . . . . . . . . . . . . . . . . . . . . . 70 72 72 72 73 73 73 (Implementation) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 76 79 81 82 83 84 84 ACTION SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85 GOALS AND ACTION STATEMENTS Residential . . . . . . . . . . . . . Commercial . . . . . . . . . . . . . Industrial . . . . . . . . . . . . . . Transportation . . . . . . . . . . . Recreation/Community Facilities Utilities . . . . . . . . . . . . . . . . Other Plan Tasks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Industrial) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . •• - ii - . . . . . . . . �, -,, FIGURES ' PAGE 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. Location Map . . . . . . . . . . . . Generalized Soils Map . . . . . . General Topog,raphic Map . . . . Census Tracts . . . . . . . . . . . . Median Household Income . . . . Construction Activity . . . . . . . . Owner/Rental Split (%) . . . . . . Neighborhood Conditions Survey Existing Land Use Map . . . . . . Existing City Recreation Facilities Functional Classification Map . . Master Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 . 7 . 9 15 19 25 28 36 39 49 58 67 Population Growth, 1910-1980 . . . . . . . . . . . . . . . . . . . Municipal Popu,lation Change, 1970-1980 . . . . . . . . . . . . Population Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Age Distribution as Percentage of Population . . . . . . . . . . Muskegon Area Income Characteristics . . . . . . . . . . . . . . 1980 Place of Employment for Muskegon Heights Residents Employment by Sector . . . . . . . . . . . . . . . . . . . . . . . . Housing Types by Census Tract . . . . . . . . . . . . . . . . . . Housing Densities by Census Tract . . . . . . . . . . . . . . . . Building Permit Single Family Residences 1980-1985 . . . . . Projected Number of Housing Units . . . . . . . . . . . . . . . . Muskegon Area Housing Characteristics . . . . . . . . . . . . . Contract Rents in 1980 . . . . . . . . . . . . . . . . . . . . . . . . Renter Characteristics by Census Tract . . . . . . . . . . . . . Housing Expenditures for Homeowners . . . . . . . . . . . . . . Gaps in Available Housing Stock . . . . . . . . . . . . . . . . . . Housing Expenditures tor Renters . . . . . . . . . . . . . . . . . Muskegon Heights Existing Land Use, 1969 and 1988 . . . . Functional Classification Map . . . . . . . . . . . . . . . . . . . . Reported Traffic Accidents . . . . . . . . . . . . . . . . . . . . . . CBD Parking Utilization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 12 12 14 18 20 21 23 24 26 27 29 30 30 31 32 34 38 57 60 62 . . . . • . . . . . . . . . . . . . . •. . . . . . . . . . . . . . . . . . . . . . . . . •. . . . . . . . . . . . . . . . . . . . . . • . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I· TABLES :. ... -- 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. - iii - �j .. , J \ •· ' 1 ,_ -· Introduction �INTRODUCTION The City of Muskegon Heights has reached a threshold in its place as a maturing urban community. Unlike those periods of its early history, the City no longer possesses large tracts of untouched vacant land ready for immediate development. Many of the founding industries, typically classified as "heavy" in orientation, have since closed. Housing construction has moderated. The need to attract external investment dollars is at its highest, yet strong competition from local and regional neighbors tend to dilute available funds. ' I I • l , ... I L ! For many communities, the above scenario would signal a time of frustration. However, that is not the case with Muskegon Heights. To the contrary! The City has recognized each issue as a challenge. And each challenge as an opportunity. The City has focused its energies and resources in a forward, pro-active direction. Chief among those resources are the City's residents who are best described as dedicated, concerned, and loyal. This document, the City of Muskegon eight's Master Plan, is future. It is one of the many steps to be undertaken as the Muskegon Heights Master Plan represents a basic land use decisions are made concerning future development. The Plan, future development. It is a statement of commitment. evidence of the City's concern for its City strives towards excellence. The document to be used as a guide as however, is more than just a guide to The Plan does not stand alone, but rather, is one of a series of documents oriented to the City's growth. These documents include: The Sanford Street Redevelopment Plan (198V - a comprehensive assessment and guide to the redevelopment of the Sanford and Broadway area. The Muskegon Heights Housing Study (1986) - a comprehensive analysis of the City's housing needs. f. I • ' ri '' L The Muskegon Parks and Recreation Plan (1986) - a detailed assessment and guide to the City's recreational needs. The Muskegon Heights Tax Increment Financing and Development Plan (1986) - a detailed planning guide oriented to detailing future projects within the downtown area. ,- The Woodcliffe Site Development Study and Plan (1989) - a comprehensive analysis of the Woodcliffe residential area pursuant to its uses for future single-family residential development. ' The Muskegon Heights Housing Assistance Plan (1988) - a three-year guide addressing housing needs with particular emphasis on the needs of low and moderate income residents. . - 2 - �The Muskegon Heights Zoning Ordinance (1990) - a regulatory document which serves as the basic tool for implementing the Master Plan. The Ordinance provides very detailed information pursuant to uses permitted within the (zoning) districts of the City. The document also provides detail on developmental regulations and standards. The above documents should be consulted as one examines and employs the Master Plan. In many Instances they contain extensive program detail not found within the Plan. The Plan is a flexible document, capable of being amended as new information is obtained and/or as desired by the citizenry of the community. However, change should be viewed with caution and initiated only after sufficient research suggests that change is warranted. :. - 3 - �! ' Location and Physical Character �LOCATION AND PHYSICAL CHARACTER Regional Setting The City is located In the heart of the Muskegon-Muskegon Heights Standard Metropolitan Area. It Is surrounded by the communities of Muskegon, Norton Shores, and Muskegon Township (Figure 1). It lies within forty minutes of vehicular travel time to Grand Rapids and approximately three and onehalf hours to either Detroit or Chicago. Muskegon Heights has direct access to Interstate 96 and Is less than one mile to U.S. 31. Physical Character . -, As with its adjoining neighbors, the City's physiography has been primarily determined by it association with Lake Michigan. It topography and soil types are related to the development and influence of Lake Michigan. Much of the original topography, vegetation, and water resources have been developed or modified over the years. The City is largely composed of the sandy soils of the broad upland plain lying east of the sand dune formations along Lake Michigan (Figure 2). Paralleling Little Black Cree, low land soils are primarily muck. . These areas are subject to flooding and are poor for intensive development. A large area of poorly drained muck soils overlaying a sand layer occurs where the Little Black Creek joins Mona Lake. Side slopes above these muck areas along Little Black Creek are of sandy soils of poor fertility and subject to erosion. Areas adjacent to Mona Lake consist of moderately well-drained sandy soils, with a generally high water table. Vegetation Muskegon Heights is a mature urban community with heavy concentrations of residential, commercial, and industrial activities. Areas of undisturbed vegetation do not exist except in isolated locations along Little Black Creek and Mona Lake. Vegetation here is primarily wetland species and includes cattails, bulrushes, alder, elm, and red maple. Some of the smaller areas have been retained in a nature preserve along Little Black Creek. The majority of the vegetation in the City consists of deciduous street tree plantings or individual oak tree remnants scattered throughout the uplands. Such plantings off er much character to the City, particular1y in residential locations. -5- �16 ,..,. .a, ~ a, 10 6 2 _£ (!R•---~,r--r-i:r--T --r-- 2 6 22 26 M 411 P. J . Muskegon County 111 ■ ■■ Lili Ottawa County •• Figure 1 LOCATION MAP �..... f Grayling-Rubicon Sands Tawas and Kersten _) Croswell/ AuGres Figure 2 ',\0:-,; \. 50 YR. Floodplain GENERALIZED SOILS MAP �I Topography Muskegon Heights is part of a broad, low-lying, sandy plain lying east of the Lake Michigan Shoreline (Figure 3). The topography of the City is generally level, varying not more than five to ten feet in vertical elevation. I ' At the southernmost boundary formed by Mona Lake, the topography drops approximately forty to forty-five feet to form a low, narrow strip of land around Mona Lake. This area lies only a few feet above the level of the lake. The most dramatic feature of the City is in the southeast corner where the Little Black Creek cuts through the City to its outlet at Mona Lake. Here the elevation slopes to form a stream valley with adjacent areas. This area encompasses one of the last undeveloped areas of the City. The flood plain follows a narrow belt of low-lying areas along the Little Black Creek and includes almost all of the City property located south of Seaway Drive. Currently, a significant part of this land is in public ownership, most in the form of park land or open space. Water Resources The dominant water resources of Muskegon Heights is Mona Lake. It is one of the three major inland lakes, all connected to Lake Michigan, found in Muskegon County. Mona Lake is a long, narrow body of water approximately four miles in length. It is connected to Lake Michigan by a channel navigable by small water craft only. The City possesses approximately 1,400 lineal feet of lake frontage on Mona Lake . All of it is in public ownership as Mona Lake Park. It provides a public boat launch facility on the lake as well as public beach frontage . The launch ramp serves as a major entry point to the lake for tourists and local residents. Climate Muskegon Heights is on the eastern shore of Lake Michigan, and its climate is moderate by the lake. The cooling effect of the lake in spring slows the growth of vegetation until the dangers of frost are past. The warming effect in the fall acts to modify the initial outbreaks of a cold winter. Summer is pleasant because of cool lake breezes. Winter temperatures are generally moderate although average snowfall is heavy. The growing season is 160-170 days. The average precipitation is 31 .5 inches, average snowfall is 97.2 inches, and annual average temperature is 47.0 degrees Fahrenheit. Highest temperatures occur in July (average of 70.0 degrees F.) while the coolest in January (23.3 degrees F.). • 8 • �GENERAL TOPOGRAPHIC MAP �, I .: . .' I Population �POPULATION f I . Table 1 provides a comparison of the City's population for the 1910 to 1980 period. Muskegon Heights reached a peak population of 19,552 in 1960. Its current population Is 14,611. This represents a 25 percent decrease, or an annual loss since 1960 of approximately 1.2 percent. Table 1 Population Growth 1910-1980 Muskegon Heights, Michigan CENSUS POPULATION 1910 1920 1930 1940 1950 rnso ' 1970 1980 . Source: % GROWTH 1,690 9,920 15,584 16,047 18,828 19,552 17,034 14,611 + 487% + 36% + 3% + 15% + 4% 11% • 16% U.S. Census Bureau, 1980 The City's loss of population is not unique. neighboring municipalities (Table 2) . Rather, this phenomena has also been shared by r. • 11 • �. ' Table 2 Munlclpal Population Change, 1970 • 1980 Muskegon Heights, Michigan % Change Census ~ 1970 1980 MUSKEGON HEIGHTS 17,304 14,611 Norton Shores 22,271 22,025 - 1.1 Roosevelt Park City of Muskegon North Muskegon 4,176 4,015 - 3.9 44,631 40,823 - 8.5 4,243 4,024 - 5.2 Muskegon County 157,426 157,589 + 0.1 Source: ' . - 11.0 U.S. Census Bureau, 1970 and 1980 Even though the population of the above cities has declined, the County as a whole has shown a slight Increase. That increase is the result of growth in the County's outlying townships. Projections, however, reveal an eventual drop in the County's population as the major cities continue their loss (Table 3). Township growth Is not expected to overcome projected deficiencies. Table 3 Populatlon Data Muskegon Heights and Surrounding Communities MUSKEGON HEIGHTS City of Muskegon City of Norton Shores City of Roosevelt Park North Muskegon .. Muskegon County State of Michigan Note: 1970 lliQ 1985 1990 ~ 17,304 44,631 22,271 4,176 4,243 14,611 14,104 40,823 39,511 21,518 3,884 3,920 13,616 38,257 21,041 3,759 3,819 13,237 37,284 20,675 3,661 3,743 156,100 9,170,300 154,700 9,387,700 153,600 9,585,600 22,025 4,015 4,024 157,426 157,589 8,881,826 9,262,078 Projections to the year 2000 indicate a population for Muskegon Heights of approximately 13,071. However, that decline could be moderated based on continued activity pursuant to new housing construction and housing rehabilitation . Sources: U.S. Census Bureau; West Michigan Shoreline Regional Development Commission; Real Estate Research Corporation; and Muskegon Heights Housing Study. - 12 - �r I .. : Past Master Plans have provided various projections for Muskegon Height's future growth. In 1957 It was •suggested that a reasonable and conservative target. .. is a growth to 25,400 In the City." In 1969 a population of 21,000 persons was anticipated by 1975, although it was noted that this population level would remain constant from that point in time. It is significant to the City that these earlier expectations have not been realized. ,.. .. ' ,- 1 Departures from expected events are usually caused by a combination of circumstances, some of which are controlled by the community, some not. Certainly the economy of Michigan and the Country as a whole have experienced some significant setbacks during the past few years, and Muskegon Heights has shared in those setbacks. Another unexpected event was a national trend of fewer children per household. Muskegon Heights has experienced this trend dropping from 3.26 persons per household In 1970 to 2.86 in 1980. Age Profile ,-, I l Reflecting the national trend, the median age of Muskegon Heights residents has been getting older. Between 1970 and 1980, the median age rose from 24.7 years to 26.2 years. The median age In the City of 1980 was slightly younger than the 28.9 years of Muskegon count overall. However, the median age of 33.9 years for the Caucasian segment of the population was considerably older than the 22.4 years of the Black population. The distinction between races is most noteworthy in the 65 and over age group. While 20% of the Caucasian population had attained that age, only 8% of the Black residents were over 64. The high percentage of elderly Whites generally reflects residents who have lived in the City for many years; their Initial entry the result of employment and housing opportunities. The City's declining population base and changing racial mix, combined with the aging characteristics of White residents, indicates that the elderly Whites are not being replaced by younger white residents. ' . By comparing areas within the City using Census was 4 to 5 years younger in the two tracts located percentage of residents in the two northern Tracts north of Sherman compared to 15% south of that Tract information, it is shown that the median age north of Sherman (see Figure 4). Concurrently, the ages 65 years and older was also lower, being 9% street. • 13 • �In general, the age distribution of Muskegon Heights is indicative of the Muskegon area (Table 4) . Table 4 Age Distribution as Percentage of Population Muskegon Heights, Michigan 5 Age 5-14 Age 15-19 Age 20-24 Age 24-44 Age 45-64 Age 65 & O\fer 10% 19% 10% 10% 21% 19% 12% Muskegon 9% 14% 9% 12% 24% 18% 14% Norton Shores 6% 15% 10% 11% 26% 24% 9% Roosevelt Park 4% 13% 9% 7% 23% 25% 19% Muskegon County 8% 16% 10% 9% 26% 20% 11% Under ! . Muskegon Heights Source: U.S. Census Bureau, 1980 - 14 - �. , i , I , ;1 '( 1 1 _ ,) 1-.~ i - l ;, l .. i • l: .. i i 1 .• 1 * !, l- .• ,- CENSUS TRACT MAP �Education Profile I .i Education levels are closely linked with the overall employment of any area. As the change to a more According to several national studies, the quality of education is a major factor used by business leaders in determining where to locate a new facility. Additionally, a quality school system is an Important link in attracting and retaining residents. Community and education leaders in Muskegon Heights, therefore, are justified in their desire and concern about upgrading the educational system. service oriented economy continues, education levels will become even more crucial. The percentage of high school graduates in Muskegon Heights is lower than the surrounding area or the state. The 1980 U.S. Census reported that just 47.6% of those persons 25 years of age or older were graduates. compared to 65.3% In Muskegon County overall and 68% statewide. Those comparisons may partially account for the fact that there are many more jobs in the City than employed residents. ' j . I r • The "perceived" quality of the school system appears to discourage some potential new residents from locating in Muskegon Heights and encourages others to move when their children reach school age. With its close ties to the Community's quality of life, improvements in education and training can help the City capture a share of the area's future growth. (Note: This document does not attempt to assess the educational quality of the Muskegon Height's school system. However, during the data collection phase, the authors noted sufficient, negative, school related references by those being interviewed to warrant discussion of this matter. It is the feeling of the authors that the majority of those providing a negative opinion regarding educational quality based their opinions on perception versus factual data. Unfortunately, perceptions, if left unchecked, may be accepted as reality. It is suggested that the City encourage the local school system to enhance public relations efforts in this matter.) L • • 16 • �I • I . ; I I J .I t • t._ f L: r• I . Employment and Income I , �INCOME AND EMPLOYMENT PROFILE The income and employment levels of Muskegon Heights residents are lower than the surrounding communities or the Muskegon County totals. The City's per capita income ($4,583) and median household income ($10,523) levels are 28% and 35% less than those of Muskegon County respectively. Moreover, 25.9% of the population had incomes below the poverty level, compared to figures of 12.3% for Muskegon County and 10.4% for the state. Table 5 Muskegon Area Income Characteristics Muskegon Heights, Michigan .. f I ' ' - ~ l MUSKEGON HEIGHTS Muskegon Norton Shores t. . Roosevelt Park t ' I •s I Muskegon County Source: Change 1980 Per Median Persons w/ 1980 Population from 1970 Household Income Income Below Poverty Level 14,611 40,823 22,025 -15.6% $4,583 - 8.5% $5,507 • 1.1% $8,211 $10,523 $12,054 $20,906 3,758 7,484 1,030 25.9% 4,015 - 3.9% $8,017 $19,099 119 3.0% 157,589 + 0.1% $6,358 $16,167 19,011 12.3% Capita Income 19.3% 4.7% U.S. Census Bureau, 1980 Median income levels were fairly consistent within the City according to Census Tract tabulations. The lowest incomes were reported in Census Tract 11 ($8,147), with the highest in Census Tract 14.02 in the City's southwest side {$11,958). However, the deviations between the percent of families living [ . I . below the poverty level varied greatly between Census Tracts. While Census Tracts 14.01 and 14.02 south of Broadway had 15.1 and 7.6 percent living below the 1980 poverty level, the three northern Census Tracts were much higher. Census Tract 12 had 23% of its families living below poverty level, while Census Tracts 11 and 13 had high rates of 33.3% and 30.5% (Figure 5). i I '. I ( Employment opportunities in the area have decreased in the last ten years resulting in relatively high unemployment rates. The unemployment rates for the City was 18.3% in 1980, much higher than the County rate of 10.2% and the 9.1% statewide rate. Current rates fluctuate between 10% to 15%. To counter declining industrial employment, the Muskegon area has begun vigorous marketing efforts in an attempt to attract new industry. Muskegon Heights has initiated similar efforts through the West Heights Development project as well as the redevelopment of other properties for industrial and commercial use. - 18 • �. ! 1 " ~1;=;=;: 'i i : f --~ -~,-,.;•. . . . . . .~ ... ' ~rnrn -~rt"..-=~ I ~~~-- 2 . ' · . ' 1·:- - ' t ; f ___, , '' . i I ' l ' _. I • '. I • ) 1: !, I !!W e f - - FJrnW~rnr7 rn [[! '.jrnrn rnmrn~ rn( !JltllllrnffiITm_ ~•'lJ,_.J I '" r·. 1 , I•' L ., , II - - ._.. ..,,,,_ ~~~~~~~.lLL I ]~ = = ~ . ?=- I / ,- t.\ I T 14.0,1:f ':::=: ~ ::::- ~~ ,... 1 1 /, ,.,, 1_ ;:::~---.. ,,r,,v, w '1\ CE \Ml TER"' E "1-_ · - -···:1111.._;;;;. .. �The economic vitality of the Muskegon area, and West Michigan in general, affects residents of the City. An expanding economy Increases the likelihood for new businesses to locate in Muskegon Heights, but growth outside the community also provides an important employment base. '' '' The high percentage of Muskegon Heights residents who work outside the City is evidence of the importance of the regional economy. Almost 75% of the City's residents who were employed in 1980 worked outside of Muskegon Heights. The majority of those worked In the City of Muskegon, but Norton Shores, Grand Haven, and other areas in Muskegon and Ottawa Counties also provided employment (see Table 6). Table 6 1980 Place of Employment for Muskegon Heights Residents - Muskegon Heights, Michigan -~ ! •' 1 __ , Muskegon Heights Muskegon CBD 26.7% 2.7% Grand Haven 5.4% Holland 1.9% Remainder of Muskegon 37.0% Remainder of Ottawa Co. 3.8% Norton Shores 10.7% Kent County 0.7% Remainder/Muskegon Co. 10.6% Elsewhere 0.8% ,·. I ; \ . -- Total reporting place of work: 3,626 of 3,982 Source: U.S. Census Bureau, 1980 While many residents work outside Muskegon Heights, conversely many non-residents work at the over 330 businesses in the City. Eight-two percent (82%) of the persons working in Muskegon Heights lived elsewhere. The Cities of Muskegon and Norton Shores combined to provide 40% of Muskegon Heights employee force, while other areas of Muskegon County supplied another 41%. Notably, while 3,982 Muskegon Heights residents were reported as working, there were 5,381 jobs within the City. The high percentage of •imported· employment gives the City one mechanism to market its image. The impression these employees have of the community will be revealed to their neighbors, friends, and colleagues. Instilling a good impression in these persons is one of the best marketing tools available. Information on the types of occupations is another tool for comparison with other communities. Consistent with a national trend, the Muskegon area is experiencing a shift of employment from the manufacturing sector to service-oriented professions. Of the wage and salary employment reported in 1980, however, the manufacturing sector still comprised the largest share (see Table 7). - 20 - �l Table 7 Employment by Sector Muskegon Heights, Michigan Muskegon Heights (' i ·. Manufacturing Wholesale and Retail Trades Professional and Related Services I ' Source: ,1 L l,. ~ 52.6% 19.9% 27.5% The redevelopment and growth of Muskegon Heights is Intrinsically linked to County employment opportunities. As with population, future employment projections do not reveal significant gains, especially in the higher paying manufacturing sector. Some positive strides are being made in service sector growth. Muskegon Heights anticipates sharing in that growth. I • I ' 46.7% 28.6% 26.5% U.S. Census Bureau, 1980 I I I Remainder of Muskegon County 'I i • - 21 - �. ' j .. ,. Housing I • �HOUSING - Muskegon Heights In 1980, Muskegon Heights had 5,408 housing units. Of these, 5,104 were occupied. The majority of housing units are located in Census Tract 14.02, with the least in Tract 11 (Table 8) . Housing densities range from 0.9 units/acre in Tract 11 to 3.8 in Tract 14.02 (Table 9) . Overall density Is 2.7 units/acre which is comparable to surrounding urban areas. Table 8 Housing Type by Census Tract Muskegon Heights, Michigan Single Family #Units Census Tract 11 Census Tract 12 Census Tract 13 #Unit Multi-Family Pct. #Units Pct. Mobile Home #Units Pct. 203 968 72.0% 78.9% 15 158 5.3% 64 12.9% 22.7% 8.2% 0 0 22.3% 0% 0% 900 72.8% 60 4.9% 101 276 440 60.1% 1.4% 280 38.4% 0 0 0% Census Tract 14.02 1,558 80.6% 10 184 9.5% 144 7.5% 47 TOTALS 4,069 75.2% 427 7.9% 865 16.0% 47 Census Tract 14.01 Source: •' :; Pct. Duplex 0% Census Tract % of Total Total #Units Units 282 1,227 1,236 5.2% 22.7% 22.9% 13.5% 2.4% 730 1,933 35.7% 0.9% 5,408 100% U.S. Census Bureau, 1980 Housing in Muskegon Heights, generally speaking, is showing signs of age . A 1981 study of structural conditions indicated that fully 38% of residential structures required rehabilitation to some degree. An additional 3% of housing units were noted to be structurally unsound and beyond reasonable repair. ( I - 23 - �Table 9 Housing Densities by Census Tract Muskegon Heights, Michigan Census Tract 11 l ,. Census Census Census Census Tract Tract Tract Tract 12 13 14.01 14.02 TOTALS Source: # Units Acres Density (units/acre) 282 319 475 0.9 2.6 385 315 503 1,997 3.2 2.3 3.8 1,227 1,236 730 1,933 5,408 2.7 U.S. Census Bureau, 1980 ! ' - ,, , From 1980 through 1985, 1, 140 building permits were issued for both publicly and privately funded housing rehabilitation. This means that about 40% of the homes requiring rehabilitation have had at least some work COf!lpleted. Therefore, substantial progress has been made toward improving overall housing conditions (Table 10 and Figure 6). Approximately ten demolitions of hazardous abandoned structures have occurred on average each year since 1980. By mid-1989, only 49 dilapidated houses remain of the 121 identified in 1985. Efforts at attracting new housing development into the City have been limited in recent history. While little land exists for new, large scale, residential subdivisions, there are a considerable number of vacant lots that are available for scattered, infill type development. It is estimated that 300-325 lots, totally some 45-50 acres, may be available for such construction. Presently, efforts are underway to infill vacant lots with new homes. Between 1985 and the mid-point of 1988, six new homes had either been constructed or were committed for development. i l. •· - 24 - �• '· . • •I •i i1 \ . •i l! J f j i;i j I I t ·; I • i '.J I L .. \ . ,~=========~ r . ! I ~ CONSTRUCTION ACTIVITY o Figure 6 ,oo ◄ oo· ICAl.l r ~ 400' I li ~ �r_' Table 10 Muskegon Heights • Bulldlng Permit Slngle Famlly Residences 1980 - 1985 Muskegon Heights, Michigan New Construction # PermitsNalue I ' Owner Rehab CDBG Rehab # PermitsNalue # PermitsNalue $411,632 326,303 262,734 327,580 340,150 338,526 1980 1981 1982 1983 1984 1985 4 15 13 24 18 12 $19,130 111,896 49,145 111,270 106,478 43,106 146 148 130 156 146 149 TOTAL 86 $440,935 (11%) 875 $2,006,925 64 86 75 51 67 49 $304,985 322,295 229,953 191,530 284,592 213,667 Totals CDBG # PermitsNalue 214 249 218 231 231 210 $ 735,747 760,494 541,832 630,380 731,220 595,209 % of Total 41% 42% 42% 30% 38% 35% 392 $1 ,547,022 1,353 $3,994,882 (39%) (50%) (100%) Note: Permit values $500 or less not included in tabulations. additions, accessory buildings, etc. Source: Muskegon Heights Building Permits. New construction refers to If the City's population trend continues to decline, project housing need (pursuant to actual number of units) will likewise decline (Table 11). Table 11 also illustrates another trend. This is, an increase in the number of multi-family units with a corresponding decrease in single family (including owner and renter occupied). l .! Of the 5,104 occupied housing units in the City, 63% are owner occupied and 37% are rental units. The City wide owner/rental split compares favorably with percentages in Muskegon (59-41) and Roosevelt Park (64-36); while Norton Shores (87-13) and Muskegon County overall (76-24) have a greater share of owner occupancy. the City has 6.0% of its total housing units vacant. Within the City, the owner/renter split varies substantially between Census Tracts (Figure 4). With an owner-occupied rate of 77%, home in Census Tract 14.02 displayed a trait similar to the average in Muskegon County. And, though the turnover rate in that area is greater than the community wide average, the properties are generally well maintained. A 1981 windshield survey of structural conditions noted that the fewest deficiencies were in Census Tract 14.02. This was reconfirmed through 1986 and 1988 field investigations of area neighborhoods. The turnover rate in Tract 14.02 is most likely explained by the high percentage of persons in the 25-34 year old age bracket, which traditionally includes most first-time home buyers. That group ·comprised 17% of the tract's residents , compared to 12% in the rest of the City. Since this area also is characterized by the highest incomes in the City, and homes priced in the City, and homes priced at the lower end of the scale, it appears that many residents probably move on when they can afford their second, more expensive home. • 26 - .. �Census Tract 12 also had a higher percentage of owner-occupied homes (67%) than the City's average. The tenure of 1980 residents in this area was relatively stable as 67% had lived in the same house In 1975. A financial commitment to this area is also apparent when comparing the median monthly I ; ' I l - ' i ' i__ • ir ', '' mortgage rate of $284 to the remaining areas In the comrrunlty where monthly costs were $50 less. The median value of homes In this tract ($16,500) was slightly higher than the Citywide average of $16,100. In Census Tract 13, 58% of the homes are owner-occupied. The fact that over 30% of the residents of that tract had Incomes below poverty level In 1980 partially explains the high number of structures found to have major deficiencies or to be substandard in the 1982 survey. Again, recent field checks confirm the 1982 data. Table 11 Projected Number of Housing Units Muskegon Heights, Michigan . ,' Year Population # Units 1970 17,304 5,536 1980 14,611 5,408 Single Family Pct. # Units Other Pct. # Units I ' I ! ,. 1985 14,104 5,037 1995 13,237 13,071 12,706 4,813 2000 2005 Source: 4,797 4,706 4,318 22.0% 1,218 4,069 24.8% 1,339 73.8% 71.0% 3,717 26.2% 1,320 3,417 69.6% 68.2% 3,339 3,209 29.0% 30.4% 31.8% 1,396 1,458 1,497 78.0% 75.2% U.S. Census Bureau, West Michigan Regional Development Commission, WBDC assumes leveling of household population to 2.7 persons per housing unit by 2005. The year 2005 estimates should be viewed as very tentative. Recent and projected City-wide development could result in a leveling of the 1995 to 2000 counts. Census Tracts 14.01 and 11 have the lowest percentages of owner-occupied housing, 51% and 41% respectively. There is a major difference, however, in the percentage of families living below the poverty level. While Tract 14.01 has the lowest percentage (15.1%), Tract 11 had the highest (33.3%). The majority of housing stock in both Tracts had some deficiencies in 1982, and this continues to be the case. - 27 • �r'< . I , i ,• l , , ii I . EEEE J .._ - ....... ,u , r -, 'j l'.,, : :-·- : - 1 •·· .. i I - ' '' , I ' • Figure 7 OWNER/RENTAL SPLIT (%) c=:=i �The City's median value of an owner-occupied home was $16,100 In 1980 compared to $19,700 for Muskegon, $38,000 for Norton Shores, $38,400 for Roosevelt Park, and $27,700 for the County at large. Over 60% of the owner-OCQJpied housing stock in the City had a value of less than $20,000 in 1980; and over 40% of the residences were constructed before 1940 (Table 12). , ' l ' I ' . Table 12 Muskegon Area Housing Characteristics Muskegon Heights, Michigan Owner-Occupied Units Valued at Less than $20,000 MUSKEGON HEIGHTS Muskegon Norton Shores Roosevelt Park Muskegon County Source: 1,958 60.8% 4,096 45.4% 903 13.5% 36 3.5% 10,497 25.5% Median Value $16,100 $19,700 $38,000 $38,400 $27,700 Built in 1939 or earlier 43.5% 48.5% 11.3% 3.3% 28 .4% Built Between 1970-March 1980 4.3% 10.8% 22.3% 26.3% 18.9% U.S. Census Bureau, 1980 A breakdown of information by Census Tracts shows that almost no housing has been built north of Broadway since at· least 1970. But the lack of housing starts since 1970 has also occurred Citywide, with six units either constructed or committed within the last six years. In fact, most of the residential construction in the last seventeen years occurred in 1970-71. The actual number of housing units in the City has declined by 128 units since 1970 (Table 11 ). The reason for this is that more units were demolished than built during that time. While the downward trend in housing stock has been severe, it has not been as dramatic as the population loss. I• As with low owner-occupied values, a similar situation exists with rental housing (Table 14). The median rent in 1980 was lower in Muskegon Heights than in any of the surrounding communities. Almost 90% of the units rented for less than $200, compared to 85% in Muskegon, 53% in Norton Shores, 8% in Roosevelt Park, and 77% overall In Muskegon County. The number of persons living in each rental unit in the City was also higher than in the surrounding area. On the positive side, the rental vacancy rate of 6.1% in the City was among the lowest in the County. - 29 - �r- Table 13 Contract Rents In 1980 Muskegon Heights, Michigan I I ' Less than More than Median $100 $200 Contract Rent Per Unit Persons Vacancy Rate MUSKEGON HEIGHTS 280 14.9% 211 11 .2% $147 2.41 6.1% Muskegon 864 13.9% 913 14.7% $155 1.18 7.7% 66 2 6.5% 0.3% 483 47.5% 530 92.0% $209 8.7% $281 1.91 2.11 11.9% 1,595 12.0% 3,030 22.7% $159 2.01 7.1% Norton Shores Roosevelt Park ; ' i Muskegon County Source: U.S.Census, 1980 Median rental rates and renter characteristics vary within the Muskegon Heights Census Tracts (Table 14). Median rent in Tract 14.01 was the lowest ($126), but the median number of persons per unit was also the lowest (1.65). Those figures may reflect the conversion of the upper floor of many frame homes to small apartments. The median rent ($151) and number of persons living in each unit (3.33) was the highest in Tract 13. Those numbers are influenced by East Park Manor, a public multiple-family housing development which houses many families with children. Table 14 Renter Characteristics by Census Tracts Muskegon Heights, Michigan Census Tract Source: Median Contract Rent Persons Per Unit 11 $137 1.83 12 148 2.72 13 151 3.33 14.01 126 1.65 14.02 150 2.13 1980 U.S. Census Housing Needs The relationship between household income and housing expenditures can be used to identify possible gaps in the housing market. Nationally, real estate professionals assume that homeowners can afford - 30 - �(" r a house whose value ranges from 2 • 2.5 times annual household income. Renters are generally assumed to be able to allocate 25% of their monthly income to housing. Data gathered in the 1980 U.S. Census indicates that, while the 25% rate for renters holds true, homeowners generally owned homes worth 1-1/2 times their annual Incomes. The lower expenditures for homeowners are partially explained by the inflation of the 1970's and the cost of living in West Michigan compared to other areas. Home Ownership I \ i.. ,J I ... In 1980, the value of a typical home In Muskegon County was 150% of the owner's annual income. That translates to monthly expenditures of about 20% of their income for housing Within Muskegon Heights, the typical home was valued at 125% of the owner's annual income The low rate Is partially attributable to the housing surplus due to the population loss of the last 15-25 years The difference in those rates may indicate that some homeowners' incomes are sufficient to support more expensive housing For example, the incomes in Census Tract 14.01 are the highest in the City, but the typical home is valued at less than the owner's annual income Therefore, some residents in the City's southwest area can afford more expensive housing Only in Census Tract 13, with the City's lowest income levels, do people own homes valued at 150% or more of their annual income (Table 15). Table 15 Housing Expenditures for Homeowners Muskegon Heights, Michigan Annual Median Income Muskegon Heights Census Tract 11 Census Tract 12 Census Tract 13 Census Tract 14.01 Census Tract 14.02. Muskegon Norton Shores Muskegon County Source: Median Home Value Value/Income $ 12,930 $16,100 1.25 11,528 13,200 1.15 13,917 16,500 1.19 11,442 17,500 16,800 15,500 19,700 38,000 27,700 1.53 0.97 17,379 12,509 15,134 21,696 18,406 1.24 1.30 1.75 1.51 1980 U.S. Census Those comparisons can be used as a guideline in defining what the housing needs of existing residents might be Since 832 families in the City lived below the poverty level in 1979, many residents cannot afford more expensive housing There does appear, however, to be a demand for more expensive housing for households with annual earnings over $20,000 To examine this "demand," median incomes - 31 - �l.• within Census Tracts were multiplied by the 150% factor to theorize the value of housing that could be afforded For example, in Census Tract 11, there were 12 households earning $20,000 - $25,000, meaning that they could afford housing valued at $33,750 ($22,500 x 150) Yet, in that Census Tract there was only one house valued between $30,000 - $35,000 This means that 11 of the 12 families In Tract 11 lived in housing below what they could afford These residents may choose to remain in their homes because of the low cost, but If they choose to •move up the ladder," they would have to look elsewhere Table 16 shows that theoretical gap In housing stock by Census Tracts. Residents In the northern tracts are more captive; they often cannot afford to live elsewhere But residents In the City's southern area exhibit both the financial ability and historic pattern of moving onward The stability of the Community could be enhanced by encouraging these people to stay In the City Retaining these residents, and attracting new homeowners, will require the continued maintenance and/or upgrading of the physical appearance of the southern neighborhoods. ! I' '- - 32 - �....·•·•-·•, ' - Table 16 Gaps In Avallable Housing Stock Muskegon Heights, Michigan Total Gap in Median Range of Census Trad 11 Census Trad 12 Census Trad 13 Census Tract 14.01 Census Trad 14.02 Household Affordable House-Units House Unit House Units House Units House Units Available Owner Income Housing* holds Avail. Diff. hold Avail. Diff. holds Avail. Diff. holds Avail. Diff. hold Avail. Diff. Occu.e!,ed Units Less than Less than $7,500 $10,000 $7,500-9,999 $10-14,999 -90 44 189 -352 500 107 -393 292 52 -240 529 191 -338 -1413 29 42 +13 122 168 +46 119 122 +3 101 74 -27 216 354 +138 +173 1n 179 +2 204 128 -76 81 n -4 404 321 -83 -166 230 119 29 $10-14,999 $15-19,999 30 25 -5 $15-19,999 $20-29,000 28 11 -17 126 147 +21 159 180 +21 101 70 -31 312 -82 -88 $20-24,999 $30-34,999 12 1 -11 91 27 -64 97 32 -65 30 18 -12 158 38 -120 -272 $25-34,999 $35-49,999 35 3 -32 133 30 -103 66 30 -36 105 20 -85 170 32 -138 -394 $35-49,999 $50-59,999 43 7 -36 29 7 -22 12 -12 55 3 -52 -122 1 -8 1'3 4 -9 - - - - 2 - -13 $50,000 + • $60,000+over - 9 2 Based on housing value equaling approximately 150% of annual household income The most appropriate ranges were seleded from the 1980 Census NOTE: Includes only units where value was provided Does not include rental units. Source: 1980 U.S. Census �Rental Housing ' : . ' I Housing expenditures for renters in Muskegon Heights Is higher than the accepted rate of 25% of household Income The typical renter In the City spends almost one-third of his income in housing (See Table 17) For renters in Census Tract 12, the housing expenditure is almost 50% of annual income The expenditure was over 50% for households In the three northern Census Tracts with incomes less than $10,000 But for most of the 200 households with annual Incomes over $20,000, expenditures on housing were less than 15% of their income Thus, there appears to be a need for rental housing at both extremes of the market More subsidized housing Is needed to provide low income families with greater spendable income, and additional market rate housing is needed for the more affluent residents Newer, attractive multi-family residential complexes could also entice renters from adjacent communities where incomes are higher. Table 17 Housing Expenditures for Renters * Muskegon Heights, Michigan Monthly Median Income Median Gross Rent $ 597 $ 198 33 .2% Census Tract 11 514 36.8% 45.4% Muskegon Heights % of income Spent on Housing Census Tract 12 533 189 242 Census Tract 13 609 196 32.2% Census Tract 14.01 469 843 184 39.2% 707 200 195 23.7% 27.6% 1,313 264 20.1% 800 212 26.5% Census Tract 14.02 Muskegon Norton Shores Muskegon County Source: • 1980 U.S. Census Readers are encouraged to consult the Muskegon Heights Housing Study completed in 1986 That study offers expanded detail on housing need and options to satisfy that need. Neighborhood Improvement Survey A •block-by-block" (visual) survey was conducted in 1987 of residential neighborhoods in order to identify areas requiring possible improvement including rehabilitation, painting, and general clean-up The only sector not included in the survey was that portion of the City lying north of Broadway and west of railroad tracts That area has been designated as a redevelopment area for future commercial and light - 34 - �industrial purposes It should be noted, however, that a majority of homes in that sector would have been Identified as in need of major rehabilitation The findings of the survey are displayed by Figure 8 This information is useful in that it provides the City with potential Indications of where to devote time and resources for neighborhood improvement When reviewing Figure 8, it should be noted that the data does not attempt to Identify a particular home Rather, it serves to Identify general areas (Specific address detail was recorded by City staff during the field Investigation and is on file at City offices.) The neighborhood survey was conducted with the assistance of City Building and Planning Department staff. For an area to be Identified, one or more of the following observations were made: 1. Homes in need of residing, painting, and/or roofing as evidenced by excessive paint blistering, falling or damaged siding, rotting or damaged wood, excessive moss build-up on roof, and lack adequate roofing. 2. Homes in need of structural or other major repairs such as falling chimneys, excessive roof sag, falling porches, and large foundation cracks. 3. Vacant housing, often with broken doors and windows and units that have been damaged by fire . 4. Home sites containing junk and debris such as abandoned vehicles, trash, and related items. In many instances, homes often exhibited a combination of the above factors. The following general observations may be made based on the survey: 1. Most housing within the City is in good repair. 2. Poor housing conditions tend to be localized (grouped) in specific areas with the exception of the southwest sector In that location, one finds that homes in need of repair tend to be spatially dispersed, limited to only one or two homes per block or area. 3. The City's prior efforts at housing rehabilitation appear to have had a positive Impact on maintaining housing stock Evidence of this becomes apparent (particularly in the northern sectors) as one compares the survey information against expenditure information for the City's Community Development Block Grant housing program (Refer to Figure 6 and Table 1O, which indicates public and private investment for rehab and other construction). - 35 - �: . I ' ' i ' '' ,. ··~, I I _, NEIGHBORHOOD CONDITIONS SURVEY MONA LAKE e HOUSING AREAS IN NEED OF REHABILITATION (STRUCTURE / SITE ) Figure 8 NOTES: REPRESENTS GENERAL LOCATION ONLY . NOT PARCEL SPECIFIC . SOURCE: FIELD SURVEY BY CITY STAFF �i. -=- 1• I. Existing Land Use \ . �EXISTING LAND USE 'I . Overview Muskegon Heights has developed primarily as a slngle-famity community Currently, residential land uses constitute about 34% of the total land area of the City Other uses as a percentage of total land area are indicated by Table 18. Table 18 Muskegon Heights Existing Land Use 1969 and 1988 Muskegon Heights, Michigan l '\ . Classification Single Family Two Family Multiple Family Commercial Office Industrial Public-Semi-Public Vacant Rights-Of-Way TOTALS i - 1 1919 Acreage 714 1 2 1988 Acreage 272 138 617 14 40 90 20 123 228 297 579 555 1,984 1,984 3 24 79 175 . % Of Total Change In Acres 31.1 0.7 2.0 +16 4.5 +11 1.0 6.2 11.5 15.0 28.0 -97 +11 -52 -44 +159 -24 NOTES: 1. 2: Preliminary Comprehensive Planning Studies, Parkins, Rodgers & Associates, Inc., 1969. a. Multiple family is 3 or more units. b. 1969 did not have category for office. c. Industrial reflects drop caused by vacancies due to plant closings. d. Vacant reflects increase caused by plant closing and some single-family demolition Also Includes parking lots If not directly attributable to a use e. Single-family homes were counted as vacant if abandoned and beyond repair Total area included is less than 1 acre. f. Public-Selni-Public includes: Schools, Churches, Parks, Cemetery, Private Halls (D.A.V., etc.), and City Property (if used). g. Rights-Of-Way includes streets, alleys and rail lines. Sources: 1989, The WBDC Group: 1969, City of Muskegon Heights Master Plan - 38 - �Ex ist ing Land Use THE CITY OF Legend Multi Family ~ t'tj ,j Commercial Retail / Service [?::J Re sidential Single Family MUSKEGON HEIGHTS MONA LAKE SC. .\L.E Offic e ~ Figure 9 Indu s trial Public f;~:~ Vacant ".:,1, ~r Mu • ••qOI\ M• •Qnt\ B, u ,- - - - - - M•p 1,116 �'I Two categories deserve clarification Vacant property Includes not only vacant lands but also abandoned • f .' buildings, particularly industrial parcels which are not in active use Therefore, the reuse of large Industrial buildings could affect this percentage Also, because of the grid street pattern around which the City has developed significant acreage is devoted to rights-of-way This category also includes alleys and railroad rights-of-way Figure 9 depicts existing land use patterns. Because of its general rectangular shape and grid street pattern, the City may be viewed in quadrants divided by the intersection of Broadway and Peck For purposes of this discussion this division will be used. { Northeast - This area ls primarily residential In nature, except for the blocks bordering Broadway Lot sizes, as in most of the City are small While there are a few duplex and multiple family dwellings they are scattered This quadrant does, however, contain the greatest land area devoted to multiple family r. L I I ' use The East Park Manor public housing project Is located in the east central portion of the area Some scattered commercial uses. are also present There is also significant public and semi-public land, including City Hall, Lindbergh School, Martin Luther King Jr. School, Junior High School, Central Elementary School and a number of churches. • ' Southeast - This quadrant has a lesser amount of residential land and significant areas of public lands including Mona View Cemetery, Mona Lake Park, Rowan Park, Little Black Creek Park, Edgewood School and the Public Service Building Multiple family land is also present with a market rate apartment i. complex in the northeast portion of the quadrant and an elderly housing project near the downtown Along Seaway Drive a number of significant hotel and commercial uses have developed. Southwest - Single-family homes dominate the land use in this quadrant although in the blocks near r , ' ( ' . the downtown a mixture of duplex, multiple family, commercial, and office uses have developed Public and semi-private land is relatively limited with the Roosevelt School and Glendale School constituting the majority of this land use. Northwest - This quadrant has the greatest mixture of land uses Significant industrial and commercial uses are present, particularly west of the railroad East of the railroad more single family use is evident with scattered duplex and apartment uses Large areas of public lands include Muskegon Heights High School, Grace Loftis School and West Heights Park. Additional detail concerning select land use patterns may be found in the sections that follow. - 40 - �RESIDENTIAL • J Approximately 34% of the City's land area Is devoted to residential development And, as previously Indicated under the section on housing, that development Is varied In terms of condition and value Readers are advised to refer to that section, as well as the Muskegon Heights Housing Study (1986) (a companion document to the Master Plan), for In depth detail on local housing characteristics and needs. ,- - As Indicated by the existing land use map, the City's housing Is found in all four quadrants And, unlike their neighbors to the south and east (Norton Shores and Muskegon Township), Muskegon Heights does not possess large tracts of undeveloped land available for new residential construction This has been a significant limiting factor pursuant to the City's ability to retain population, as well as experience additional growth. One area does appear to offer potential for new residential development This area has been Identified in the Muskegon Heights Housing Study as is known as the Woodcliffe property Woodcliffe Is a 14acre heavily wooded parcel located south of Summit and west of Getty, adjacent to an existing residential neighborhood It is owned by the City The parcel presently lacks infrastructure (roads and utilities). !. The City recently completed (May, 1989) a comprehensive site development plan (Woodcliffe Site Development Plan) for the Woodcliffe property The plan Identified the potential to create 38 singlefamily lots for building purposes The lots will be large in area, relatively secluded and private due to location, and heavily wooded with natural vegetation Additional area may also be available directly to the south along the north edge of Mona View Cemetery The Woodcliffe property offers individuals the opportunity construct high value housing in an extremely attractive and desireable setting. COMMERCIAL DEVELOPMENT The City has a variety of commercial uses which comprise nearly 5% of the City's total area These include retail, office, professional, and service-oriented establishments With some exception, the majority of the development has occurred in combination rather than in segments or blocks of homogeneous commercial types This is due to a variety of reasons including, 1) the lack of large areas of vacant parcel suitable for a singular use category (for instance 40 or more acres able to accommodate an office park or large mall); 2) current zoning regulations tend to be rather broad in definition of allowable uses within a district; 3) historical development patterns; 4) nature of business types (there has not been an overriding demand for the separation of use types; and 5) the City in its planning effort has not attempted to place a major emphasis on the segregation of commercial uses. The City has allowed the market demands to dictate location. To some degree, the City has found that the combining of commercial types has proven rather healthy to the local business climate. · 41 · �Most of the City's commercial development is located In a linear fashion along one of the major street systems. These include: r I I • f , ,. a) Seaway Drive Corridor (Business Route 31 and also the westerly terminus of 1-96) b) c) d) e) f) g) h) I) Getty Street Corridor Merriam Street Peck Street Broadway Avenue Sherman Avenue Keating Avenue Hoyt Street Glade Street The above sectors may be described as follows; I - ' a. Seaway Drive - located on the southern fringe of the City, the Seaway Drive corridor provides some of the most viable and attractive commercial property in the Muskegon County region. Within the City, the majority of development Is oriented to motel/hotel establishments (including several national chains), restaurants, offices, service establishments, and limited retail. Many of the facilities are relatively new. . The attractiveness of the corridor is due to, 1) its proximity to 1-96 and U.S. 31; 2) high visibility to large traffic volumes; 3) ease of access to adjacent development; 4) convenient to other points of destination including the City of Muskegon, Mona Lake, and Lake Michigan; and 5) the highways aesthetic quality. Such quality Is noticed as one traverses the corridor and is able to see attractive views of Mona Lake. Moreover, the highway has been designed with a landscaped median adding to the attractiveness of the viewing and travel experience. Additionally, Mona Lake Park, a public park facility owned by the City of Muskegon Heights serves as a focal point for Seaway Drive development. With the exception of City-owned land, virtually all of the corridor is developed. There are several remaining parcels in adjacent communities. The non-developed City property includes Mona Lake Park (approximately 34 acres) and a 14-acre parcel lying west of Mona Lake Park on the adjacent side of Hoyt Street. The parcel Is also separated from the park by a nearby residentlal mobile home complex. Varying degrees of pressure have been placed on the City to release Mona Lake Park for commercial development. The City has resisted such efforts, considering the park to be of extreme significance to local residents. The other parcel has not experienced such pressure, primarily due to the fact that the segment lacks any means of vehicular access. It is landlocked. The most viable means of access appears to be along a route across the northern edge of the manufactured housing park. - 42 - �Due to a lack of appropriately placed signage along the corridor, non-resident motorists often do ,- not realize they have entered Muskegon Heights as they traverse the highway. Local recognition ' Is typically given to either the City of Muskegon or the City of Norton Shores. This should be corrected by establishing suitable and appropriate •gateway• signage. i; I • b. Getty Street Con1dor - Getty serves as the east em limit of the City. The north/south limits of Getty are Keating and Norton Avenues. Commercial uses along the street include restaurants, retail facilities, service establishments, and offices. The street also contains a mixture of heavy commerciaVindustrlal uses, some of which are not generally compatible with overall land use patterns. Limited residential uses may also be found. i I '- From a land use perceptive, Getty Street appears to have evolved without any form of "planning direction: Uses are mixed without consideration for compatibility, sites are poorly planned and in many instances are also poorly maintained, and residential neighborhoods are being negatively impacted. Similar observations also apply to those Getty Street segments lying in adjacent communities. In recent years, Getty has experienced some new development and will probably see additional construction in spite of the observations previously made. Like Seaway Drive, Getty has many positive features. It experiences high traffic volumes, it is a well-known north/south route, and has excellent proximity to 1-96, U.S. 31, and M-46 (Apple Avenue). It serves as a major link to areawide employment nodes. It is anticipated there will be the opportunity for redevelopment along Getty as homes and other structures are converted to commercial use. As this occurs, efforts should be coordinated with adjacent communities to ensure compatibility of design while maintaining the integrity and efficiency of the system. c. Merriam - providing a direct entry into the Muskegon Heights Central Business District, Merriam is a rather obscure business route that is more closely liked to a residential street in appearance and design. Northwest of Merriam's intersection with Seaway Drive, one finds a newer complex r - of integrated offices. I I I These facilities house professional and service-related businesses. The remainder of the street is residential with several isolated commercial parcels. Better identification • in terms of locational and directional signage would be appropriate to formally establish this •gateway• into the City. d. Peck Street - Peck traverses approximately fifteen City blocks including the City's Central Business District. Development along the street includes a mixture of residential, retail, service, office, and public uses. Most of the commercial area radiates from the Peck/Broadway intersection (nuclei of the CBD). There, one finds a mixture of retail facilities including several stores which exhibit regional (market) influence in consumer shopping patterns . - 43 - �.. I • Traveling north of the Central Business District, uses change from 'the retail component to a combination of single-family homes, limited multi-family, offices, and retail. The character of the area, however, remains residential. That character Is maintained until one reaches Delano Avenue . There, one encounters a mixture of retail with limited industrial on the adjacent side streets. South of the CBD, commercial uses end at approximately one-half block south of Summit on the west side of Peck and at Lincoln on the east side. Beyond those points, development is fully residential until one reaches the Norton Avenue intersection. Peck Street contains a significant number of vacant parcels (approximately 31 typical City lots averaging 5,000 to 7,000 square feet in area). The majority are located north of the CBD. Because they are geographically dispersed, they presently do not detract from the high degree of development and land use character that currently exists. However, their presence poses an interesting phenomena pursuant to future development demands. The City will most likely experience pressure to utilize some of the parcels for commercial purposes consistent with the historic trends of similar development evidenced by existing land use patterns. Such pressure will have to be weighed against the need and/or desire to maintain the "residential" character of Peck within those locations that continue to exhibit such character. Moreover, if the residential component surfaces as a desired product, a further determination will have to be made as to the particular residential type; i.e., single or multiple-family or a combination of both. Current Master Plan findings indicate a single-family direction. ·....: t ; Peck (and to a limited degree, Sanford lying one block west of Peck) is an extremely important feeder route to the City's CBD, as well as to metropolitan traffic moving through the community. Accordingly, the efficient movement of vehicles, as well as the public perceptions that may be formed of the City, are closely aligned to the type and quality of development found along Peck (and Sanford). e. I • Broadway - as with Peck, Broadway traverses the center of the CBD. It does so in an eastwest orientation between the limits of Getty and Seaway Drive. Like many of the City's major arterials, Broadway historically possessed a heavy concentration of residential development. Exceptions include the CBD and those points near the City's outer limits. Over time, the system has evolved to become primarily commercial followed closely by industrial. A limited amount of residential continues to exist with the heaviest concentration lying east of Wood Street. Commercial uses vary markedly along Broadway, ranging from specialty retail to services to general retail. Broadway is a vibrant avenue offering merchants high traffic volumes, good visibility, on-street parking, City parking in select locations, and has been included in the City's streetscape beautification program. - 44 - �Although Broadway is readily accessible via the area's primary network of streets, it does not possess direct access to Seaway Drive. Broadway crosses Seaway on an overpass which ties it directly to the Henry Street commercial corridor. Historically, area residents have become aware of that fact and compensate for it by using alternate routes. Unfortunately, visitors are not afforded such knowledge. Travelers are faced with negotiating a rather circuitous route to reach the downtown area, as well as other destinations. The impact of this situation on commercial development has not been measured; however, comparison of the quality of commercial development found on Broadway near Seaway to similar business locations possessing an Intersection reveal a healthier business climate where there is direct access to Seaway Drive. It is felt that the true potential of Broadway development, including the CBD, has not been fully realized due to the lack of a Seaway Drive connection. I ; i ' f. Sherman Avenue - Sherman lies north of and parallel to Broadway. Its immediate potential for commercial development is not considered as great as that of Broadway. In part, this, is due to large segments of either industrial or residential uses that line the street system. Sherman does, however, possess several locations prime for commercial use. These include the Sherman/Seaway, Sherman/Peck, and Sherman/Getty Intersections. In these locations, one currently finds a mixture of commercial types. Due to its opening at Seaway, Sherman also serves as an important link to east/west traffic for the City's commercial and industrial sectors. I • Recent surface improvements to Sherman, coupled with its already high volume of traffic and presence of vacant parcels, will most likely result in future pressure to convert "edge" properties to commercial use, particularly office and retail. Should such development be permitted adjacent to primarily residential locations, the impact on those locations could be very significant. For instance, there presently exists a small resid~ntial enclave (5 and 1/2 blocks) south of Sherman between Leahy and Manz. This area is surrounded to the west by public school property and to the south and east by industrial and office uses. Commercialization of Sherman would totally Isolate the area from the homes to the north and jeopardize its future residential viability. g. Keating Avenue - Keating serves to define the City's northern edge. The street has experienced minimal commercial development oriented near the Peck Street intersection and an office facility between Leahy and Hoyt. Keating has not been targeted as a prime commercial corridor. h. Glade Street - Glade marks the westerly limit of the City. It runs parallel to Seaway Drive with isolation provided by a combination local street/service drive. Glade may be accessed from Seaway by a number of points along the street system. The proximity to Seaway renders Glade highly desireable for commercial purposes. Glade may be divided into two very distinct segments with the central point being Broadway Avenue. North of Broadway, Glade has been incorporated into the City's Commercial Redevelopment Area. There, one finds a "planned" commercial area with large lots that have been created through land assembly. The area is host to a mixture of retail outlets, services, and · 45 · �! l ' . I Industrial uses. In many respects the area functions as a Planned Unit Development. The redevelopment area has been one of the most successful commercial ventures undertaken by a Muskegon municipality. Evidence of that success may be seen In the availability of vacant space for development purposes which Is being quickly depleted. South of Broadway, commercial development has basically been confined to the first tier of (residential) lots between Glade and the public alley to the east. Uses include a mixture of offices, specialty retail, services, and restaurants. The ·strip• also contains a defined residential segment between Lincoln and Broadway. At the end points of that segment, office uses occur. The homes are generally well maintained. Many of the businesses area housed in converted residential units possessing small lots. Consequently, parking is limited as well as opportunities for building expansion. Patrons must often park directly on Glade. It Is anticipated that additional pressure will be forthcoming to convert or remove existing homes to provide for new commercial opportunities. Bases on prior actions, the thrust of that pressure 't' will be oriented to those lots south of Lincoln. North of Lincoln, it is felt the pressure will be long term. As mentioned, this area possesses good housing stock. It is also within one block of Roosevelt Elementary School. As long as the quality of the housing stock remains good, the lots north of Lincoln should remain residential. The other key commercial area is the City's Central Business District (CBD) which has been referenced previously. The heart of the CBD is at the intersection of Peck and Broadway. The district tends to radiate outward from that point. The CBD possesses a variety of commercial uses ranging from specialty stores to general retail office. One also finds the City's central governmental complex as well as several large offices occupied by State personnel. 'i . The CBD is a dynamic center and virtually always busy with pedestrian activity. In many respects it has a •quaint" flavor providing an atmosphere of friendliness and "small town" in design and function. This has not happened by chance. Local merchants, working in convert with the City, have initiated numerous improvement to make one's visit to the CBD not only productive but also enjoyable. These improvements include building facade renovations, a streetscape program, construction of a vest pocket pan< linking Rowan Pan< (found within the CBD) to the Farmer's Market, and the City Hall, Fire and Police Complex (located behind the tier of business establishments on the north side of Broadway. Additional improvements are currently underway to further enhance the viability of the CBD . These include the reopening of Sanford to Broadway and the development of "Sanford Village." Sanford Village, to be located between Sanford and Peck just north of Broadway, will provide space for retail and service uses. Sanford Village is being constructed on the site of the former ewe industrial - 46 - �complex. A 2nd phase is planned for mixed uses on the 5+ acre parcel west of Sanford Street. The project serves as an excellent example of the City's redevelopment potential. I ' ,. ! ; I In addition to the above commercial areas, the City also contains a number of "isolated" parcels devoted to commercial use. In many instances these have been in existence for many years and reflect older neighborhood "comer- stores common to mature urban residential areas. INDUSTRIAL As Indicated In the section on Income and Employment, slightly over 52 percent of jobs in the City are related to manufacturing. This compares to 46.7 percent for the county as a whole. The City's Industrial development is deeply rooted in the history of the community and has served to provide significant job opportunities over time. These opportunities were, and continue to be, very regional in scope. In fact, a majority of the local manufacturing jobs are held by non-residents. 'I ., r· I L It Is estimated that approximately 2,830 manufacturing jobs exist in the City. Of these. it further estimated that less than 16 percent are held by residents. This is significant in that manufacturing jobs tend to offer high wage levels providing opportunity for families to support major economic investment such as housing. In the case of Muskegon Heights, it appears that much of the above income is exported for Investment In surrounding communities. Moreover, the number of City residents working in manufacturing jobs in other communities also remains at modest levels. Consequently, the importation of monies is also limited. The City's range of industrial types is varied and includes both light and heavy classifications. Some of the most significant and historic development, such as the ewe grey iron foundries, have abandoned operations with essentially no potential for future start-up. The City currently has 6.2 percent of its land area devoted to industrial use. { . The City's industrial component is generally confined to a large linear segment sandwiched between Sherman Avenue on the north and Broadway Avenue to the south. The segment extends from Seaway on the west to approximately Getty Street on the east. Other industrial sectors are found around the Keating and Peck intersection and on isolated parcels north of Sherman and west of the rail line. Between 1969 and 1988, industrial acreage declined by approximate 52 acres. This is primarily due to the ewe plant closings and subsequent reuse of property for non-industrial purposes. Historically, much of the City's industrial development occurred adjacent to residential. This phenomenon is commonly found in older urban centers and is not unique to Muskegon Heights. In essence, during the early to mid-1900's people often lived "next door" or at least nearby their place of employment. During the 1950's and continuing to the present, the above relationship has changed. This is due to a variety of factors including improved methods and availability of transportation, changing - 47 · �I • cultural attitudes, environmental concerns, decentralization of Industrial development away from population concentrations, and growth of Industrial parks in more suburban locations. Based on recent market studies conducted for the City, the heavy industrial market is soft. The City's economy, as well as that of the county, Is shifting away from heavy manufacturing. New Industrial development is oriented more to light manufacturing with industrial parks being the preferred location. The City is attempting to meet the above need through such projects as the West Heights Redevelopment Project Area. Located north of Sherman and east of Seaway Drive, this is a mixed use area comprised of commercial (generally along Seaway) and light industrial. The area functions well as a mixed use park, providing the amenities one normally finds in a typical light industrial park. The project has been very successful and will soon require expansion to accommodate future demand. A . !. similar mixture •Sanford Enterprise Village• is being planned to redevelop an obsolete, abandoned Industrial site In the CBD . I. PUBLIC/SEMI-PUBLIC This land use classification represents schools, churches, parks, cemetery property, lodges and clubs, and other City property such as City Hall, the Water Treatment Plant, etc. There are 228 acres devoted to this category or 11 .5% of the City's total land area. Of the total acres, approximately 72 acres (32%) are devoted to City parks and 41 acres (18%) to the school system (Figure 10 and list of facilities following). , . I • 48 . �l . I,' _ : I • ' . I f' Figure 10 Refer to following sheet for facility name EXISTING CITY RECREATION FACILITIES �' . CITY RECREATION FACILITIES CITY PARKS i ' I 1 West Heights Park 2 Rowan Park 3 Polar Bear Memorial Park 4 Johnny 0. Harris Park 5 Little Black Creek Nature Park 6 Mona Lake Park CITY· SCHOOLS !; 7 Loftis School ! . 8 Muskegon Heights High School ' 9 Lindbergh School t ' ( 10 M.L. King Jr. School 11 Junior High School 12 Glendale School 13 Roosevelt School 14 Edgewood School ~ • 50 - �I '. VACANT j" i .... ' ~ ( The City possesses approximately 297 acres of vacant property. This represents 15% of the total land area. Since 1969 (date of the last City-wide land use acreage count), the amount of vacant property has Increased by 159 acres. This is primarily due to the closure of several large industrial complexes and demolition and removal of substandard housing. It is envisioned that much of the vacant property will be redeveloped over the next ten years as the City pursues infill programs directed at housing and commercial redevelopment. RIGHTS-OF-WAY . L.> This land use category includes streets, alleys, and rail lines. It comprises approximately 555 acres or 28% of the City's total land area. The rather high number of acres is due to the extensive grid system of streets within the City. In comparison to other communities of similar age and development, the above percentage is fairly r. consistent. However, in newer or developing communities, the above percentage is high. The City's present pattern of development precludes significant changes to the amount of acreage devoted to rights-of-way. INFRASTRUCTURE AND ENERGY SUPPLIES Because of their importance to development, information on infrastructure and energy supplies is included as part of the existing land use section. Public Water I. The City is one of the few communities in the region that maintains its own water treatment and distribution system. The City provides full water service to all developed sectors of the community. The system has a daily capacity of 15 million gallons. Current usage is approximately 11 million gallons or 73% of capacity. The City's service area also includes several of the neighboring communities. f. i! ,' I . The City has sufficient reserves to handle increased user demand. Moreover, it has the potential to "sell" excess water to surrounding areas, including the developing sectors of northwestern Ottawa County. Sanitary Sewer The City is part of the greater Muskegon County Wastewater Management System. That system handles the treatment of wastewater collected through the City's sewer main system. As with water, - 51 • �all developed sectors of the community are served by sanitary sewers. The County treatment is presently being expanded. Sufficient capacity exists to handle existing and future City development. Storm Sewers Storm sewers have been constructed throughout the City In most developed locations. As road Improvements are made, storm sewer needs are analyzed for redevelopment or construction as necessary. Natural Gas Natural gas is provided to the City by Michigan Consolidated Gas Company. Distribution lines run throughout the community and supplies are readily available to potential customers. Electric Service Electric power is provided by Consumers Power Company with service available to all industrial, business, and residential properties. Said service is sufficient to handle specialized commercial needs including large horsepower motors. Telephone Service Telephone service is available throughout the City and is provided by General Telephone. Cellular Phone Service Cellular phone service is available throughout the City with the distribution system provided by Cellunet Corporation. Cable Television Cable television is available throughout the City and is provided by West Marc Cable Company. • 52 • �Transportation �TRANSPORTATION SYSTEM \ r . , The livelihood of Muskegon Heights is directly related to the transportation system. The streets, rail lines, transit system, Intercity busses, and nearby airport and harbor can enhance the opportunity for economic growth throughout the Muskegon metropolitan area. A system which efficiently transports people to work, shoppers to stores, materials to manufacturers, goods to sales outlets, and tourists to their destinations improves both the living environment and the business climate. The lack of certain modes of transportation, or an unorganized, poorly maintained system can detract from the vitality of an area. In general, the transportation needs of the City are being met. However, improvements to several streets, railroad crossings, and regulatory controls would Improve travel conditions in the City. ' Streets have two basic roles in the transportation system; allow through traffic movement and provide access to land uses. The primary function of the street network is to allow an efficient movement of people and goods throughout the City and the surrounding area. The secondary function is to provide access to homes, businesses, industries, and other uses along the streets. The inherent problem with these two roles is that the needs of through traffic often conflict with the needs of motorists accessing adjacent uses. By designating streets according to their designed purpose, the City could potentially reduce that conflict, help protect the public investment in the street system, and facilitate decisionmaking when allocating funds . The most common method to promote an organized street system is by classifying streets according to their intended function. A hierarchial "functional classification system" provides for a graduation of traffic flow from the traffic movement function to the access function. Streets with a predominant role of moving traffic through an area are classified as "arterials." Streets which are designed primarily to provide access to adjacent land uses are termed local streets. Collector streets help move traffic from the local streets to the arterials. The following list summarizes the characteristics of a hierarchial classification system: Functional Classification System Regional Arterials: • • • • Primary role is movement of traffic through a region. Long length. Very high daily traffic volumes. High average speeds (49 mph or more). • • • Four or more lanes. No on-street parking . Limited number of traffic control devices. - 54 - �'- Major Arterials: • • Primary role is movement of traffic through municipalities. Long length. • High traffic volumes. • • • High average speeds (35-45 mph) Four or more lanes Limited on-street parking • • Traffic control devices favor arterial. Major transit routes. • Serve major traffic generators (CBD, Industrial Areas, etc.) Collectors: • • Primary role is to move traffic from neighborhoods to arterials. Medium length. • Moderate traffic volumes. • • • Moderate average speeds (25-35 mph). Usually two lanes. On-street parking. • Traffic control, either signals or signs. • May be a segmen_t of a transit route. Local Streets: • • • Primary role is to serve adjacent land uses, usually residential. Short length. Low traffic volumes. • • • Low average speeds (25 mph or less). Two lanes. On-street parking. • Stop or Yield signs for traffic control. Streets designated as arterials should be efficient thoroughfares whose major purpose is the movement of traffic. Access to land uses is a secondary consideration. Arterials are typically longer in length, have higher daily traffic volumes, higher average speeds, and are wider than collector or local streets. Traffic control devices and driveways along arterials should be designed to minimize the disruption of traffic flow. Major traffic generators, such as shopping areas or factories, should be located along streets, designated as arterials so that the traffic can be accommodated without unnecessary costs. Major transit and commercial truck routes are usually along arterial streets. - 55 - �The arterial system In Muskegon Heights cannot be viewed as an isolated system. Travel patterns In the Muskegon area mandate that the arterials be Integrated with the street systems of Muskegon, Roosevelt Park, and Norton Shores to facilitate an orderly traffic flow. Existing traffic volumes and patterns Indicate that most of the motorists traveling between Muskegon Heights and nearby communities use major streets such as Peck, Getty, Sherman, and Broadway. Those streets have been designed to function as arterial routes. Collector streets are intended to assemble traffic from neighborhoods and provide routing to the arterial system. Collectors usually have moderate traffic volumes. They are typically spaced more closely than arterials, as well as being placed between arterials. Collector streets are designed to serve a specific area, and are signalized at intersections with other collectors or arterials. Collector routes often serve as secondary routes for mass transit. Local streets comprise the great number of miles In a community. In an efficient system, local streets are usually short and discontinuous with low traffic volumes. Local streets are designed to serve adjacent land uses, usually homes. These streets are characterized by low speeds, minimal commercial traffic, on-street parking, numerous driveways, and stop signs for traffic control. The major problem in the Muskegon Heights functional classification system is the lack of distinction between collector streets and local streets. Though pavement markings, traffic control devices, and street offsets are used in some areas as an attempt to designate function, the grid street pattern does not promote an orderly flow of traffic. The only exceptions to the grid pattern are found in the City's southeast section where several radical and crescent streets help maintain the areas for local traffic. A well laid out street system would prevent the intrusion of non-local, higher speed traffic into neighborhoods. The allocation of fiscal resources for maintenance and improvement is more difficult when collector streets are not distinguished from local streets. Recommendations of previous planning studies to rectify the problem by constructing cul-de-sacs or disconnecting streets were not implemented. Using the above descriptions as guidelines, a functional classification system for Muskegon Heights was developed (Figure 11 ). This system can help Identify needs, Indicate where improvements would have the greatest impact and promote land uses which are consistent with the transportation system. Allocation of funds for transportation projects should emphasize the high level class to promote economic activity in the City. - 56 - �Table 19 Functional Classification of Streets Muskegon Heights, Michigan Regional Arterial: Seaway Drive (BR U.S. 31, BR 1-96) Major/Minor Arterials: Getty Street Merriam/Peck Street Sanford Street Broadway Avenue Sherman Avenue Collectors: Jarman Street Wood Street {Summit Avenue to north city limits) Hoyt Street Baker Street (Airline to Sherman Avenue) Peck Street {BR U.S. 31/1-96 to Rotterdam) Fifth Street (BR U.S. 31/1-96 to Broadway Avenue) Sixth Street (Broadway to north city limits) Ninth Street (Norton Avenue to Sherman Avenue) Park Street (Sherman Avenue to Hoyt Avenue) Glade Street Hackley Avenue Summit Avenue Norton Avenue r •• Airline Avenue Local Streets: All others - 57 - �~ tt---------j ~i"rr=i:;~±,:~ I \ : F.l:::=:= _=_=_n:_:fc__,.:'iii...,i=_-=_iiP'=====~==;FF"=ci==-.=- •. .: I . l,_.. ~ M 0 ,"•f' A . / I , [~r~j i ,,,__,___ ~ ~ Ew C (M; ETERY :;__~____:.:==--=-- l CIT Y OF FUNCTIONAL CLASSIFICATION ML'SKEGO:\' HEIGHTS REGIONAL ARTERIAL MAJ OR ARTERIAL - - - COLLECTOR - • • - • • - OTHERS ARE LOCAL STREETS _____..::!.. ~-~ · Figure 11 �Rail Service There are almost three miles of railroad lines within Muskegon Heights. The Grand Trunk and Western Railway operates 1.8 miles on two lines, one running east-west along Manahan Avenue and the other running north-south from Manahan at the west city limits, through the West Heights Redevelopment area and continues east-west just north of the city limits. The CSX Transportation Corporation (formerly C & O and Chessie System) operates a line which criss-crosses the City for 1.1 miles from the northwest to the southeast. Freight traffic for both railroads averages about two trains a day, five days a week, but that fluctuates according to the demands of the shippers/users. There is no AMTRAK passenger service available in the Muskegon area. AMTRAK service is available from Grand Rapids to Chicago aboard the Pere Marquette Train which nuns once a day. Transit System Muskegon Heights is served by the Muskegon Area Transportation System (MATS) which provides transit service throughout the metropolitan area. There are four MATS routes which nun through the City, with scheduled stops at major activity areas including the South Heights, Central Business District, Columbia Court apartments, and East Park Manor. The four bus routes connect with two other routes to provide a system throughout the Muskegon urbanized area. The transit system does not operate on Sundays. Intercity Transit Intercity bus service is provided by the Greyhound and North Star bus lines. Bus lines run north and south on U.S. 31 and east to Grand Rapids along 1-96. The bus terminal is located on Western Avenue in the City of Muskegon. Air Service Muskegon County Airport in Norton Shores provides the Muskegon area with commuter commercial airline service with flights to Chicago and Detroit. Cross-country and international connections are also available at the Kent County International Airport in Grand Rapids. Lake Service Currently, there is no cross-lake passenger service in the Muskegon area. Cross-lake passenger, auto and rail service is available from Ludington to Kewaunee, Wisconsin on the Michigan-Wisconsin Transportation Company Ferry. - 59 - �TRANSPORTATION SYSTEM PROBLEMS AND ISSUES ,- . ' r Traffic Accidents Regionally, the Intersection of Peck Street and Broadway Avenue at the core of the Central Business District was rated the highest in the area using the MOOT "Hazardness Index" table (a measure of traffic hazard-based on accident rates). None of the other top ten intersections were located in Muskegon Heights. Within the City, six of the top eight high accident locations were signalized, the exceptions being the ,( Wood Street Hackley Avenue and Sanford Street/Hackley Avenue intersections. Generally, accidents are higher at signalized locations because more vehicles use those intersections and the signals often give a false sense of security which may contribute to accidents (Table 20). ; The transition from one-way to two-way traffic creates contusion at the intersection of Sanford Street with Hackley Avenue. Impatient motorists, desiring to continue south on Peck probably account for many of the accidents along Sanford at both Sherman and Hackley Avenues. The timing of the tramc signal at Sanford Street/Sherman Avenue may need to be adjusted. The signal was formally interconnected with the signal at Hackley Avenue to facilitate north-south flow, but it should be timed to ease the more dominant east-west movement. A detailed review of accident patterns at those Intersections and others with high accident records should be undertaken to determine if any pattern exists which can be corrected through assignment of right-of-way, additional lanes, driveway closures or removal of sight obstacles. Table 20 Reported Traffic Accidents Within 150 Feet of an Intersection - 1985 Muskegon Heights, Michigan Intersection # Accidents Peck Street/Broadway Avenue Getty Street/Sherman Avenue Hoyt Street/Seaway Drive Wood Street/Hackley Avenue Sanford Street/Sherman Avenue 24 Sanford Street/Hackley Avenue 17 16 16 14 12 12 19 18 18 18 Peck Street/Summit Avenue Hoyt Street/Sherman Avenue Hoyt Street/Broadway Avenue Peck Street/Hackley Avenue Baker Street/Sherman Avenue • 60 - �Getty Street/Broadway Avenue 11 11 Baker Street/Broadway Avenue Dyson Street/Howell Avenue 5th Street/Broadway Avenue 10 9 9 Getty Street/Hackley Avenue i- -- !I 8 7 Hoyt Street/Hovey Avenue Hoyt Street/Hackley Avenue Hoyt Street/Bamey Avenue , 6 6 5th Street/Norton Avenue Source: Muskegon Heights Police Department Downtown Parking The business climate of the Muskegon Heights Central Business District (CBD) is directly related to the availability of convenient parking. Future redevelopment of the downtown will require an adequate supply of convenient parking. There is an acceptable amount of parking for both existing and future business in the CBD, but much of It is underutilized. The only area where parking demand approaches the number of spaces available is along Broadway and Peck. The parking turnover along these streets ( I \ - usually provides a sufficient number of spaces for patrons. The downtown segments of these street systems experience considerable congestion during peak traffic hours. Conflict is often experienced between those using the streets as through routes versus those desiring to park and shop. In addition to on street parking along Peck Street and Broadway Avenue, the city provides almost 250 off-street . l , spaces in three downtown lots. The on-street spaces, being the most convenient to stores, are most heavily used. The use of off-street parking is usually a "last resort" for many patrons, even though it may be conveniently located near their destination. An improved pedestrian route from the City lot adjacent to the Rowan Park Plaza to nearby businesses could increase Its use. r ' I - - 61 - ' - - - - -- - ---- �I • ,_ • ' . I Table 21 CBD Parking Utlllzatlon - Noon, Weekday (Typical) n t Muskegon Heights, Michigan On-Street .. r·· Broadway Avenue Peck Street • # of Cars # of Spaces % Used 40 14 46 42 87% 33% 3 6 50% 15 48 31% 72 142 51% 57 46% Private 26 74 241 31% TOTAL 172 440 39% Maffet Street Center Avenue Off-Street Public ,..... • During peak shopping periods, the ratio of spaces used along Peck increases markedly. Also, it was observed that individuals shopping at the various retail establishment along Peck, North of Broadway, often utilized the City of Muskegon Heights City Hall parking lot. This served to. reduce the number of vehicles parked along Peck. Source: Counts by The WBDC Group Curbs and Sidewalks Most of the City's streets are curbed, which improves the appearance and durability of the roadways. Sections of Barney and Hovey Avenues, however, still need to be rebuilt with curbs. Sidewalks have been constructed along most of the streets in the City. A major deficiency is the lack of a continuous sidewalk along Getty Street. A worn path along the west side of the street indicates the need for a sidewalk from Keating to Sherman Avenue. A sidewalk would also improve the aesthetic appearance of the Getty Street corridor. The City should continue its program of providing and maintaining sidewalks throughout the City, especially in areas designated for housing preservation and redevelopment. - 62 • �Access Management One of the most cost effective means of preserving street capacity and limiting accident potential Is through a program of access management. Access management Involves limiting the number of driveways along major arterials, designing access points to minimize the impacts on through traffic, and coordinating land use decisions with the ability of the roadway to accommodate the traffic. The most obvious applications of access management In the City are in conjunction with new commercial development proposed along Getty Street and Broadway Avenue. However, the techniques should also I be applied as existing land uses expand or change. ,_ I Development proposals along Getty Street and Broadway Avenue should be reviewed in terms of their relationship with nearby land uses, access points, and the affect on the integrity of the arterial. Access points should be located away from intersections, spaced at least 150 feet apart, adequately offset or aligned with driveways across the street, and shared with adjacent land uses whenever possible. Alternative means of access, such as frontage roads or service drives should be encouraged. These techniques can help maintain the capacity of the arterials without making costly improvements, while I • I still providing land owners with "reasonable" access as defined by the courts. The access management techniques along Getty Street could be expanded into "corridor management" in conjunction with Norton Shores, the City of Muskegon and Muskegon Township. A cooperative study of Getty could include guidelines for access, land use, paved parking lots, landscaping, setbacks, and signage for both sides of the street. A Getty Street review committee or similar procedure could help both communities improve the economic climate along the roadway. Entryway to Downtown There are four major entryways to the Central Business District; Broadway Avenue from the east and west, Sanford/Peck from the north, and Merriam/Peck from the south. None of those entryways gives a motorist a visual link or perception of the activity in the downtown. Each of the entryways needs to r i . be improved. r . l The City of Muskegon Heights has been pursuing an interchange along Broadway Avenue at ' . Seaway Drive for a number of years. Their attempts have been complicated by the fact that ! Muskegon Heights does not have jurisdiction over the potential interchange area. The Michigan Department of Transportation and Region 14 have done some analysis to determine if traffic demand for the interchange warrants construction. Their unofficial conclusion is that construction of a partial interchange would need to be tied to a specific economic development project. The billboards at the corner of Broadway Avenue and Getty Street do not enhance the eastern entryway to the CBD. Development or signing in that area, and continued development and redevelopment along Broadway Avenue would improve the character along the route. - 63 - �r· I • l: The northern entryway along Peck Street carries the most traffic to the CBD. Aside from the ! . condition of several buildings and street elements (signs, curbs, etc.) along the route , Peck Street offers the best visual entrance to the business area. The major entrance to the City from the south Is along Merriam/Peck from the exit along Seaway Drive. Once taking the exit, the motorist passes through a predominantly residential area. The turn from Merriam to Peck Street is poorly defined, designated only with a small sign. The tum should be redesigned to distinguish the primary route, or Merriam to the north should be closed •Jff entirely. L. I i L I . I i . '- I - 64 - �r l . l..: r I l Master Plan Land Use Districts - - - - - - - - - - - - �MASTER PLAN DISTRICTS The following represent proposed land use districts as delineated on the Master Plan Map (Figure 12). General text descriptions and district locations of each have been provided. The districts represent desired categories of development as well as their spatial arrangement throughout the City. The location of each district has been based on a thorough analysis of existing land use, examination of development pressures presently experienced by the City, assessment of future land area ·needs, and analysis of redevelopment potential in light of market conditions. And, most Importantly, the districts represent the desires of community residents pursuant to the City's future growth and development. RESIDENTIAL DISTRICTS The Master Plan deUneates two residential use districts. These include Single-Family and MultiFamily. Single-family refers to existing and planned residential areas devoted to single-family detached housing on individual parcels. This is the primary housing type of the community. As indicated by the Master Plan Map, single-family locations comprise the bulk of the City's geographic area and are located in all quadrants. The multi-family category includes residential dwellings comprised of two or more attached living units. Five major areas have been planned for multi-family use. These include: 1. The general area bounded by Ivory Avenue (N), Ray (E), Sherman (S) , and Jarman (W) . This location includes East Park Manor. 2. The areas east of Little Black Creek Park between Broadway (N) and Summit (S) and westerly, south of Broadway. 3. The segment occupied by the Senior Citizen Apartment complex lying south of Columbia and west of Baker. 4. Airline Road, west of Mona View Cemetery. 5. Three small continuous segments on Ninth Street between Delano (N) and Barney (S) . These segments provide a transition area between the Mixed-Use District on the west and Single-Family District to the east. Other minor locations have been identified on Sanford (south of Broadway) and at the Sherman/Sanford Intersection. · 66 · �t. fI J ii 11 !!-i:.· !:_· -~ : I ·=-p.:.11;_1=-]: ~; =::: ;- - r ? :.· ~ ~ r:-~ =-;::: ~_f_ _ -•~!BJ ~ cfJm [iJ:rn ~ ~ ~ ~~ i· ►7 -• 1-:: :-:·. -=:. · -• ·-~1Jl1L · -· ~ - • ,:.iD"::11::-1-=- - - :. :~ :_: ; : _: ____ . _. _ rr.:7 i:::::ir-:1 i £ 1- lF.-' . .. , • - l.::n:11~~•,' ~ ·-=.:.=--=-=-= t1' - -:· 7 .: -: - ~ ::::r1~1 :-' : -1 ~ ··m -_ \_· rn ~ - ~IU · i ;· ~ -- --· - . - -. -- - ·- . - - - -. -· ~rnrnrnm . L._ . _ . . . _ _ - 1,, •• .. ·:. .:. -~ ~ : ' s 1 ·'"' · ·,-, - .,11·- m·- m[- : U I ,-Jf' - . - -• • li I I • - - - -. .- -- -. - - .•;:. -- =--- --·~--- ·-. ::.- -:~..- -= --:, --::11:.,-. -- - . . - -- 9L) •l td t·-· ,Ir•"· I I p ~ ·...- ' ,--......~ ' _J_ I MASTER PLAN MULTI-FAMILY CITY OF ,,,ua ~Qlili.I18L "'-"'"~ -- ~ - ... ,,. LEGEND SINGLE FAMILY ' MU.SKEGON Hl~ICHTS {SFR\ (MFR\ MONA LAKE Q..QM.Mf.B.C.lAL [Q] GENERAL RETAIL/SERVICE [ill[} OFFICE HIGHWAY COMMERCIAL [R) MIXED-USE PUD rPUDI 1111 REDEVELOP DISTRICT: ~ \\'llt>l 0 ,, ... ..-.ru,i, BUSINESS/HEAVY COMMERCIAU LIGHT INDUSTRIAL GENERAL INDUSTRIAL [TI PUBLIC uJ Figure 12 ~ I a-1"""• -,-~"'°" "' ..... -.,~U>4CIOII 1'11•U...U u.n 1-.ou1• i.a~ltl•IU.-.1~ �I COMMERCIAL DISTRICTS Due to the diversity of commercial development within the City, as well as anticipated growth, five commercial districts have been delineated. These Include: OFFICE DISTRICT - oriented to office development of a professional or service nature and including either public or private establishments. Anticipated office occupants include medical, legal, insurance, design, accounting, financial, real estate, governmental, and other professionals and/or services of a similar or comparable nature. The office classification has been planned for the following locations: ' -• I 1. I Glade Street between Lincoln (N) and the approximate mid-point of the block between Maplewood and Oakwood (S). This area has experienced the conversion of single-family detached dwellings for off ice and limited retail use. Directly east of the area is a prime residential neighborhood. It is the desire of the City to maintain the northerly limit of this district at Lincoln. While the area north of Lincoln may experience limited pressure for similar conversions, it is presently comprised of quality housing. Moreover, its use for office or other commercial purposes is to be discouraged due to the following factors: a) the area lies within one block of Roosevelt Elementary School; b) additional conversions will serve to increase non-residential traffic loads on adjacent residential side streets; c) visibility of Glade as one approaches Broadway is diminished due to grade differences between Glade and Seaway Drive; and, d) due to small lots sizes, it becomes difficult to accommodate required on-site commercial parking and other regulatory standards. To meet such standards often necessitates the assembly of several lots resulting in the demolition of housing stock. 2. Merriam between the Seaway Drive Intersection and Hoyt. This area has experienced some of the City's newest and highest quality office development. Due to the presence of Little Black Creek, and associated lowland, land area for additional development is limited. It is proposed that future development remain consistent with existing development and that use i - of the land be maximized. This may involve physical modification of the site including the addition of fill and channelization or restructuring of the creek. 3. Central Business District with the majority of office development radiating about the City of Muskegon Heights City Hall and focused on the Manahan and Baker Intersection. Primary locations include the parcels directly north and east of the City Hall building. These segments are presently developed for office use. 4. Keating between Leahy (W) and Riordan (E). This location is currently used for office facilities and related parking. - 68 • �5. Miscellaneous Sites as follows: a. Getty Street between Barney (N) and Hovey (S) and Llncoln (N) and Overt>rook (S). The segment between Barney and Hovey is currently used for medical offices. There Is limited area avallable for office expansion. This area abuts residential development on the west. The segment between Lincoln and Overbrook lies directly east of the Woodcliffe residential subdivision. The subdivision possesses quality housing and has the potential for additional residential growth. Overbrook represents an entry point for the subdivision. The designation of Office represents a use type that provides development opportunities for property owners along Getty, while serving to diminish compatibility concerns with the adjacent residential uses. ,. ' b. Green Street, south of Seaway Drive. This small parcel abuts Mona Lake Park on the west and an existing office use to the south. The office use is located in the City of Norton Shores. i. Two options are considered viable and potentially appropriate for this parcel. These include, 1) consolidation of the parcel as part of Mona Lake Park; or 2) use of the parcel for office purposes. The parce1 represents a logical extension of the park. It provides sufficient additional area for expansion of existing tennis courts and associated parking and would serve to enhance this very important regional recreation facility. Conversely, the parcel also exhibits potential for commercial development. This is due to both the existence of such development on the south as well as the site's proximity to Seaway Drive. Of the commercial classifications, the Office designation is considered appropriate for the following reasons: 1) as indicated, it represents a northerly extension of an existing office use; 2) the parcel's small size renders the accommodation of most general commercial/retail uses very difficult, particularly with respect to vehicular parking and circulation; 3) Green Street serves as an entry point to a residential area. From a commercial use perspective, the Office classification is generally more consistent with residential development; and 4) the Green Street Seaway Drive intersection experiences high traffic volumes, many vehicular turning movements, and pedestrian movement resulting from nearby motel development. The addition of a high (traffic) volume commercial use would increase congestion experienced at this intersection. Due to the private ownership of the parcel and its close proximity to an adjoining office use, it has been given an Office District designation. - 69 - �I .. l ;. .', c. Remaining Off ice District locations reflect isolated segments presently In office use or represent parcels appropriate for such development. In many Instances, these areas serve to buffer high intensity commerciaVretail uses from residential development. GENERAL RETAIUSERVICE DISTRICT - This classification represents the broad spectrum of commercial development which is either retail or service in orientation. Uses encompass a variety of commercial types which serve the needs of both the City and, to a lesser degr_ ee, the surrounding region. Typical retail uses _include grocery, clothing, hardware, drug, appliance, specialty shops, furniture, book stores, and similar retail facilities. Service uses include hair salons, shoe repair, copying/reproduction, restaurants, fitness salons, and similar service uses. The General Retail/Service classification also includes entertainment facilities such as theaters, lounges, and uses of a recreational nature. Within the City, this category also encompasses select retail uses which are often found in Highway Commercial Districts. These include automotive and recreational vehicle sales. l •. ! I The General Retail/Service District has been planned for the following locations: 1. Glade Street between Hackley (N), Lemuel (E), Manahan (S), and Seaway Drive (W). This area represents the westerly segment of the West Heights Redevelopment Area (WHRA) . It possesses some of the area's fin est and newest commercial development. Its location as a prime commercial sector is primarily the result of its visibility from and access to Seaway Drive. Much of the existing commercial development serves a regional market in addition to the City. 2. Getty Street between Keating (N) and Barney (S) and Hovey (N) and Lincoln (S). These segments represent a significant commercial strip and delineate the eastern edge of the City. As with the Glade Street corridor, Getty Street experiences high visibility due to large vehicular traffic volumes. Much of the Getty commercial corridor abuts residential development. As a result, development activities must be carefully planned to reduce potential conflicts between the adjoining uses. 3. Broadway and Getty Intersection - While this area encompasses a portion of the Getty Street corridor, it also extends along the northerly edge of Broadway. Currently, this large sector experiences a mixture of retail and office uses. The newest development is represented by a retail marine sales establishment. The high visibility of the corner, combined with recent development initiatives, serve to orient this area as General Retail/Service . 4. Broadway corridor between Seaway Drive (W) and Wood Street (E) - This commercial corridor traverses the Central Business District (CBD) . With the exception of the CBD and the small segment north of Broadway between Sixth (E) and Ninth (W), commercial locations are oriented to a shallow tier of lots fronting along the southern edge of Broadway. South of this - 70 - �tier, one generally finds residential development. Broadway serves as a "gateway" for the City funnelling regional traffic into the downtown area. 5. Central Business District (CBD) - The CBD represents a major commercial area for Muskegon Heights. It serves as a focal point for the City's retail function and, geographically, is fairly equidistant from all residential sectors. The CBD is traversed by a series of streets which serve to markedly enhance visibility for commercial establishments. These include Sherman, Broadway, Summit, Peck, and Sanford. ,._.. , I The CBD is generally defined by the following points: Hume (N), Hoyt (E), Summit (S) and including one block south to Meister's Lawn & Garden and Heritage Hospital, and Sixth (W) . 6. Peck Streat between Keating (N) and Delano (S) - This area consists of the first tier of lots along both sides of Peck Street and includes several lots Just south of Delano. The district also penetrates several lots east of the main segment with frontage on Maffett. This area is presently developed with General Retail/Service uses. 7. Sherman between Manz (W) and Getty (E) - This location consists of several commercial establishments, however, it possesses a number of vacant parcels suitable for development. It is a highly visible location. Development for commercial uses would serve to buffer the northerly residential areas from the industrial areas lying south of Sherman. 8. Hoyt Street near Maplewood - This area consists of three segments; a) several lots on the east side of Hoyt, just south of Merriam, which are presently developed; b) the first tier of lots east of Hoyt and south of Maplewood; and c) the area west of Hoyt and South of Maplewood. 9. Miscellaneous sites as follows : ! . a. The small area on Sherman lying east and west of Hoyt. These lots are presently developed for retail purposes. b. Small area lying north of Maplewood and east of Glade. c. Small scattered sites on Peck, Sherman, and Merriam. Such sites have historically been used for commercial purposes. - 71 · �HIGHWAY COMMERCIAL DISTRICT - this classification reflects commercial uses heavily dependent on a regional market and generally requiring location on a regional arterial such as Seaway Drive. Within the City, such development principally consists of motels and restaurants. Other types of Highway Commercial uses Include vehicular sales, larger shopping centers (malls), and manufactured housing sales. The Highway Commercial District includes the following planned locations: 1. Seaway Drive (north side) between Peck (W) and Green (E). This area includes the core of Muskegon County's motel development. 2. Seaway Drive and Hoyt Street Intersection (southwest corner) - This area is fully developed and consists of a new restaurant. '' l • I I.. I Parcels lying near the NortorVLemuel and Glade/Maplewood Intersections. • f ·' (" 3. --- MIXED USE PUD DISTRICT - The Mixed-Use Planned Unit Development District was created in order to respond to areas that exhibit potential for mixed-use development and are located in areas possessing unique physical characteristics and/or other significant developmental constraints. Once such area is the City-owned property lying south of Seaway Drive and west of the Mobile Home Park at the Seaway/Hoyt Intersection. Due to its proximity to Mona Lake and lowland character, the southern portion of the site experiences high water table conditions throughout much of the year. The northern portion is higher in elevation and potentially suitable for limited development. Because of the area's physical constraints, future development must be given flexibility pursuant to site design and use. It is anticipated that uses may be oriented to a variety of controlled types including office, limited commercial, residential (cluster) development, and/or recreational uses. I·• The mobile home park lying to the east has also been included in the PUD designation. Should the park cease to operate in the future, Its proximity to the City-owned parcel on the west, combined ;..,.,:. with its location relative to Mona Lake Park and Seaway Drive, point to the need and desire to redevelop the site in a creative fashion, consistent with the planned westerly uses. The property comprising Sanford Enterprise Village located in the CBD also lends itself to the PUD concept. This area represents the redevelopment of an abandoned industrial site combined with the enhancement of adjacent commercial facilities. The area is particularly unique due to location, overall site configuration, relationship to the transportation system, environmental character and related developmental constraints. REDEVELOPMENT DISTRICT - This district Includes a combination of use types including business, general and heavy commercial, and light industrial which are able to function in a compatible fashion. It represents the type/nature of development experience by the City within the West - 72 · �Heights Redevelopment Project Area extended to the railroad line running from Hackley (N) to Broadway (S). Several small pockets east of the railroad line have also been proposed, as well as an extension of the district along Park between Keating (N) and Hackley (S). INDUSTRIAL DISTRICT In addition to light Industrial development which has been provided for under the Mixed-Use Commercial category, the City also recognizes the classification of GENERAL INDUSTRIAL - This plan destgnation provides for industrial uses which are oriented to manufacturing, assembly, fabrication, and/or treatment of materials and goods. Other uses might Include tool and die shops, machine shops, trucking and warehousing, research and testing facilities, and uses of a similar or comparable nature. The district may also accommodate light industrial uses. ' .. Locations planned for the General Industrial District reflect existing industrial locations. These include the following areas: 1. The broad band of development lying between Sherman (N), Getty (E), Broadway (S), and Seaway (W). Within this band, General Industrial areas may be found within City blocks 175, 179 through 182, 184 through 188, 192, and 200 through 207. Additional segments are also located near Beulah Avenue and Jarman Street. A minor northward extension of the band occurs north of Sherman and east of Temple and Park Streets. 2. The SPX plant site between Delano and Keating and the Consumers Power Company site between Peck (W), Keating {N), and Leahy (E). PUBLIC DISTRICT The Public District includes lands and facilities under public ownership and/or control and utilized for public purposes. These include all of the Muskegon Heights Public School grounds, City offices and parks, and Mona View Cemetery. Development of these areas is highly restrictive and strictly oriented to the programs and policies of the governing agency. It is the intent of the Public District to protect public lands from encroachment by incompatible uses and to ensure their preservation for the needs and enjoyment of City residents. - 73 - �r. lI I l , I ' Goals and Action Statements (Implementation) �GOALS AND ACTIONS Muskegon Heights has undertaken a number of planning studies in the last 30 years in efforts to Improve the quality of its living environment. Studies completed in 1957, 1969, and 1982 had slightly different focuses, but reached the same general conclusions. All three studies were concerned with the condition of housing stock; the lack of cohesive residential neighborhoods; the limited amount of amenities, such as parks; the need to attract new commercial development and Industrial employment opportunities; and the vitality of the Central Business District (CBD). Each of the earlier studies provided Goals and Objectives to guide the City's decision-makers in efforts to improve Muskegon Heights. These previously defined goals and objectives shared one common element - that the vitality and quality of life in the City needed to be improved. Goals reflect the optimum standard, and though they may seem virtually unattainable, they do reflect a desirable end. The goals listed below are broad statements concerning the long-range policy intent of the City toward improving the Community, as well as enhancing its regional position among surrounding cities. Under each goal is a list of action statements. They have been classified as "action statements" rather than objectives in order to emphasize the need for Implementation. They represent specific programs or policies that should be pursued in order to reach the identified goal. To do so, serves to Implement the Plan. The action statements have been listed as either short or long-range. Short-range actions are oriented to a period of one to approximately five years, although in certain instances, they may extend to greater periods. Long-term actions are more visionary. They reflect future project activity serving to position the City for its place into the year 2000. The goals and action statements have been listed by category and include residential, commercial, industrial, transportation, recreation and community facilities, utilities, and other tasks. The section ends with a summary of the identified short and long-term actions. - 75 - �RESIDENTIAL Goal Statement: Provide and/or preserve sound housing stock and neighborhoods necessary to meet the needs of existing and future residents. Short-Term Actions a. Preserve sound housing stock through vigorous code enforcement. A systematic program of neighborhood Inspections should be Initiated to ensure that all areas of the City meet local maintenance codes. including site maintenance. At a minimum, the program should include the following: i I I 1. - Rental property registration and inspections with all properties inspected on a two-year cycle. ' 2. Owner-occupied housing Inspections with properties inspected at time of sale. 3. Annual (drive by) inspection of all residential areas pursuant to identifying site violations such as abandoned vehicles, trash, and related code issues. Particularly troublesome areas may require more frequent inspection. b. Consider limitations on the placement of curbside trash pursuant to time of collection. It is not uncommon to observe curbside trash that has been placed several days prior to scheduled pick-up. Not only is this unsightly, but it is also potentially unsafe. Moreover, it serves to degrade the quality and perception of the neighborhood. Placement should generally be limited to no more than two days prior to collection . ' c. The City should prepare and implement a maintenance schedule pursuant to City-owned properties in residential neighborhoods. The City currently owns a number of vacant residential parcels in area neighborhoods. These parcels should be maintained during the growing season on a regular basis. d. As identified in the Muskegon Heights Housing Study (1986). the City should: 1. Target additional housing rehabilitation funds to Census Tract 14.02. 2. Work with private contractors and developers to enhance the pace of infill development on City-wide vacant parcels. Said infill should not preclude manufactured housing. Relative to the above, the City has negotiated a recent agreement with a private party to construct new homes on existing lots. Approximate ly 50 parcels have been committed - 76 • �with 2 to 3 units per year being oonstructed. The City should attempt to secure additional developer Interest and oommltment in order to Increase unit oonstruction. e. The City should implement Phase 1, followed by Phase 2 of the Woodcliffe Site Development Study. f. Through revisions to the City Zoning Ordinance, slated for completion during 1991/1992, lnoorporate provisions that will serve to eventually eliminate nonconforming uses from residential locations. Moreover, the revised Ordinance should Include language adequately protecting residential neighborhoods from future Incompatible uses. Such language should incorporate provisions addressing the following: ' I g. 1. Limitation on types of uses permitted in residential areas. 2. Buffers between residential and non-residential districts. 3. Methods for modifications to existing incompatible situations. 4. Landscape and related site development standards. The City should oontinue with the implementation of the Muskegon Heights Parks and Recreation Plan (1986) with particular emphasis on the West Heights Park. Improvement of the park is critical to the future residential stability of the northwest sector of the City. Moreover, the park serves as an important buffer between this residential area and industrial development to the west. h. Restrictions should be placed on through commercial traffic (I.e.; trucks) in residential neighborhoods. This can be accomplished in the short-term through signage and subsequent police enforcement of violations. Commercial traffic should generally be restricted to major and minor arterials and collector streets. i. The City should investigate the potential to work more closely with local neighborhood associations, churches, and related organizations pursuant to neighborhood .; redevelopment efforts, especially replacement housing initiatives. j. Pursuant to paragraph i) above, the City should focus particular attention on area churches which are found throughout local neighborhoods. Said churches serving not only the religious needs of residents, but also, providing centers of social interaction for neighborhood groups. During field work associated with plan preparation, it was observed that a number of churches were in need of external repair and site maintenance . Generally , the magnitude of repairs and - 77 - �'' maintenance did not appear that great. Rather, they simply involved the need for cleaning, painting, lawn work, and in certain instances modest construction improvements. The lack of maintenance serves to downgrade neighborhoods possessing churches, which exhibit the above characteristics. Long-Term Actions a. Continue with the following programs: 1. 2. Lot infill, housing rehabilitation (Homestead program) and nuisance building abatement. Land assembly with emphasis on Census Tract 13 for future single-family 3. development. Recreation improvements as outlined by the Recreation Plan. b. Targeted neighborhood revitalization strategies. c. Construction of a downtown, market-rate rental, mid-rise apartment complex to complement CBD development. d. Conversion of the Strand Theater building (upper story) to rental, including the possibility of senior rental housing. e. Redevelopment of East Park Manor with emphasis on landscape, site circulation, and building facade improvements. East Park Manor is a subsidized complex providing rental housing to low income families. The complex is a significant land use feature encompassing several blocks in the northeast part of the City. It is perceived in a variety of ways by residents of the City, as well as non-residents. Generally, that _Perception is not positive. Much of the (negative) perception is directly related to the rather poor visual quality of the site and buildings. Efforts Should be made to encourage building and site improvements. The implementation of improvements will serve to soften negative perceptions of the complex. Additionally, they will be needed as the City seeks to encourage additional rental development south of East Park Manor. L. - 78 - �I , COMMERCIAL Goal Statement: Promote quality commercial development located to meet the needs of residents and visitors. Short-Term Actions a. Completion of the first phase of the Sanford Street Redevelopment Project (Sanford Village). Said phase to include the reopening of Sanford Street, site clearance, redevelopmenu expansion of Peck Street properties, and bank construction. b. Complete development of Heineman Plaza. C. Complete sale of remaining (commercial) properties in the West Heights Development District. Prepare a site development and acquisition plan and begin the assembly of additional properties in this area for future development. d. Work towards the removal of non-conforming uses In prime commercial areas. A major component of this task will involve revisions to the City Zoning Ordinance to limit the development and expansion of the incompatible uses in commercial locations. Changes to the Ordinance should also address commercial site development including standards for landscaping, signage, parking, and paving. e. Maintenance of the current CBD streetscape should be improved. Trees should be pruned on an annual basis. Tree grates should be periodically cleaned of litter. Damaged tree guards should be repaired. Sidewalk and street litter should be removed on a regular basis (weekly). f. Alleys within the CBD should be cleaned and, where possible, the rear facades of buildings painted. g. As with residential properties, commercial properties should be periodically inspected for necessary external improvements. Restrictions should be placed on outside storage. Steps should be immediately taken to repair the south wall of Heritage Hospital. The exterior wall covering is "falling off" and presents an extremely poor image as one enters the CBD from the south. This situation has been in existence for over a year! h. The City should investigate the need/desire to initiate two-way traffic flow on Peck and Sanford as related to entry into the City's downtown area. i. The City should undertake a CBD parking and traffic circulation study to determine long-term parking and circulation needs. - 79 • �j. Initiate a joint corridor planning effort with those communities possessing Getty Street frontage pursuant to the use and redevelopment of said street. The planning effort should Investigate such issues as appropriate land uses, access control, streetscapes, slgnage, and maintenance. Findings should be Incorporated Into the local zoning ordinance. 'I • k. The Muskegon Heights (MOOT) entry sign at the Seaway Drive/Merriam Street Intersection should include a directional reference to the "Muskegon Heights Central Business District." I. Follow-up on 1989 Peck and Sanford Traffic Study. Long-Term Objectives a. Construct an access point to Broadway from Seaway Drive in order to facilitate the viability and growth of the CBD, as well as other commercial development along the street system. b. Continue with the development of Sanford Village with activity concentrating to the west of Sanford Street. c. Initiate development of the City-owned parcel lying south of Seaway Drive and west of Hoyt. Said development should be completed based on a comprehensive planning approach recognizing the environmental constraints of the site as well as surrounding land uses. As part of the planning effort, the City should consider acquisition and redevelopment of the adjacent manufactured housing park. d. The CBD streetscape should be extended to incorporate all designated commercial areas radiating from said CBD. This includes the entire stretch of Broadway, from Seaway Drive to approximately Wood Street, and Peck, between Summit and Hume. e. The small commercial node on Peck, between Keating and Delano, should be considered for streetscape beautification. f. The ewe property located at the intersection of Seaway and Broadway should be removed with the site redeveloped for commercial (or light industrial) uses. - 80 - �INDUSTRIAL Goal Statement: Preserve and' enhance existing Industry and attract new Industry to selected areas In the City. ' . Short-Term Actions a. Complete the sale of existing West Heights redevelopment District properties. Begin the acquisition and assembly of additional properties to meet future industrial dema d. Rename area to West Heights Enterprise Village. b. Relocate the transport operation (presently found on Getty, between Hackley and Barney) to an appropriate industrial setting. The operation is not compatible with adjacent uses nor with uses proposed by the Master Plan. c. Encourage existing industries that are located on highly traveled roadways (i.e.; Broadway and Sherman) to implement site beautification activities. d. Upgrade industrially-zoned (planned) parcels by eliminating non-conforming uses. e. Maintain a close awareness of the needs of the City's existing industries. Strive to meet those needs where possible. I . Long-Term Actions a. Complete the expansion and development of the West Heights Redevelopment District eastward to the CSX Railroad ROW. b. Prepare redevelopment strategies for aging industrial facilities/areas. Concentrate initial efforts on those industries which have indicated the potential for closure (i.e.; SPX facility on Sanford). · 81 · �r ·, TRANSPORTATION Goal Statement: Promote an effective transportation and circulation network within and through the City. l • Short-Range Actions II ' a. Develop a functional classification for the street system which distributes traffic in an efficient manner. b. Implement measures to decrease the level of (transient) through traffic in residential neighborhoods. c. Develop a short and long-term program for street maintenance, including assessments of funding needs and funding mechanisms. The maintenance program should also consider adjacent right-of-way improvements such as sidewalks, bicycle paths, and landscaping. d. Coordinate the reconstruction and maintenance of the local transportation system with those of adjacent communities. Particular emphasis should be placed on regional transport segments serving as through routes (i.e.; major and minor arterials and collectors). e. Implement regulations/standards pursuant to building setbacks, roadway signage, landscaping, driveway design, right-of-way needs, off-street parking, and loading and · unloading areas as part of the transportation planning effort. These can be handled through revisions of the Zoning Ordinance. f. Coordinate efforts with the Muskegon Area Transportation Authority to ensure long-range public transportation to areas of high pedestrian activity. Such areas include the CBD and Mona Lake Park. The City should also investigate the potential of participating in the Trolley route now serving communities adjacent to Lake Michigan. g. Signal timing for major intersections should be periodically examined to ensure optimal safety and efficiency. h. The tum from Merriam to Peck Street is poorly defined, designated only with a small sign. The tum should be redesigned to distinguish the primary route, or Merriam to the north should be closed off entirely. · 82 · �i • l 'Long-Term Actions f - ........: a. Develop an access to Broadway Avenue from Seaway Drive. b. There is evidence of pedestrian movement along the west side of Getty, between Keating and Sherman. The City should consider placement of a sidewalk at this location. c. Access should be secured to the City-owned parcel lying south of Seaway and west of Hoyt. d. Implement a pedestrian crossing to Mona Lake Park from the north side of Seaway Drive. • l ,. ' ' RECREATION/COMMUNITY FACILITIES ,... j • I t ' Goal Statement: To meet the recreational and public faclllty needs of the City's residents with particular emphasis on providing facllltles which will serve to stabilize local neighborhoods. (The following actions have been taken from the Muskegon Heights Parks and Recreation Plan {1986). Readers should refer to that dowment for addltlonal detail.) Short-Term Actions a. 1) 2) 3) ) . I Completion of the redevelopment of the following parks/recreational facilities (Note: in order of priority): J 4) Mona Lake Park West Heights Park Rowan Park Glendale School improvements 5) Little Black Creek Nature Park Long-Term Actions ,_ a. Completion of a Seaway Drive crossover to Mona Lake Park. b. Construction of a city-wide community center near the Central Business District. c. Playground improvements to Lindbergh School. d. Possible acquisition of additional recreational space for Mona Lake Park (such as the residential mob ii home park to the west). • 83 • �UTILITIES Goal Statement: To develop and maintain a public utlllty system capable of meeting the changing demands of the City during the next century. Short-Term Actions , .. a. ' (. .. Develop a comprehensive maintenance program/schedule for the City's water, sanitary sewer, and storm sewer system. Coordinate the program with the planning efforts of the City pursuant to such projects as Sanford Village, Woodcliffe, expansion of the West Heights redevelopment Districts, etc. I b. Extend utilities into the undeveloped portions of the Woodcliffe area. c. As part of the utility planning effort, include an assessment of future trash collection methods r" l l and needs. d. Prepare a cosUbenefit assessment pursuant to the privatization of the management of the City's utility effort pursuant to park's maintenance, public parking lots and City owned lots. i (. Long-Term Actions a. Implement the plans and programs completed as part of the short-term action phase. OTHER TASKS Short-Term Actions a. Update the City Zoning Ordinance. implementing the Master Plan. This document represents the primary tool for b. Implement a community-wide "futuring" process to determine public goals and directions and to hired community consensus, pursuant to enactment of implementation policies. c. Prepare a Strategic (Economic Development) Plan. · 84 · �r-· I I • r I j ! Action Summary �I : , ACTION SUMMARY: SHORT-TERM ACTIONS Following is a summary, by category, of the recommended short-term Plan actions: Residential 1. Establish a rental property housing registration inspection program. 2. Establish an owner-occupied housing Inspection program. 3. Establish an annual program of "block-by-block" field reviews to identify site violations. 4. Place restrictions on placement of curbside trash. 5. Develop a maintenance program/schedule for City properties located in residential neighborhoods. 6. Follow the recommendations of the Housing Study (1986). Place particular emphasis on: a. Targeting of rehab monies to Census Tract 14.02. b. Obtain the services of additional contractors to hasten the pace of the residential infill program. 7. Implement Phase 1 of the Woodcliffe Site Development Study (1989) . 8. Revise the City Zoning Ordinance in order to protect the integrity of residential areas. 9. Continue with implementation of the Muskegon Heights Parks and Recreation Plan (1986) with emphasis on West Height Park. 10. Restrict the movement of commercial traffic through residential neighborhoods. 11. Establish programs providing greater interaction between the City and local neighborhood groups, especially in replacement housing development. 12. Encourage local neighborhood churches to improve the maintenance of their buildings and grounds. • 86 • �Commercial 1. Complete the first phase of Sanford Village. 2. Complete development of Heineman Plaza. 3. Complete the sale of remaining West Heights Development District properties (Phase 1). r I • 4. Prepare a site development and acquisition plan for the West Heights Development District (Phase 2} . . 5. Based on the recommendations of Number 4 above, begin to acquire properties within the Phase 2 area of the West Heights Development District. 6. Revise the City Zoning Ordinance to limit the development and/or expansion of incompatible properties in commercial locations. r 7. Enhance maintenance efforts on the CBD streetscape. 8. Enhance maintenance efforts on alleyways within the CBD. 9. Develop a program of periodic (site) inspections of commercial properties pursuant to identifying r. illegal and unsafe outdoor storage and building maintenance concerns. resolve problems. 10. Work with owners to Work with the owners of Heritage Hospital pursuant to maintenance of the south wall visible from Peck. C 11. Analyze the need to establish two-way traffic throughout Peck and Sanford Streets. 12. Undertake a CBD parking study to determine long-term parking needs. As part of the parking study, assess coin-operated meter needs. 13. Initiate Joint corridor planning studies with adjacent communities pursuant to the long-term development of inter--community arterial and collector systems. Focus initial efforts on Getty. 14. Modify the (Michigan Department of Transportation} sign located at the Seaway Drive and Merriam f I Street Intersection, to include a directional reference to the City's CBD. · 87 · �.. . . Industrial 1. Complete the sale of industrial properties within the West Heights Development District. 2. Begin the acquisition of needed additional properties within the West Heights Development District eastward to CSX Railroad ROW. 3. Relocate the trucking facility (currently located on Barney near Getty) to an appropriate industrial setting. 4. Encourage industries to improve site maintenance, with emphasis on those Industries located on Broadway and Sherman. 5. Revise the City Zoning Ordinance to protect Industrial properties from incompatible developments. 6. Work with local industries to maintain an improved awareness of long-term needs. Transportation 1. Develop a functional classification system. 2. Decrease the level of transient traffic through residential neighborhoods. 3. Prepare a street maintenance schedule. 4. Revise the City Zoning Ordinance to include roadway development standards. 5. Investigate the potential to participate in the Muskegon Trolley route system. 6. ' i I - L Periodically examine signal timing at major intersections to ensure maximum traffic safety and efficiency. 7. Redesign the Merriam and Peck Street Intersection area to improve flow into the CBD. 8. Extend streets into the undeveloped Woodcliffe area. 9. Implement the Peck and Sanford Traffic Study (1989) . - 88 - �Recreation and Community Facilities 1. i t .- Continue with Implementation of the Muskegon Heights Parks and Recreation Plan. Emphasize completion of Mona Lake Park and West Heights Park. Utilities ' r .... l .l L 1. Prepare a maintenance schedule/program for the City's water, sanitary sewer, and storm sewer systems. 2. Extend utilities into the undeveloped Woodcllffe site. 3. Assess trash collection methods and needs. 4. Prepare a cosVbenefit analysis pursuant to the privatization of the management of the City's utility effort. Other Tasks 1. Revise the City Zoning Ordinance ACTION SUMMARY: LONG-TERM ACTIONS Following is a summary of recommended long-term actions: Residential I I 1. Continue with the lot infill program, housing rehab (Homestead) and nuisance building abatement. 2. Intensify land assembly efforts in Tract 13 (this element should be pursued only if, during the short-term, infill efforts do not generate Tract 13 activity). 3. Develop targeted neighborhood redevelopment strategies. 4. Work to generate (private) construction of CB0 market rate rental complex. 5. Redevelop Strand Theater (upper story) to rental housing, possibly senior housing. 6. Rehab of East Park Manor, including site improvements. I - - 89 - �I , Commercial 1. Construct Seaway Drive access to Broadway. 2. Complete Sanford Drive. 3. Develop the City parcel that is located south of Seaway and west of Hoyt. 4. Extend the CBD streetscape. 5. Redevelop the ewe site located at the Seaway Drive and Broadway Intersection. Industrial 1. Complete the expansion and development of Phase 2 of the West Heights Development District. 2. Prepare redevelopment strategies for aging Industrial facilities and areas, such as the Sanford Street SPX site. Transportation f • 1. Construct Seaway Drive access to Broadway. 2. Investigate sidewalk needs along Getty. 3. Obtain access to the City parcel located south of Seaway Drive and west of Hoyt. 4. Construct a Seaway Drive pedestrian crossing to Mona Lake Park. Recreation and Community Facilities 1. Construct Seaway Drive pedestrian crossing to Mona Lake Park. 2. Construct a community center near the CBD. 3. Update the City Parks and Recreation Plan (1986). 4. Complete playground improvements to Lindbergh School (unless Recreation Plan update indicates otherwise). 5. Investigate acquisition of additional property for Mona Lake Park. - 90 - �Ir Utilities r· l 1. Based on the Maintenance Program developed as a short-term action component of this Plan , Implement utility improvements. Other Tasks 1. Update the Master Plan. 2. Conduct community-wide "futuring" process to establish public goals, direction and policy consensus. 3. Prepare Strategic (Economic Development) Plan. I. - 91 - � 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 Muskegon-Heights_Master-Plan_1989 Creator An entity primarily responsible for making the resource Muskegon Heights Planning Commission Date A point or period of time associated with an event in the lifecycle of the resource 1989-08-31 Title A name given to the resource City of Muskegon Heights Master Plan Description An account of the resource The City of Muskegon Heights Master Plan was prepared by the Muskegon Heights Planning Commission and was adopted on August 31, 1989. Subject The topic of the resource Master plan reports Muskegon Heights (Mich.) Muskegon County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/57b28aef574fb79f421a53299f4ce2f7.pdf f2de246d626f99254afe45d1cc5bb44d PDF Text Text ,I ~ ~ ,::, c::: r-r, ...... r,,, ...... . ' .... ·:::::···················:::::::::::..:::::;::::::::::: •·········••'•'•'••··············::·::·:} �ACKNOWLEDGMENTS The City of Negaunee Planning Commission would like to express their appreciation to the many groups and individuals who have contributed to the development of this Comprehensive Plan, including the City of Negaunee Planning Commission, the Negaunee City Council, former Planning Commission members, City staff, and all the citizens who took the time to provide input to the planning process. Your input and support were invaluable to our efforts. Neirnunee Citv Council Negaunee Planning Commission Raymond Rappazini, Mayor Glenn Binoneimi Paul Gravedoni Robert Juidici John Savolainen Fred Terres Clelia T erzaghi Les Ross, Chairman Michael Cardone Ronald Gilmore Richard Karno Gary Koski Dennis Ombrello Larry Peterson Ellen Skaates-Weingarten Robert Sylvester �COivfPREHENSIVE PLAN RESOLUTION OF ADOPTION CITY OF NEGAUNEE PLANNING COMMISSION WHEREAS, The City of Negaunee Planning Commission is established in accordance with the Municipal Planning Act, Act 285 of 1931, M.C.L. 125 .33 ; and WHEREAS, the City of Negaunee Planning Commission has prepared a Comprehensive Plan for the City of Negaunee, in accordance with M.C .L. 125 .36; and WHEREAS, this Comprehensive Plan contains maps and narrative describing trends and conditions relating to the population, economy, natural features , land use, community facilities and services, housing, transportation and recreation within the City of Negaunee; and WHEREAS, this plan also contains goals, policies and objectives to be used to guide future development of the City of Negaunee, NOW THEREFORE BE IT RESOLVED by the City of Negaunee Planning Commission, to adopt the City of Negaunee Comprehensive Plan as the official Master Plan for the City of Negaunee. I certify that the above is a tn1e and complete copy of a resolution passed by the City of Negaunee Planning Commission on at the regular meeting on August 17, 1999. By : -+----\-;;-J--- ---L---=-----.._ Les R ss, hai rman City of Negaunee Planning Commission Date: August 17, 1999 �TABLE OF CONTENTS 1.0 OVERVIEW AND BRlEF DESCRlPTION ................................... I 1.1 Introduction ...................................................... I 1.2 Community Description ............................................. 2 2.0 POPULATION .......................................................... 1 2.1 Introduction ...................................................... 1 2.2 Population Trends ................................................. 1 2.3 Population Estimates ............................................... 5 2.4 Age and Gender Composition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 2.5 Racial Composition ............................................... 12 2.6 Educational Attainment ............................................ 12 2.7 Household Characteristics .......................................... 13 2.8 Population Projections ............................................. 15 2.9 Population Density ................................................ 18 2.10 Issues and Opportunities ....................... : ................... 18 3.0 ECONOMIC BASE ...................................................... 1 3.1 Introduction ...................................................... 1 3.2 Area Economy .................................................... 1 3.3 Labor Force and Employment ........................................ 2 3.4 Employment by Sector .............................................. 7 3.5 Employment by Place of Work ...................................... 10 3.6 Major Employers ................................................. 11 3.7 Income ......................................................... 13 3. 8 Poverty Rates .............................................. . ..... 16 3. 9 Issues and Opportunities ........................................... 18 4.0 NATURAL FEATURES .................................................. 4.1 Topography ...................................................... 4.2 Geology ................................................... . ..... 4.3 Mineral Resources ................................................. 4.4 Soils ............................................................ 4.5 Water Features .................................................... 4.6 Wildlife ......................................................... 4.7 Climate .......................................................... 4.8 Issues and Opportunities ............................................ 1 1 1 3 3 5 6 6 6 �5.0 LAND USE ............................................................ 5.1 Historical Land Use Patterns ......................................... 5.2 Factors Affecting Land Use ............ . ........ : .................... 5.3 Current Use Inventory .............................................. 5.4 Public and Quasi-Public Land Use .................................... 5.5 Land Ownership ................................................... 5.6 Contaminated Sites ...... . ......................................... 5.7 Land Use Trends .................................................. 5.8 Issues and Opportunities ............................................ 1 1 2 4 6 7 8 9 9 6.0 PUBLIC AND COMMUNITY FACILITIES .................................. 1 6.1 Introduction ..................... . ................................ 1 6.2 Community Facilities and Services ................................ . ... 1 6.3 Public Buildings ................................................... 5 6.4 Other Public Facilities and Services ...... . ............................ 8 6.5 Issues and Opportunities ........................................... 10 7.0 HOUSING ............................................................. 1 7.1 Introduction ...................................................... 1 7.2 Housing Characteristics ............................................. 1 7 .3 Financial Characteristics ........................................... 10 7.4 Selected Housing Characteristics ..................................... 13 7.5 Issues and Opportunities ........................................... 16 8.0 PARK AND RECREATION FACILITIES .................................... 1 8.1 Existing Recreational Facilities ....................................... 1 8.2 Nearby Recreational Sites ........................................... 5 8.3 Recent Developments .............................................. 7 8.4 Local Recreation Needs .................... . ........................ 7 8.5 Recreation Needs Standards ......................................... 10 8.6 Park Accessibility .......................................... . ..... 12 8. 7 Historical Resources .............................................. 15 8.8 Issues and Opportunities ..... . ..................................... 18 9.0 TRANSPORTATION .................................................... 1 9 .1 Introduction ...................................................... 1 9.2 Use of Private Vehicles ............................................. 1 9.3 Road System ..................................................... 3 9.4 National Functional Classification of Roads ............................. 4 9.5 Condition of Streets and Bridges ...................................... 7 9.6 Financing ................................... _. .................... 7 9.7 Parking .......................................................... 8 9.8 Sub-State Area Long Ran_ge Plan ...................................... 8 9.9 Secondary Commercial Network (SCN) ............ .................... 10 9.10 Traffic Volume .......................................... . ........ 10 �9.11 9 .12 9.13 9.14 9 .15 9 .16 10.0 Public Transportation ....................... . ...................... 12 Inter-Community Bus Service ....................................... 14 Port ............................................................ 14 Air Transportation ................................................ 15 Railroads ....................................................... 20 Issues and Opportunities ....... ........ ..... .. ...... .. .... . ........ 21 GOALS, POLICIES AND OBJECTIVES ..................................... 1 10.1 Introduction . ..... .... ..... .............. ... .. ... .. .. .. . . . ........ 1 10.2 Economy ............................... . . . ...................... 2 10.3 Natural Features ................................................... 4 10.4 Land Use ....... . ........ . .... .... .. ... ........ . . . ............... 5 10.5 Public and Community Facilities ...................................... 7 10.6 Housing ........... . ......... .. ..... . . ... .. . ..................... 8 10. 7 Recreation/Historical ............................................... 9 10.8 Transportation ................................................... 13 �1.0 OVERVIEW AND BRIEF DESCRIPTION 1.1 Introduction The Comprehensive Plan contained in this document represents the culmination of months of discussion and study by the City of Negaunee Planning Commission, with technical assistance from the Central Upper Peninsula Regional Commission (CUPP AD). The plan also incorporates information from other planning efforts previously undertaken, including site-specific plans such as the Teal Lake Master Plan, and previous development of goals and objectives for the City. The document can be divided into two primary areas -- background information, and goals, policies and objectives which will guides the City's future development. Background information on population trends, the local economy, land use, and community facilities, among other items, is useful is forming a complete picture of the community's growth and development over time -- in other words, "where are we now, and how did we get here?" Chapter 10 focuses on the City of Negaunee's future. Once the Planning Commission gained an understanding of the past and present situation and trends in the community, the question became "where do we want to go in the future, and what policies can help our community achieve those goals?" The last chapter of this plan builds on the first nine, and provides a framework for guiding the city's future development. In addition to providing a general framework for development, the goals, policies and objectives articulated in this plan will assist the Planning Commission to update the zoning ordinance to reflect the desired future directions for the city, and to review proposed public improvements in accordance with Act 285 of 1931, the Municipal Planning Act. The City or Village Zoning Act, Act 207 of 1921, requires that zoning regulations and districts be established "in accordance with a plan designed to promote or accomplish the objectives of this act" (MCL 125.581, Sec. 1(2)). This Comprehensive Plan meets this statutory requirement. The Municipal Planning Act, under which the Planning Commission is established, states that "no street, square, park or other public way, ground, or open space, or public building or structure, shall be constrncted or authorized ... until the location, character, and extent thereof shall have been submitted to and approved by the commission." In other words, the Planning Commission is charged with reviewing public improvements to determine the consistency of such improvements with the City's Comprehensive Plan. Such review is not binding on the City Council; if the Planning Commission finds that a proposed public improvement is not consistent with the objectives of the plan, the Council can overrule the disapproval by a 2/3 majority vote of its entire membership. However, Planning Commission review provides a valuable tool for ensuring that public improvements promote the goals and objectives defined during this lengthy and exhaustive planning process. Chapter I Page I �1.2 Community Description The City of Negaunee is located in central Marquette County, and is part of the urban area which includes the cities of Marquette and Ishpeming. U.S. 41 and M-28 run through the City from east to west, and M-35 intersects with U.S. 41/M-28 just east of the City, connecting the area to areas to the south. Negaunee is the third-largest local unit of government in the County in terms of population, behind the other two cities; a total of about 35,000 people live in the urban area, or about half of the County's 1990 population. The first iron ore discovered in the Upper Peninsula was discovered in what is now the City of Negaunee in 1844. In 1845 the Jackson Iron Company was formed, and mining began in 1846. The settlement known as Negaunee was founded in 1846, although it would not incorporate as a village or city for several years. Over the next few years. many more mines were established throughout the Marquette Iron Range. In addition to mining the raw ore, a forge on the Carp River and a charcoal blast furnace in what is now downtown Negaunee were developed to partially process the ore before shipping it out of the area. Ore was hauled by rail to Marquette or Escanaba, where it was then shipped to steel mills. In 1858, Teal Lake Township was organized. and in 1865 the Village ofNegaunee was established. In 1873 the first charter election for the City of Negaunee was held, and the community has been a city ever since. From a population of 124 in 1850, the City had grown to over 8,500 by 1900. Negaunee's grow1h and development have been closely tied to the iron mining industry. By the mid 1860s, surface ore deposits were becoming depleted, and underground mining began. Underground mines required a greater investment of capital, and as mines grew larger so did the companies which operated them. Several smaller companies were eventually consolidated into the Cleveland-Cliffs Iron Company, which today operates the two remaining active iron mines in the Upper Peninsula. As employment and production at the mines dropped, many communities experienced economic hard times and a loss of population. In Negaunee, for example, the population has declined slowly but steadily since 1940, with the 1990 Census showing 4,741 residents,just over half the population at the tum of the century. By the early 1960s, nearly 322 million tons of iron ore had been shipped from the Marquette Iron Range. Peak production occurred in 1929, when nearly 17 million tons was shipped, while in 1932 production dropped to less than one million tons. In the 1950s, mining operations began to shift from the production of raw ore to pelletized ore. B ypelletizing the low-grade ores, a more concentrated product was produced, making shipping more cost-effective. From 1956 through 1998, a total of 400 million tons of pellets had been shipped from the Marquette Iron Range. The relative share of employment provided by mining has dropped over the past 75 years. As of 1998, the Tilden and Empire mines employ a total of about 1,850, and produce a combined total Chapter I Page 2 �of just over 15 million tons of ore. Mining is still a significant employer in the area, but the economy has diversified, and communities are looking to other economic sectors for future growth. While mining has declined, it still remains a part of Negaunee's past and present. The Michigan Iron Industry Museum, located near the site of the Carp River Forge, contains exhibits telling the story of iron mining in the area. The Negaunee High School's sports teams are known as the Miners, and many area residents worked in the mines at some point in their life. Physical evidence of mining in the area includes the two remaining active mines, many abandoned mines, and large expanses of caving grounds resulting from past mining activities. Another large Marquette County employer which has suffered a decline in recent years is K.I. Sawyer Air Force Base near Gwinn in the southern part of the County. The base, once one of the largest employers in the Upper Peninsula, and home to 3,600 military personnel, closed in September, 1995. The City of Negaunee did not suffer much direct impact from the base closure, but has suffered some indirect effects. Rental housing at the former base is being offered at very attractive rates, resulting in some housing vacancies in the urban corridor, and the loss of population and payroll associated with the base has had an effect on the retail and service sectors throughout the County. In 1999, Marquette County plans to move the Marquette County Airport from its present location just east of the City to Sawyer. It is difficult to predict what the effects of this move may be, beyond causing local residents to drive farther for air travel. As is the case with many other cities in the Upper Peninsula, Negaunee's population has been declining and growing older over the past 10-20 years, while there has been relatively little new development and investment. In Negaunee's case, the large expanses of caving grounds and mining company land ownership have placed constraints on growth due to a lack of available sites. The community has retained an attractive downtown area, and housing and commercial areas have not deteriorated or become blighted. In recent years, new commercial development has occurred along U.S. 4 l /M-28, infrastructure improvements have been made, and new subdivisions have been platted. It is hoped that the years to come will see the declining population trend reverse, and that there will be continued investment and growth in the community. Chapter I Page 3 �2.0 POPULATION 2.1 Introduction Population change is the primary component in tracking a community's past growth as well as predicting future population trends. Population characteristics relate directly to a community ' s housing, educational, community and recreational facility needs, and to its future economic development. Fluctuations in the economy can greatly influence the population trends and characteristics in a community. In addition to looking at population trends within a specific community, it is helpful to look at the trends and changes which take place in surrounding and neighboring communities. Communities do not exist in a vacuum; instead residents of one community may work in another community, send their children to school in yet another community, and travel to other areas to purchase goods and services. In order to gain a better appreciation of the population trends affecting the City of Negaunee, this chapter will present information not only for the City, but for the City of Ishpeming, the neighboring townships of Negaunee, Ishpeming, Richmond and Tilden, and for the City of Marquette, Marquette County and the State of Michigan. 2.2 Population Trends The population of the City of Negaunee has been declining over the past 50 years, as shown in Table 2-1 and Figure 2-1 . The sharpest decline occurred between 1960 and 1970, when the City ' s population decreased by 14.3 percent. Between the 1970 and 1980 Censuses, the decline was only 1.1 percent, followed in the 1980 by a decline of 8.6 percent. Overall, since the 1940 Census, the City ' s population has declined by 30.4 percent, from 6,813 people in 1940 to 4,741 in 1990. The population of the neighboring City of Ishpeming has followed a similar pattern, with a decline of 24.3 percent since 1940. Meanwhile, the surrounding townships have generally shown population increases, particularly in Negaunee and Ishpeming townships. This trend is not uncommon in Michigan and the remainder of the country. In major metropolitan areas, this trend takes the form of migration from the city to its surrounding suburbs, while in more rural areas people are moving from cities into surrounding rural areas. The reasons for this migration are many, including lower taxes and user fees, lower development costs, a desire for a more rural lifestyle, desire for larger residential lots, etc. Many cities in the Upper Peninsula have seen extensive residential subdivisions established in the surrounding townships over the past 10 to 20 years. Chapter 2 - Page I �TAllLE 2-1 PO PULAT ION 1940- 1990, SELECTED AREAS Arca 1940 1950 % Change. 1940-50 % Clrnnge, 1950-60 1960 % Change, 1960-70 1970 1980 % Change, 1970-80 1990 % Change , 1980-90 % Change, 1940-90 Negaunee C ity 6,8 13 6,472 -5.0 6, 126 -5.3 5,248 - 14.3 5, 189 - I. I 4,74 1 -8 .6 -30 4 Ishpeming C ity 9,49 1 8,962 -5.6 8,857 - 1.2 8,245 -6.9 7,5 38 -8.6 7,200 -4 .5 -24 .3 Negaunee Twp. 568 909 60.0 1,383 52 .1 1,760 27 .3 2,443 38.8 2,368 -3 . 1 3 16.9 Richmo nd Twp. 1,225 1, 197 -2 .3 1,4 11 17.9 1,277 -9.5 1,246 -2.4 1,095 - 12 .1 - 10.6 Ishpeming Twp. 1,33 1 1,5 17 14.0 2,238 47.5 2,376 6.2 3,6 12 52 .0 3,5 15 -2 .7 164 . 1 Tilden Twp. 967 932 -3.6 922 I.I 883 -4 .2 1,044 18.2 1,0 10 -3 .3 4.4 Marquelle Twp. 780 1,280 64. 1 1,880 46.9 1,703 -9.4 2,669 56.7 2,757 3.3 253 .5 Marqucllc Ci ty 15,928 17,202 8.0 19,824 15.2 2 1,967 10.8 23,288 6.0 2 1,9 77 -5 .6 38.0 Marquette Co. 47 , 144 47,654 1.2 56, 154 17.8 64,686 15.2 74 , 10 1 9.9 70,887 -4 .3 50.4 154,496 149,865 -3 .0 157,257 4.9 165,744 5.4 182,390 10.0 177,692 -2.6 I 5.0 5,256, 106 6,37 1,766 21.2 7,824,965 22.8 8,875,083 13.4 9,262,07 8 4.4 9,295 ,297 0.4 76.8 13 1,669,275 15 1,325 ,798 14.9 179.323 , 175 18.5 203,302,03 1 13.4 226,542, 199 11.4 248,709,873 9.8 88 .9 CU PPAD Region Mi chi gan United Stales So urce: U.S. llu rcau of the Ce ns us, Ce nsus data for years ci ted. Chapter 2 - Page 2 i ~ �FIGURE 2-1 POPULATION 1940-1990 , SELECTED AREAS 10 ,000 9 ,000 8 ,962 8,000 7 ,200 7 ,000 6 ,000 C: ... .!:! "' :, 5, 5 ,248 5 ,000 C. 0 0.. 4 ,000 3 ,000 2 ,757 2 ,368 2,000 1 ,000 1 ,095 568 0 1940 1950 1960 1980 1970 Year -<>- Negaunee Township -D-1 shpem i ng Township --tr- Marquette Townsh ip ~ Richmond Township ----llE- City of Negaunee -O- city of Ishpeming Source : U .S . Bureau of the Census , Census data for years c ited . Chapter 2 - Page 3 1990 �The population of Marquette County increased from 1940 to 1990 by 23 ,743 persons, or 50.4 percent. Of the County ' s three cities, Marquette was the only one which increased, along with several townships. Countywide, a significant portion of the population growth is attributable to K.I. Sawyer Air Force Base, with large population increases in Forsyth, Sands and West Branch townships, which encompass the former base. Between 1950 and 1960, for example. Sands Township's population grew by over 800 percent. The six county CUPPAD Region experienced some population decline in the 1940s, which was then followed by steady growth from 1950-1980, with a population increase of22 percent; however, in the decade of the 1990s, the region lost 4,602 persons. The State of Michigan in each of the decades from 1940 to 1990 incurred growth in population, with a 50-year period increase of 76.8 percent. Population change is the result of a combination of natural increase and migration. When births within a community within a period of time exceed deaths, a positive natural increase occurs. If deaths exceed births, a negative natural increase is the result. Communities with a relatively young population tend to have a high natural increase, since the birth rate is relatively high. Those communities with a large number of older people tend to have a small natural increase; a negative natural increase is uncommon. Net migration is the difference between the number of people moving into a community and the number of people moving out. Net migration is positive when more people move into an area than move out. Economically depressed areas often experience significant out-migration as residents leave for real or perceived employment opportunities elsewhere. In Marquette County, births exceeded deaths in the 1960s, ' 70s and ' 80s. From 1960 to 1969, and from 1970 to 1979 in-migration occurred, while out-migration was the rule between 1980 and 1989. The County's population increased from 1960 to 1980, as a result of in-migration combined with the natural increase in population. In the last decade (1980-89) out-migration exceeded the natural increase to result in a declining population for Marquette County, as shown in Table 2-2. Significant out-migration ap~ears to have occurred county-wide following the closure of K.I. Sawyer Air Force Base in 1995. The 1996 population estimate for Marquette County was 62,017, down 12.5 percent from the 1990 Census figure of 70,887. Within the central U .P. from 1980 to 1989, Dickinson County was the only county in the central U.P. in which net in-migration occurred, and was the only county in the region to see its population increase during this decade. Chapter 2 - Page 4 �TABLE 2-2 COMPONENTS OF POPULATION CHANGE, MARQUETTE COUNTY, 1960-1989 1960-69 1970-79 1980-1989 13 ,733 12,781 11 ,558 Deaths 5,694 5,380 5,039 Natural increase 8,039 7,401 6,519 493 2,014 -9,733 8,532 9,415 -3.214 Live births Migration Total population change Source: Michigan Information Center, Michigan Dept. of Management & Budget. __ '),., .) Population Estimates The Michigan Department of Management and Budget assists the U.S. Bureau of the Census with development of population estimates for years between decennial censuses. These estimates are based on formulas which attempt to estimate migration, births and deaths in a community, and also respond to a certain extent to known local changes. Examples of changes which were noted by the DMB in developing the most recent population estimates were the closure of K.I. Sawyer AFB and the opening of the Eastwood Nursing Home. The population estimates for the City ofNegaunee from 1991 through 1996 indicate a continued population decline. The 1996 population estimate is 3,559, down 24.9 percent from the 1990 population of 4,741. The City of Ishpeming is estimated to have experienced a similar decline of 24.7 percent. Of the townships surrounding the City of Negaunee, all but one are estimated to have grown since 1990. Ishpeming, Richmond and Tilden townships all are estimated to have experienced increases of around 45 percent, as have many other smaller townships in the county. Negaunee Township's 1996 population estimate of 2,242 reflects a net decrease of 5.3 percent from 1990; however, the 1994 estimate is 2,458, an increase of 3.8 percent. Marquette County's population was estimated at 62,017 persons in 1996, which was a decrease of8,870 persons or 12.5 percent from 1990. The majority of this decrease occurred in Forsyth, Sands and West Branch Townships, and can be related to the closure of K.I. Sawyer AFB. However, trends elsewhere in the county, including a decline of over 20 percent in the City of Marquette, appear to be inconsistent with local observation. In those smaller townships with significant population increases, the rate of increase generally tends to be about 45 percent, indicating that these increases are the result of a formula applied to several units of government. It should be emphasized that the subcounty populations are only estimates, and that more accurate information on recent population trends will not be available until the 2000 Census is completed. Chapter 2 - Page 5 �TABLE 2-3 POPULATION ESTIMATES FOR SELECTED AREAS. 1990-1996 1990 Census Area 1991 Est. 1992 Est. 1993 Est. 1994 Est. 1995 Est. 1996 Est. % Change 1990-1994 Negaunee City 4,741 4,659 4,574 4,455 4,257 3,838 3,559 -24.9 Ishpeming City 7,200 7,073 6,944 6,764 6,464 5,839 5,420 -24.7 Negaunee Twp. 2,368 2,405 2,445 2,480 2,458 2,310 2.242 -5.3 Richmond Twp. 1,095 1,261 1,334 1,456 1,548 1,540 1,571 43 .5 Ishpeming Twp. 3,519 3,934 4,311 4,716 5,031 5,023 5,112 45.3 Tilden Twp. 1,0IO 1, 128 1,242 1,361 1,450 1,443 1,474 45 .9 Marquette Twp. 2,757 2,955 3.154 3, 132 3,068 2,861 2,742 -0 .5 Sands Twp 2,696 2,794 2,980 3,061 2,909 2,199 2, 150 -20.3 70.887 71,308 71,844 71,748 70,068 64,716 62.017 -12.5 Marquette Co. Source: Department of Management and Budget, Subcounty Population Estimates of Michigan, 1996 .. 2.4 Age and Gender Composition According to figures from the 1990 Census, the population of the City of Negaunee is considerably older than that of Marquette County as a whole. The median age of Negaunee residents in 1990 was 36.9 years (Table 2-4), more than six years higher than the County median age of 30.7. Between 1970 and 1990, the City' s median age increased 2.6 years, although the median age actually decreased between 1970 and 1980. The City's older age structure is most likely the result of young adults out-migrating to other areas with larger populations for educational and job opportunities. The out-migration to neighboring townships may also play a factor in this aging of the population, since many of those who build in these new subdivisions are families with children. On the whole, the aging population of the City is following state and national trends, which result from a combination of factors. The primary causes of this aging are increased life expectancies, combined with the fact that the largest segment of the population, the so-called "baby boomers," are aging. A trend toward smaller families, with many people choosing to delay childbearing or not to have children, also contributes toward this trend. Chapter 2 - Page 6 ,r:- �TABLE 2-4 MEDIAN AGE, 1970-1990, SELECTED AREAS Area 1970 1980 1990 % Change, 1970-90 City ofNegaunee 34.3 31.8 36.9 7.6 City of Ishpeming 33.5 32.7 36.2 8.1 Negaunee Twp. 25 .7 28.7 33.8 31.5 Richmond Township 31.4 30.7 37.1 l&.2 Ishpeming Township 27.9 28.4 35 .5 27.2 Tilden Township 30.9 28.3 33.7 9.1 Marquette County 24.2 26.1 30.7 26.9 Michigan 26.3 28.8 32 .6 24.0 United States 27.9 30.0 32.9 17.9 Source: U.S. Bureau of the Census. 1990 Census of Population and Housing, Summary Population and Housing Characteristics, Table I; 1980 Census of Population, General Population Characteristics, Table 44; 1970 Census of Population, Characteristics of the Population, Table 33. Table 2-5 illustrates the age structure of the population of the City's population based on various age groups that can influence local decisionmaking. Persons ages five through 18 make up the school age portion of the population. which is further divided into elementary, middle and high school age groups. Persons aged 16 through 65 make up the portion of the population generally considered to be of working age, while those 18 and older are of voting age. These categories are, of course, subject to a variety of unknowns. For example, not everyone 18 or older actually votes, and many people between the ages of 16 and 64 are not in the labor force, or work only part time. However, this breakdown does give communities a sense of the distribution of their population, and how a given community compares to other communities. As can be seen in Table 2-5, nearly 21 percent of the City s population is of school age. This is considerably lower than the County's 27.9 percent, and slightly lower than the state's 21.6 percent. Marquette County's high number of children in the elementary age group appears to have been related largely to the presence of many young families at K.I. Sawyer AFB, and the County population's age structure is expected to change as the full impact of the base closure is absorbed. About 60 percent of the local population is of working age, which is less than at the County and state level. This is related to the relatively high proportion of residents 65 and over; with nearly 19 percent of the local population in this age group, the City is well above the statewide average. The opening of the Eastwood ursing Home in August, 1994, with about 100 residents, means that the proportion of older residents is now probably even higher. Seventy-six percent of the City's residents were of voting age in 1990. Chapter 2 - Page 7 �TABLE 2-5 AGE GROUPS. SELECTED AREAS , 1990 Marquette County Percent City of Negaunee School Age Male Female Total State Percent Percent 5-11 278 214 492 10.4 17 .9 I I.I 12-14 105 107 212 4.5 4.2 4.7 15-18 145 134 279 5.9 5.8 5.8 Working, Voting & Retired Age 16-64 1,390 1,469 2,859 60.3 70.0 64.5 18+ 1,668 1,935 3,603 76.0 74.0 73.5 65 T 354 544 898 18.9 11.3 11.9 Source: U.S . Bureau of the Census, 1990 Census of Population, General Population Characteristics, Table 54 and STF IA Table Pl4. More detailed information on the age and gender composition of the local population can be found in Table 2-6. This table indicates the population distribution of the City of Negaunee by age and sex according to the 1970, 1980 and 1990 Censuses. Besides giving a more detailed picture of the City's current population. this table gives the ability to analyze population changes over a period of years . In 1990 the age group of 3 5-44 years made up the largest portion of the city ' s total population at 716 persons, or 15 .1 percent. Those persons born between approximately 1945 and 1965 are commonly known as the "baby boomer generation," and were 25 to 45 years of age at the time of the 1990 Census. Persons of the "baby boomer generation" comprise about 28 percent of the City's population. Children aged five to 14, many of whom are probably the children of "baby boomers," made up nearly 15 percent of the City's population. On the other end of the age spectrum, nine percent of the population of the City was 75 years of age and over in 1990, while about 19 percent was 65 years old or older. An analysis of the information in Table 2-6 by age cohort provides another perspective on age distribution within the population. An age cohort is made up of people born within a given time period, such as those born between 1970 and 1980 (10 years). The age cohort of 5-14 years of age in the 1970 Census consists of persons born from 1956 through 1965. Between the 1970 and 1980 Censuses, the oldest members of this cohort would be finishing high school, entering the work force, going off to college, perhaps getting married or entering military service. The youngest members would be completing elementary school and Chapter 2 - Page 8 �beginning high school. In 1980, at the time of the Census, these individuals would be 15 to 24 years old. During the 1980s, the older members of the cohort would be a working and raising famihes , while the younger members were furthering their education and/or entering the workforce. By 1990, this cohort would be between the ages of 25 and 34. By studying the population fluctuations within this and other groups, we can evaluate in-migration and outmigration, a key component of population change. The cohort of people aged five to 14 in 1970 totaled 891 persons. By 1980, this cohort (now 1524 years old) totaled 893 , a net increase of two . This means that either the same peop1e stayed in the community, or as many people of that age moved into the City as moved out during the 1970s. From 1980 to 1990, however, when these residents were 25-34 years old, the total for the cohort had dropped to 657, a loss of 236. With mortality being a relatively minor factor at this age, it can be assumed that the vast majority of this loss was from out-migration. This may have consisted of young people leaving the community for educational or employment opportunities. The cohort aged 15-24 in 1970 decreased by 71 persons by 1980, probably a result of outmigration. This cohort decreased again by 1990. this time by 87 persons. The 25-34 cohort held fairly steady between 1970 and 1980, but then dropped by 31 persons in 1990, when the cohort was 45-54 years old. Those aged 3 5-44 in 1970 decreased by only 27 in 1980, and then by 41 in 1990. In 1970. a total of 708 persons were aged 45-54; 613 people, a decrease of 95 , were 55-64 in 1980. By 1990, this cohort had decreased to 474, a loss of 139 people. The information presented above shows that out-migration among young adults was a significant factor in population decline during the past 20 years. Mortality is probably the greatest factor in the loss of members of the older age cohorts, but mortality is generally offset by births. However, there are fewer people each decade in the under five and five to 14 age groups, indicating that the birth rate is also declining. It is also useful to note the numbers of people in the older age groups, which has increased steadily despite a declining population. For example, in 1970 there were 649 people 65 and over in the City, representing 12.4 percent of the population. By 1980 there were 803 people 65 and over, or 15.5 percent, while in 1990 the number was 898, or 18.9 percent. This indicates that the older segment of the population will have a growing influence on the character of the community, and may affect the type and amount of services the City and other service providers will offer. For example, the needs of an older population may differ from those of younger residents with regard to transportation, housing, recreational facilities , etc. There may also be changes in the community's willingness or ability to pay for services and facilities . Overall, there are slightly more females than males in the City of Negaunee. The ratio of males to females was nearly even in 1970, but since then the proportion of women has been increasing slightly. As a general rule, in all cultures, more males than females are born. However, higher mortality rates for males are higher during the first 30-40 years of life. while females enjoy a longer life expectancy. Table 2-6 reflects this, with a higher number of males in the younger age group, but significantly more women in the older age groups. Chapter 2 - Page 9 �TABLE 2-6 MALE AND FEMALE DISTRIBUTION BY AGE GROUP, CITY OF NEGAUNEE, 1970-1990 Age Group 1970 1980 Male # Female % # 1990 Male % Under 5 230 4.4 165 3. 1 5-14 456 8.7 435 8.35 # Female # % 175 3.4 185 Female Male % 3.6J # 136 I 2.9 % # % I 132 I 2.8 I 15-24 1 ::I[Iill1:ll ')gj;,j4JJ:J!Jl!:ll )i:!!l::!:JJ:I ! )J:: : :1!: il1l !:)!:!1 35-44 280 75 & older Subtotal 100 1.9 169 3.2 2,620 49.9 2,628 50.1 5.9 1 :l::::::::1::::::~if,::::ir :1: : :1:1: : 1: : 1: ~~~1:1 2,560 51.5 Soi.1rce: U.S. Bureau of the Census, 1970 Census of Population, Characteristics of Population, Table 35; 1980 Census of Population, General Population Characteristics, Table 39a; 1990 Census of Population, General Population Characteristics, Table 68 . Note: The percentages in this table renect the relationship to the total population. Chapter 2 - Page I0 ) ) ) �FIGURE2-2 AGE DISTRIBUTION Negaunee Township 1970 Ac• Under5 5-14 - ll.1 24.0 l6.l JS-24 21-34 126 ll-44 11.7 9.4 <S-54 SS-64 6:i-74 75 &Older 9.0 0 J.5 J.5 6 4 2 ID 8 12 14 18 16 2) 22 24 20 22 24 20 22 24 l'etUnt 1980 Ac• Undet5 7.8 5. 14 1117 IS-24 17.7 2S-34 16.6 35-44 13.3 9.6 4 ►54 5 ►64 6.S 6► 74 58 75 &Older 3.9 0 2 4 6 10 8 I2 14 18 16 PercuL 1990 AF U"'1er5 5.9 ►14 16.8 15-24 25.J,1 35"'4 142 - JS2 17.6 45-54 13.9 Ill 55-64 65-74 6li &Ok1er 0 53 3.0 2 4 6 8 10 - 12 14 16 18 Source: U.S. Bureau of Census, 1970 Cemus of Popula lion, Fust Co wit; 1980 Census of Population, S'IF 1, 010; 1990 Census of Population, S'IF 1A, P014. Chapter 2 - Page I I �2.5 Racial Composition The racial make-up of the City of Negaunee, like the Upper Peninsula as a whole, is primarily persons who are white. In 1990, the other race categories accounted for a total of 63 residents, or 1.3 percent of the total population (Table 2-7). The largest minority group was the American Indian, Eskimo or Aleut, followed by Asian and Pacific Islander. In 1980, there were only 35 City residents, or 0.7 percent, who described themselves as belonging to one of the non-white racial groups. This increase, which occurred primarily in the American Indian group, may have been due either to in-migration, or to a renewed sense of racial heritage. In 1990, 16 persons identified themselves as being of Hispanic origins, up from 14 in 1980. These individuals can be of any race, so are not shown in Table 2-7. TABLE 2-7 NUMBER OF PERSONS BY RACE, CITY OF NEGAUNEE, 1980 AND 1990 1980 Race Number 1990 Percent Number Percent White 5,154 99.3 4,678 98.7 Black 0 0.0 1 -- American Indian, Eskimo & Aleut 18 0.3 48 1.0 Asian and Pacific Islander 11 0.2 11 0.2 6 0.1 3 0.1 5,189 100.0 4,741 100.0 Other Races Total Source: U.S. Bureau of the Census, 1990 Census STF, IA Table P8; and 1980 Census of Population STF 1, Table 007. 2.6 Educational Attainment Over 22 percent of City of Negaunee residents 25 years of age and over in 1990 had no high school diploma. This was considerably lower than the same figure for Marquette County, where 81.8 percent of people 25 and over hold at least a high school diploma. However, the high school graduate ratio is slightly higher in the City than in tlle state as a whole, where 76.8 percent of resident 25 and over have diplomas or equivalents. The higher rate at the County level may be related to the presence of Northern Michigan University, where both students and staff are nearly always high school graduates. Chapter 2 - Page l 2 �The proportion of people holding bachelor' s degrees or higher, 13. 7 percent, is considerably lower than the County or state level. This may be somewhat related to the older populati"on in the City; higher education was less common for previous generations, and there are probably many older residents who dropped out of school or gave up the opportunity for further education in order to work and/or support families. Recent trends indicate that employers are now requiring their employees to have higher educational levels. Many of the largest employers in Marquette County are in the health care or education sectors, both of which generally require education beyond high school. Even many industries which formerly required little in the way of educational level are now looking for employees with some post-high school education. due to the highly technical nature of some of the equipment that is used . A highly trained and educated workforce is an asset in attracting employers to a community. TABLE 2-8 EDUCATIONAL A TTAfNMENT OF PERSONS 25 YEARS AND OVER. 1990 Marquette County City ofNegaunee Educational Level Number Percent Number Percent State of Michigan Number Percent Less than 9th Grade 234 7.4 2,851 6.7 452 ,893 7.8 9th-12th Grade, No Diploma 472 14.9 4.875 11.5 902,866 15 .5 1,280 40 .5 15, 144 35.7 1,887,449 32.3 Some College, No Degree 543 17 .2 8, 172 19.3 1, 191,518 20.4 Associate Degree 200 6 .3 2,755 6.5 392,869 6.7 Bachelor's Degree 318 10 . 1 5,707 13 .5 638,267 10.9 Graduate or Professional Degree 116 3 .7 2,882 6.8 375,780 6.4 High School Graduate or Higher 2,457 77 .7 34,660 81.8 4,485 ,883 76.8 434 13 .7 8,589 20.3 1,014.047 17.4 High School Graduate Bachelor's Degree or Higher Source: U.S . Bureau of the Census, 1990 Census of Population and Housing, STF 3A, P057 . 2. 7 Household Characteristics Evaluation of the changes in household characteristics in a community can often provide additional insights about population trends. Household relationships reflect changing social values, economic conditions, and demographic changes such as increased lifespans and the increasing mobility of our society. The U.S. Census defines a household as all persons who occupy a housing unit; e.g. , a single family, one person living alone, two or more families living together, or any group ofrelated or Chapter 2 - Page 13 �unrelated persons sharing living quarters. A family consists of a householder and one or more persons living in the same household who are related by birth, marriage. or adoption. A nonfamily household can be one person living alone, or any combination of people not related by blood, marriage or adoption. From 1980 to 1990 the population of the City of Negaunee decreased 8.6 percent. During that same period, the number of households decreased only 1.8 percent, and the average household size decreased from 2.63 persons in 1980 to 2.46 persons in 1990. Table 2-9 shows the changes in households which took place during the 1980s. A significant decrease in family households, especially married-couple families, was nearly offset by an increase in one-person households. The number of family households decreased by 15.5 percent between 1980 and 1990, while the number of non-family households increased 21.2 percent. The number and proportion of family households with an unmarried head of household, either male or female, increased over this time period; however, it is important to note that not all of these households are single-parent households. Of the 182 female-headed households with no husband present in 1990, 116, or 63 .7 percent, had related children in the household. Maleheaded households with no wife present totaled 49 in 1990; 20 of these households, or 40.8 percent, had related children present. For the sake of comparison, 483 of the married couple families, or 44.4 percent, had related children percent. Figures on the presence of children in 1980 are not readily available. The number of non-family householders living alone increased by 24.1 percent, from 449 to 557; the majority of these households are elderly people living alone. Households consisting of a householder over 65 or over living alone increased 3 7.3 percent between 1980 and 1990. The average household size during this period decreased from 2.63 persons to 2.46 persons. Chapter 2 - Page 14 �TABLE 2-9 HOUSEHOLD CHARACTERISTICS FOR CITY OF NEGAUNEE, 1980 - 1990 1990 1980 Household Type Number Percent Number Percent 1,562 79.5 1,320 68.4 1,261 64.1 1,089 56.4 156 7.9 182 9.4 Male Householder 45 2.3 49 2.5 Non-Family Households 504 25.6 611 31.6 Householder Living Alone 449 22.8 557 28.8 Householder 65 or Over 244 12.4 335 I 7.3 1,966 100.0 1,931 100.0 Family Households Married-Couple Family Female Householder Total Households Average Household Size 2.63 2.46 Source: U.S. Census, 1990 Census of Population and Housing, STF IA, P003, P016, and H017A; and 1980 Census of Population and Housing, STF I, 003, 016, 022., and 035. 2.8 Population Projections Population projections are very useful for units of government when trying to anticipate future demands for public services. However, the major component for making population projections, future in- and out-migration, is very difficult to predict. The main problem is this data depends heavily on the future economic trends of the locality and other areas. The other components of population projections, fertility and mortality data, have less of an impact on population change, particularly for smaller jurisdictions. In 1996. the Michigan Department of Management and Budget prepared baseline population projections to the year 2020 for counties of the state using a special formula that utilizes the three main components of population change; births, deaths, and migration. These population projections can assist counties in making predictions of future demographic trends. The 30-year population forecast for Marquette County projects a downward population trend, with an overall 5.96 percent decrease from 1990 to 2020 (Tables 2-10, 2-11 and Figure 2-3). Though anticipated to grow from 1995 to 2000, the county is projected to experience a drop in population in the ensuing years. Marquette and Menominee counties are the only counties in the central U.P. with an expected decline in the next three decades. Alger County to the east is projected to have the largest increase, at 13.74 percent during the 30-year time period. The populations of Delta, Dickinson and Schoolcraft counties are also predicted to grow during this time period. Chapter 2 - Page 15 �TABLE2-l0 POPULATION PROJECTIONS. SELECTED AREAS. 1990-2020 Area 1990 Census 2000 1995 2005 2010 2015 2020 Alger Co. 8,972 9,847 9.920 10.009 10. l 14 10.192 10.205 Delta Co. 37.780 38,582 38,741 38.906 39,004 39,244 39.400 Dickinson Co. 26,83 l 27.161 27,416 27.547 27,746 27,942 28.096 Marquette Co. 70,887 65.427 69,135 68,916 68,393 67,016 66.661 Menominee Co. 24,920 24.537 23 ,576 22.518 21 ,497 20,565 19,581 Schoolcraft Co. 8,302 8.706 8,779 8.861 8,926 8,970 8.929 177,692 174.260 177,617 176.757 175 ,740 174.529 172,872 9.295,297 9.556.063 9,786,685 9,963 ,788 I 0.121 ,298 10,284,960 10.454,737 248. 709.873 262.073.000 275.005.000 287.092.000 299. I 94.000 311.833 .000 324.668.000 CUPPAD Region Michigan United States Source: Depanment of Management and Budget. Population to Year 2020 in Michigan. 1996. TABLE 2- 11 POPULATION PROJECTIONS, PERCENT CHANGE, 1990-2020 Area 1990-95 19952000 2000-05 2005-10 2010-15 2015 -20 19902020 Alger County 9.75 0.74 0.90 1.05 0.77 0.13 13.74 Delta County 2.12 0.54 0.30 0.41 0.46 0.40 4.29 Dickinson County 1.23 0.94 0.48 0.72 0.71 0.55 4.71 Marquette County -7.70 5.67 -0.32 -0.76 - 1.14 - 1.4 1 -5.96 Menominee County -1.54 -3.92 -4.49 -4.53 -4.34 -4.78 -21.42 Schoolcraft County 4.87 0.84 0.93 0.73 0.49 -0.46 7.55 -1.93 1.93 -0.48 -5.8 -0.69 -0.95 -2.71 Michigan 2.81 2.41 1.8 1 1.58 1.62 1.65 12.47 United States 5.37 4.93 4.40 4.22 4.22 4. 12 30.54 CUPPAD Region Source: Department of Management and Budget, Population to Year 2020 in Michigan, 1996. Chapter 2 - Page 16 �FIGURE 2-3 POPULATION PROJECTIONS, SELECTED AREAS, 1990-2020 80,000 170,887 70,000 68,916 68,393 67,616 66,661 65,427 60,000 50,000 C: - .2 ~ :l a. 40,000 37,780 38 582 26,831 27 161 24,920 24,537 38,741 38 906 39 004 39,244 39,400 27 547 27,746 27,942 28,096 20,565 19,581 0 c.. 30,000 27,416 23,576 22,518 20,000 - 10,000 21,497 8,972 9, 47 9,920 10,009 10 114 10,192 10,205 8,302 8,706 8,779 8,861 8,926 8,970 8,929 I I I I 0 1990 1995 2000 2005 2010 2015 2020 Year ---¢---Dickinson Co. -0-- Menominee Co. --&--- Delta Co. ~Marquette Co. --¼- Alger - 0 - Schoolcraft Co. Co. Source: Department of Management and Budget, Population to Year 2020 in Michigan, 1996. Chapter 2 - Page 17 �2.9 Population Density With a 1990 population of 4,741 persons and a land area of 13.8 square miles, the City of Negaunee's population density was 343.6 persons per square mile (Table 2-12). This figure compares with a density of 38.9 persons per square mile at the county level and 163.6 persons per square mile at the state level. Compared with the cities of Ishpeming and Marquette, the population density of the City of Negaunee is relatively low. The 1990 population density varies widely throughout the City. The vast majority of the population is concentrated in the platted areas of the City, near the intersection of U.S. 41/M-28 and Business M-28. Much of the southern and western portions of the City are in large undeveloped tracts of land, with several thousand acres owned by Cleveland Cliffs or other mining interests. The population density within these areas is probably close to zero persons per square mile, while the density of the platted areas is much greater than the average. With the majority of the City's population concentrated in an area of about three square miles, the density of the populated areas is probably closer to 1,500 persons per square mile. TABLE 2-12 POPULATION DENSITIES, SELECTED AREAS, 1990 Place Land Area (Sq . Miles) Population Persons/Sq. Mile City ofNegaunee 13 .8 4,741 343.6 City of Ishpeming 8.7 7,200 827 .6 Negaunee Township 42 .1 2 ,368 56.2 Richmond Township 55 .6 1095 19.7 Ishpeming Township 86.5 3,515 40 .6 Tilden Township 94.3 1010 10.7 1821.3 70,887 38 .9 56,809.2 9,295 ,297 163 .6 Marquette County Michigan Source: U.S . Bureau of the Census, Summary of Population and Housing Characteristics, 1990, Table 15 . 2.10 Issues and Opportunities Census data indicates that the City of Negaunee has been experiencing a population decline over the past 50 years. Decreases in population can mean a declining number of users for City services, and can result in a declining tax base. The median age of the City's population has increased over the past 20 years, and is significantly higher than the median age county and statewide. The proportion of residents 65 and over is much higher than in the county and state as a whole. An older population can have an effect on the type and level of services a community provides. Chapter 2 - Page 18 �Despite a decline of 8.6 percent in the City's population, the number of households decreased only 1.8 percent between 1980 and 1990. This is a result of more people living alone and smaller average household sizes, and mirrors state and national trends. This modest decline in the number of households may somewhat offset the loss of user fees and tax base that could result from the population decline; it also indicates that housing demand is not merely a function of population levels. Between 1980 and 1990, changes in the household structure in the City ofNegaunee occurred. The number of family households, particularly married-couple families, decreased, while the number of single-parent households and persons living alone increased. The number of people over 65 and living alone increased 37.3 percent over this period. Such changes can influence future demands for housing, transportation and other services. Population projections at the county level indicate a continued decline in Marquette County's population over the next 20 years. This projected decline is probably based on recent losses due to the closure of K.I. Sawyer AFB. It is difficult to predict whether the City's population decline will continue, and to what extent successful redevelopment of K.I. Saw-yer could reverse the countywide decline. The population density for the City of Negaunee as a whole is relatively low for a city; however, the population is concentrated onto a small area of the City as a result of large parcels of undeveloped land in corporate ownership, and actual density of the developed area is certainly much higher than the average density for the entire City. Chapter 2 - Page 19 �3.0 ECONOMIC BASE 3 .1 Introduction The City of Negaunee is situated within the Marquette-Negaunee-Ishpeming urban corridor. These three cities, along with the relatively urbanized areas within Negaunee, Marquette and Chocolay townships adjacent to the cities, form the trade and employment center for Marquette County and beyond. The City of Marquette is the largest city in the Upper Peninsula, and as such, draws customers from considerable distance to enjoy the shopping and services provided there. The presence of Marquette General Hospital and Northern Michigan University reinforce the corridor·s ability to attract people. Although information will be presented for the City of Negaunee wherever it is available, much economic information is available only at the county level. Even where information is available at the local level, the City of Negaunee figures may not accurately reflect the local economy. Residents of the urban corridor move freely between communities, and may purchase goods and services in one or more communities, while living and working in others. 3.2 Area Economy Like the rest of the Upper Peninsula of Michigan, Negaunee's economic history is closely related to its natural resources. Mining and logging were mainstays of the local economy 100 years ago. Logging and lumbering became a less important part of the economy as the white pine forests which covered much of the Upper Peninsula were cut over. Areas which had access to natural port facilities, such as Escanaba and Menominee, retained strong ties to the wood products industry. while in Marquette County the focus remained on iron ore mining. Mines in the Marquette Iron Range have provided thousands of jobs and provided vast quantities of iron ore to the steel mills of the lower Great Lakes region. Eventually, most of the mines in Marquette County closed as the ore bodies were exhausted or the costs of extracting and shipping the ore rose. In 1999, only two mines remain operational in Marquette County -- the Empire Mine in Richmond Township and the Tilden Mine in Tilden Township. County-wide, the economy has diversified beyond its original natural resource base. The service and retail trade sectors have become the largest employment sectors in the county, while manufacturing has diminished in relative importance. The county includes a regional health care facility, a state university, and a number of government offices. Between the mid-1950s and 1995, K.I. Sawyer Air Force Base was a major employer in the county, until the base closed officially on September 30, 1995. Within the City of Negaunee, the economy has historically been closely tied to the mining industry. Although there are currently no mines or processing facilities operating in the City, the Empire Mine is located directly south of the City near Palmer. The actual mining operations take place outside the City, but waste rock piles do extend into the City, and are being extended Chapter 3 - Page I �further north. The most recent Census figures indicate that the mining industry is still one of the largest employers of City residents. 3 .3 Labor Force and Employment Unemployment data is collected at the county level by the Michigan Employment Security Commission, and unemployment and labor force information from MESC are available dating back to the early 1960s. Prior to that time, unemployment figures were based on data collected by the U.S . Department of Commerce Bureau of the Census. The information summarized in Table 3-1 and Figure 3-1 shows that unemployment in Marquette County has generally followed the same trends as the six-county central region, the Upper Peninsula, and the state and nation. Unemployment rates rose during the late 1970s and 80s, peaking in 1982 at 22.5 percent. Since that time the unemployment rate has followed a fairly consistent pattern of decline until 1990, when an increase of 1.2 percentage points occurred. In mid 1990 the country encountered a moderate economic decline. The Upper Peninsula experienced a slowdown in employment growth, which was similar to the rest of the nation. Unemployment rose in 1990 and 1991, then declined again until 1995, when the closure ofK.I. Sawyer AFB caused rates to rise again. The 1996 rate and year to date info1mation for 1997 indicates that unemployment is again decreasing in Marquette County. Unemployment has generally been lower in Marquette County than the regional and Upper Peninsula averages, although local unemployment remains well above state and national rates. The rise in unemployment in 1995 pushed Marquette County's rate close to the regional average, but since then it has dropped again. The unemployment rate for 1996 showed an improvement; the result of a decline in the local civilian labor force. From 1995 to 1996, 775 persons left the labor force, with the result that there were 175 less persons employed as compared to the previous year. Although the county's population declined between 1980 and 1990, the labor force has grown during that time, as shown in Table 3-1. This growth continued until 1993, when the County's labor force reached 33,550 persons. By 1996, the labor force had dropped to 31,300 persons, reflecting the direct and indirect loss of employment associated with the closure of the KI Sawyer AFB. It should be noted that the labor force and unemployment figures from MESC do not reflect military personnel; however, spouses of military personnel who left the area when the military personnel were transferred elsewhere would contribute to the drop in the local labor force. Civilian employees who accepted transfers out of the area would also contribute to this decline. The net result of the labor force decline is that while there are fewer people employed in the County, there were also fewer unemployed and seeking work, causing a drop in the unemployment rate. Chapter 3 - Page 2 ~ �FIGURE 3-1 UNEMPLOYMENT TRENDS SELECTED AREAS 25 20 15 10 5 0 lO co 0, lO r-- 0, r-r-- r-- co 0, 0, 0, 0, M lO co r-co co 0, 0, 0, 0, co M 0, 0, 0, lO 0, 0, 0, 0, Year --0- Marquette Co. Source: --0----- Ce ntra I U .P. -{:r-U.P MESC, 1965 -1996. Chapter 3 - Page 3 ~Michigan -¼- u .s. �TABLE 3-1 MARQUETTE COUNTY LABOR FORCE AND UNEM PLOYMENT. 1965-1996 Unemployment Rates County Civilian Labor Force Emploved Unemploved Marquette County Total Re2ion U.P. Michi2an U.S. 1965 18.700 1.100 19.800 5.6 6.2 7.7 3.9 4.5 1970 19,820 1.380 21,200 6.5 7.8 9.3 7.0 4.9 1975 29.775 2.275 27.050 8.4 10.5 12.3 12.5 8.5 1976 29.525 2.725 32.250 8.4 9. 1 12.2 9.4 7.7 1977 28.750 2.750 31.500 8.7 9.3 11.8 8.2 7.0 1978 31.775 2.500 34.275 7.3 8.3 10.7 6.9 6.0 1979 27.950 2.825 30,775 9.2 9.1 10.4 7.8 5.8 1980 26.650 3.925 30.575 12.8 11.5 12.2 12.4 7.1 1981 26.650 3.675 30.225 12 . 1 11.8 13.3 12.3 7.6 1982 24.050 6.975 31.025 22.5 19.0 18.9 15.5 9.7 1983 24.575 4.775 29.350 16.3 16.3 17.4 14.2 9.6 198-l 25.225 3.300 28.525 11.6 13.6 15.5 11.2 7.5 1985 24,900 3.575 28.450 12.5 13.6 15. 1 9.9 7.2 1986 25.275 3.325 28.600 11.6 12.2 13.4 8.8 7.0 1987 26.475 2.350 28.800 8.1 9. 1 10.5 8.2 6.2 1988 26,925 2.000 28.925 6.9 7.9 8.8 7.6 5.5 1989 27.550 2.000 29,550 6.8 7.2 8.2 7. 1 5.3 1990 29.375 2.650 32.025 8.3 9.4 9.2 7.6 5.3 1991 29.700 2.800 32,500 8.6 10.0 10.7 9.3 6.7 1992 30,750 2.750 33,500 8.2 IO.I 11.0 8.9 7.4 1993 3 1,200 2.350 33.550 7.0 8. 1 8.7 7.1 6.8 1994 3 1, 125 2,375 33.500 7. 1 8.0 8.7 5.9 6.1 1995 29.500 2.575 32,075 8. 1 8.3 8.9 5.3 5.6 1996 29.325 1.975 3 1.300 6.3 7.1 7.9 4.9 5.-l Source: U.S. Cens us, 1940-1 960 & MESC, 1965-1996. Increases in the labor force have been the norm on a nationwide basis, even in areas where the population has declined. Two factors have accounted for much of the increase: record numbers of young people entering the work force during the 1970s and 1980s as the "baby boomers" reached working age, and an ever-increasing number of women entering the work force. Chapter 3 - Page 4 �The proportion and number of women in the labor force has increased in both the City of Negaunee and Marquette County, as shown in Table 3-2 . Within Marquette County, women now make up approximately 55 percent of the county's labor force, compared to about 35 percent two decades ago. In the City of Negaunee, females comprised about 32 percent of the labor force in 1970, which increased by 1990 to 42.6 percent. A more drastic increase occurred for women with children, particularly those with children under six years of age, as shown in Table 3-2. Looking at City of Negaunee figures, in 1970, about 27 percent of the women with children under six in the City were in the labor force; this proportion remained unchanged in 1980, but increased significantly in 1990 to 63 percent. Women with children between the ages of six and 17 also increased their participation in the labor force during the past decades, from 43.3 percent in 1970 to 60.4 percent in 1990. County-wide, a quarter of the mothers with young children were in the labor force and by 1990, their participation has risen to over fifty percent. A similar trend can also be seen with women with older children; within that particular segment about 40 percent were in the labor force in 1970 and by 1990 over two-thirds of the mothers with older children were either employed or unemployed but actively seeking work. Another way of expressing the above trend is to note that in 1990, women with children (any age) made up 18.8 percent of the City's labor force and 17.6 percent of the county's. About 44 percent of the female labor force in the City are women with children; county-wide, this figure is 40.6 percent. In addition to reflecting changes in values and in the family structure and the economic need for two-income families, the statistics on women in the labor force also point out potential impacts on employers and local service providers, in terms of day care, health care costs. educational and recreational programs, etc. Chapter 3 - Page 5 �TABLE 3-2 LABOR FORCE PARTICIPATION OF WOMEN, 1970-1990 1970 1980 No No 0/n 1990 No % % Citv of Negaunee Women (16 years & over) In labor force 2,002 645 100.0 32.2 2,057 675 100.0 32.8 1,972 876 100.0 44.9 Women with children In labor force 676 221 100.0 32.7 722 257 100.0 35.6 603 387 100.0 64.2 Women w/children <6 In labor force 257 70 100.0 27.2 371 101 100.0 27.2 284 179 100.0 63.0 Women w/children 6-17 In labor force 349 151 100.0 43.3 351 156 100.0 44.4 444 268 100.0 60.4 21 ,834 7,605 100.0 34.8 27, 158 12,175 100.0 33.8 26,974 14,849 100.0 55 .0 Women w/children In labor force 8,681 2.782 100.0 32.0 10,354 4,632 100.0 44.7 9,322 6,032 100.0 64.7 Women w/children <6 In labor force 4 ,416 1,058 100.0 24.0 5,239 1,843 100.0 35.2 4,521 2,555 100.0 56.5 Women w/children 6-17 In labor force 4,265 1,724 100.0 40.4 5,115 2,789 100.0 54 .5 6,847 4,660 100.0 68.0 Marquette County Women (I 6 years & over) In labor force Source: U.S. Bureau of the Census, 1970 Fourth Count, 17,54,57,55; 1980 STF3, 054, 055, 057; 1990 STF3A, P070 , P073 . TABLE 3-3 LABOR FORCE PARTICIPATION RATE, 1990 City of Negaunee Number Percent Number Percent Labor force 2,056 100.0 34,334 100.0 Male I, 180 ~7.4 19,485 56.8 876 387 489 42.6 18.8 23.8 14,849 6,032 8,817 43.2 17.6 25.7 Female With children Without children Source : U.S. Bureau of the Census, 1990 STF3A, P070, P074. Chapter 3 - Page 6 .- Marquette County �3 .4 Employment by Sector According to the U.S. Census, employment patterns in Marquette County have changed since 1970. The biggest changes are the decrease in the relative importance of mining and manufacturing to the county's economy. The percentage oflocal employment in these sectors has dropped by well over half since 1970. The service sector has been the strongest sector of the Marquette County economy in recent years, and continues to grow in importance. The presence of Northern Michigan University and Marquette General Hospital, two large service sector employers, help to boost Marquette County's reliance on the service sector. This sector also includes those employed in educational services. Retail trade has _become increasingly important to the local economy, with 20.6 percent of county residents employed in retail trade in 1990 compared to 16.4 percent in 1970. TABLE 3-4 EMPLOYMENT BY SECTOR, MARQUETTE COUNTY, 1970-1990 1970 1990 1980 Sector Number Percent Number Percent Number 166 0.8 3,773* I 3.8 227 0.8 3,210 15.6 * 1,987 6.7 7-t8 3.6 1,256 4.6 1,462 5.1 Manufacturing 2,687 13.1 1,430 5.2 1,613 5.6 Transportation & Public Utilities 1,302 6.3 1,733 6.3 2,192 7.6 744 3.6 687 2.5 715 2.5 3,383 16.4 4,889 17.8 5,948 20.6 597 2.9 1, 109 4.0 1,317 4.6 Service 6,311 30.7 10,483 38.2 11 ,076 38.4 Public Administration 1,435 7.0 2,063 7.5 2,321 8.0 20,583 100.0 27,423 100.0 28 ,858 100.0 Agriculture, Forestry & Fisheries Mining Construction Wholesale Trade Retail Trade Finance, Insurance & Real Estate Total Percent * Mining was combined with agriculture, forestry and fisheries in I 980 Source: U.S. Census, l 970- I 990 The construction sector has grown during the past 20 years. The growth in 1980 probably reflects the economic prosperity of the late 1970s, when a significant amount of new construction took place at the mines, universities/schools, paper/pulp mills and hospitals. During the recession of the early 1980s, this sector decreased, to rebound as economic conditions improved with a number of large construction projects. Transportation and public utilities have grown Chapter 3 - Page 7 �during the past two decades, as has finance, insurance and real estate. The public administration sector, which would include civilian employees at K.I. Sawyer, grew slightly during this period, but may drop over the next few years as a result of the closing ofK.I. Sawyer. When the City ofNegaunee's employment is compared to the county, region and state, it can be seen that the local economy is also heavily dependent on retail trade and the service sector. Manufacturing is slightly more important than on a county-wide basis, while retail trade and mining employ a greater percentage of the local population. Although the service sector employs the highest percentage of local residents, it is relatively less important to the local economy than at the County level. It should be pointed out that these figures reflect the employment sector of persons living within the City and county; the jobs held by these residents may actually be located outside the county or City. TABLE 3-5 EMPLOYMENT BY SECTOR. 1990 City of Negaunee Marquette County CUPPAD Region State of Michigan Percent Percent Percent Sector Number Percent 9 0.5 0.8 2 .2 1.7 271 14.3 6.9 2 .9 0. 3 70 3.7 5. 1 6.5 4.9 Manufacturing 115 6. 1 5.6 17.6 24.6 Transportation & Public Utilities 165 8.7 7.6 6.7 5.4 ... ... .,., 1.7 2.5 2.7 4.0 46 5 24.6 20.6 19.8 18 .0 91 4 .8 4.6 4.1 5.5 Service 544 28.7 38 .3 31.9 31.8 Public Administration 131 6.9 8.0 5.6 3.8 1,894 100.0 100.0 100.0 100.0 Agriculture. forestry , & fisheries Mining Construction Wholesale Trade Retail Trade Finance. Insurance, & Real Estate Total Source: U.S. Bureau of the Census, 1990, STF 3A, P077. Service sector employment has been the fastest-growing sector nationally and statewide, while local employment in this sector has been also increased. The decline in manufacturing employment is consistent with state and national trends, although some central Upper Peninsula counties have seen increases in manufacturing employment. The relative importance of manufacturing is greater in many other counties in the region; for example, 36.6 percent of Chapter 3 - Page 8 �Menominee County's employment is in the manufacturing sector. The increase in retail trade employment is also consistent with broader trends, although greater increases have occurred statewide and nationally; wholesale trade has generally increased in other areas, while in Marquette County it remained stable. TABLE 3-6 MARQUETTE COUNTY EARNrNGS BY rNDUSTRY, 1975- 1990 (THOUSANDS OF DOLLARS) 1980 1975 Earni ngs Farm 375 0. 1 Non farm 289.489 Private Earni ngs Percent 2.226 0.5 99.9 -161.229 187.447 64.7 973 Mining Earni ngs Percent 0.3 99.5 534.234 3 12-647 67.5 0.3 738 69,240 23 .9 Construction 16.042 Manufacturi ng Transportation & Utilities Earnings $ Percen t 90 1 0. 1 99.7 705.382 99.9 333.304 62.2 4-13.736 62.8 0.2 77 1 0.1 1.340 0.2 119.689 25 .8 83.96 1 15 .6 76.868 10.9 5.5 22,030 4.8 24, 182 -l.5 37.02 1 5.2 11.228 3.9 14.236 3. 1 11.267 2. 1 17.076 2.4 13 .855 -l .8 22.122 4 .8 39.5-1 3 7.4 56.931 8. 1 9.0 18 3.1 13,423 2.9 J 1.670 2.2 16.782 2.4 27,233 9.4 -U.801 9.2 52.924 9.9 61.200 8.7 6, 168 2. 1 11,472 2.5 12,-11 4 2.3 23.339 3.3 33 .690 11.6 66.136 14.3 96.572 18.0 153.1 79 21.7 !02.042 35.2 148,582 32. 1 200.930 37 .5 26 1,646 37 .0 Federal. Civi li an 13.354 4.6 16.825 3.6 2 1,094 3.9 25.274 3.6 Military 4 1.653 14.4 50.027 10.8 74.8 12 14 .0 83.894 11 .9 State & Local 47,035 16.2 8 1,730 17.6 I 05 ,024 19.6 152,478 21.6 Total Earnings 289.864 100.0 463 .455 100.0 535 .574 100.0 706.283 IOO.O Wholesale Trade Retail Trade Finance. Insur. & Real Estate Services Government $ $ 1990 1.340 Ag .. Fo restry & Fisheries $ Percent 1985 So urce: U.S. Departme nt of Co mmerce, Bureau of Eco nomi c Analysis Although the service sector provided the greatest number of jobs in Marquette County, with 38.3 percent of the county's employment in 1990, this sector provided only 2 1. 7 percent of the county's earnings that year. However, educational services, which are included in Table 3-5 under Services, accounted for 14.5 percent of the County's employment. The information in Table 3-6, which is compiled by the Bureau of Economic Analysis, includes teachers and others employed in the educational sector under State and Local Government. A truer picture of the relationship between employment and earnings in the service sector comes when educational services are removed from the employment information; the remaining service sector employment accounts for 23 .8 percent of employment, compared to 21. 7 percent of earnings. Chapter 3 - Page 9 �Retail trade, which was the second-largest provider of employment (20.6 percent) in the county, was responsible for 8.7 percent of the county's earnings. Although mining provided only 6.9 percent of Marquette County's employment, 10.9 percent oflocal earnings came from mining. Manufacturing, which provided 5.6 percent of Marquette County's employment in 1990, generated only 2.4 percent of income. The above figures illustrate that although retail and service sector jobs are becoming less oriented towards minimum-wage, part-time jobs, jobs in mining and some other sectors are more highpaying. Government jobs also provide higher earnings levels. Interestingly, manufacturing employment in Marquette County provides a relatively tiny share of earnings; manufacturing jobs have traditionally been viewed as high-wage jobs. With manufacturing employment declining. or at best stable, in many regions of the country, the job security once associated with mining, manufacturing and even many government jobs is no longer a reality . Marquette County has seen first-hand evidence of this with the closure of numerous mines, and the recent closure of K.I. Sawyer AFB . Although attraction of new manufacturing jobs may seem to be the answer. the competition for such jobs is very stiff. and in some cases the incentives necessary to attract new industrial development may negate the economic benefit to a community. More significant is the need to develop a diversified economy, with less reliance on any single sector; when losses of jobs and income occur in one sector, it has less effect on the overall economy. When the earnings figures in Table 3-6 are compared against the U.S. Department of Commerce inflation figure for the years 1980-1990. it can be seen that most sectors provided less earnings in 1990 than in 1980 after adjustment for inflation. This follows the pattern discussed in Section 3.6 with regards to local incomes, which are based primarily on earnings from employment. The only sectors to increase over the rate of inflation were transportation and utilities, services. government finance , insurance and real estate. and construction. Earnings from mining declined the most, down 61.7 percent after inflation; overall earnings declined by 8.7 percent over the decade after inflation. With the eventual move of the Marquette County airport operations to K.I. Sawyer, the "former airport" property could potentially be available for industrial or commercial ventures. Questions of ownership, needed and planned infrastructure improvements need to be addressed. The· moving of the airport could potentially cause the loss of some local employment, while redevelopment of this property for industrial or commercial purposes could provide additional jobs and income for the local economy. It is estimated that the airport move will take place in mid-1999. 3.5 Employment by Place of Work The vast majority of employed City of Negaunee residents work within Marquette County. Of the employed residents of the City in 1980, 3 .5 percent worked outside of Marquette County but in the state of Michigan; only three residents worked outside the State. Unfortunately, data on place of work is not available for cities and townships. It is probably safe to assume that many of the Negaunee residents who work in the County work outside of the City of Negaunee; It is also Chapter 3 - Page I0 �probably safe to assume that many residents of other communities commute into Negaunee for work. TABLE 3-7 WORKERS 16 YEARS AND OVER BY PLACE OF WORK, CITY OF NEGAUNEE, 1990 Characteristics Number Percent Total City Residents Employed 1,854 100.0 Worked in Michigan 1,851 99.8 Worked in Marquette County 1,786 96 .3 65 3.5 .,,, 0.2 Worked Outside of County Worked Outside of Michigan Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, P045 . 3.6 Major Employers Once Marquette County" s largest employer, the closure of K.I. Sawyer AFB resulted in the loss of about 4,700 jobs (3,600 military and 1,100 civilian). Most major employers are located in the City of Marquette, and with the exception of the Tilden Magnetite Partnership and the Empire Iron Mining Partnership, are generally service-related. Over the past century, the economy of the central Upper Peninsula has been dominated by mining, especially iron ore mining. The iron ore industry has been sensitive over the century to cycles of boom and bust. Much of the cycle has been related to the same cycles as the national ·economy. The iron mining industry reacted to the demand for high grade ore by developing pelletizing plants to tum low grade ore into high grade pellets. All mining is now done on surface in open pit mines. The last underground mines were closed in the late 1970's. In 1996, the Empire Mine produced 8.1 million tons of iron ore pellets. The Tilden Mine produced 6.7 million tons. Initial production nominations for 1997 had Empire scheduled to produce 8.3 million tons with Tilden at 7.0 million tons. These were initial nominations. and final production figures may be different, depending upon steel industry business conditions. Collectively, orth American steel makers reported mostly positive earnings for 1996. Many steel making companies forecast 1997 to be another solid year within the industry. Iron ore pellet demand remains fairly strong. and, as a result. both Empire and Tilden were projected to produce at or above their rated capacity in 1997. Chapter 3 - Page I I �The Tilden Mine continues to produce both hematite and magnetite iron ore pellets. Magnetite production was added in 1989 at considerable expense to the mine's partners. Producing magnetite pellets utilizes different methods and equipment at the mine and as a result only one type of ore can be processed during any one period. The Empire Mine utilizes only magnetite ore. Costs and quality continue to be of paramount concern at both mines due to the highly competitive iron ore industry. In 1976, 14.5 million tons of iron ore pellets were produced on the Marquette Iron Range. Production peaked at 15 .5 million tons in 1981, with three mines, the Tilden, Empire and Republic operating in Marquette County. The following year production dropped to 6.9 million tons as the steel industry hit a slump and the Republic Mine was idled. Production returned to nearly 15.2 million tons in 1989 as Empire produced a record 8.1 million tons. 1993 production was approximately 12.6 million tons down from 1992's 13 .6 million tons. Production in 1993 was hampered by a five-week strike at Tilden and Empire by members of the United Steelworkers of America. Production in 1994 was more than 13.5 million tons. In 1995, production was 14.1 million tons. On the Marquette Iron Range, there were 3,500 mining employees in 1968. By 1971, employment was at 2,800 but later increased to 4,000 in 1979. During the 1980s, employment dropped following the 1981 production peak, and the drop continued through the early 1990s to the current level. In 1996, there were about 2,100 employees, approximately the same number as 1995. One of the other large employers in the immediate area, AMR Eagle (formerly Simmons Airlines), has moved its regional aircraft maintenance facility from the Marquette County Airport in Negaunee Township to the former K.I. Sawyer AFB. It is unknown at this time if the increased commuting distance for employees who live in the Negaunee area will cause a shift in employment patterns. Marquette General Hospital, another major employer in the urban corridor, has recently announced expansion plans. Northern Michigan University experienced a drop in enrollment and a loss of jobs as a result of K.I. Sawyer's closing, but still remains one of the County's largest employers. Chapter 3 - Page 12 �TABLE 3-8 MARQUETTE COUNTY MAJOR EMPLOYERS, 1994, 1996 & 1997 Employment Firm Product 10011 lOOt:: 1007 Marquette General Hospital 1,725 1.831 1,895 Health Care Northern Michigan University 1,200 1,119 1,122 Education Empire Iron Mining Partnership 1,130 1,020 1,097 Iron Ore Pellets Tilden Magnetite Partnership 825 848 877 Iron Ore Pellets Marquette Area Public Schools 550 574 568 Education Michigan Dept. of Corrections 420 438 441 Marquette Branch Prison Alger-Marquette Community Mental Health 375 366 419 Public Health Services MFC First National Bank 350 367 375 Financial Services City of Marquette 300 289 309 Local Government Marquette County 250 245 292 Local Government Wal*Mart 239 256 269 Department Store Bell Memorial Hospital 224 266 242 Health Care Negaunee Schools 250 250 236 Education Gwinn Area Community Schools 400 264 234 Education Simmons LJ Enterprises (now AMR Eagle) 380 268 206 Air Transportation Source: Michigan Employment Security Commission, 1994 & 1996 3.7 Income Examination of local income trends, and comparison of local income figures to state and national averages provides information about the amount of wealth that is available locally for expenditures on goods and services. Income figures also reflect the wages and salaries paid to local workers. Table 3-9 shows that incomes in City of egaunee and Marquette County are generally relatively low when compared to state averages. Income is measured in three ways: per capita income. which is derived from the total income reported for a community divided by the total population; household income, the average income reported for all households, including families; and family income, which includes married-couple families and other households made up of persons Chapter 3 - Page 13 �related by blood, marriage or adoption, but does not include persons living alone, unrelated persons sharing living quarters, or other non-family households. Income for 1979 (from the 1980 Census) are shown in 1979, as a figure that is "adjusted for inflation". The "inflation adjusted" 1989 dollar figure uses the U.S. Department of Commerce inflation factor of 1.676 for the period of 1979-1989. A household with annual income of $12-450 in 1979 would require an income of 1.676 times that amount, or $20,866, in 1989 just to keep pace with inflation. The 1989 actual income is the income as reported in the 1990 Census. TABLE 3-9 INCOME LEVELS, 1979-1989 1979 Actual Income 1989 Actual Income % Change After Adj . for Intl 1989 Income Adj . for Intl . % of State $6,826 SI 1,440 88 .8 $10,692 75.5 -6.5 Marquette Co. 6, 187 10,369 80.5 I 1,025 77.9 6.3 Michigan 7,688 12.885 100.0 14, 154 100.0 9.8 $17,325 $29,036 90 .1 $23 ,345 75.3 -19.6 Marquette Co. 16,517 27,683 85 .9 25, 137 81 -9.2 Michigan 19,223 32.218 100.0 31 ,020 100.0 -3 .7 $19,778 $33 , 148 89 .5 $30,026 81.9 -9.4 19,492 32,669 88 .2 30,249 82 .5 -7.4 $22, 107 $37,051 100.0 $36,652 100.0 -1.l % of State Per Capita Income City of Negaunee Median Household Income City of Negaunee Median Family Income City of Negaunee Marquette Co. Michigan Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, P080A , Pl 14A, and Pl07A and 1980 STF3 , 069,074 , 085 . Per capita incomes locally are well below state averages, ~nd the City's per capita income has dropped significantly after adjustment for inflation. The County and the state showed a small increase in per capita incomes after inflation. Both household and family incomes dropped when adjusted for inflation, and the decrease in all cases was greater than the drop at the state level, meaning that the local area also lost ground Chapter 3 - Page 14 �when compared to statewide averages. The most substantial drop occurred with regard for household income, with nearly a 20 percent drop after adjustment for inflation. In summary, these income figures show that local residents make less money than the average Michigan resident. and the purchasing power of local residents dropped during the 1980s. Although income was higher in 1990 than in 1980, the increases failed to keep up with inflation. This impacts the ability of local residents to purchase housing and other goods and services· it also affects the ability and/or willingness to support local programs through taxes or user fees. While the low incomes may be partially offset by lower costs of some items, such as land and housing in the local area compared to statewide averages. many consumer goods are priced at the same or even higher rates than the state as a whole. Comparing the number of households in the various income groups shows that the City of Negaunee contains a higher percentage of households in the lowest income groups than the state as a whole, and in general the number of lower-income households is higher than County averages. There are also fewer households in the high income groups. This information is displayed in Table 3-10. It is significant that 22.7 percent, or nearly one quarter, of the City's households reported income of less than $10,000 per year. TABLE 3-10 HOUSEHOLDS BY ANNUAL HOUSEHOLD INCOME, 1989 City of Negaunee Marquette County Michigan Annual Income Number Percent Number Percent Number Percent Less than $5,000 130 6.8 1,311 5.4 203,692 5.9 $5,000-$9,999 304 15.9 3,276 13.4 329,871 9.6 $10,000-$14,999 190 9.9 2,776 11.3 293,659 8.6 $15,000-$24,999 381 17.4 5,268 8.9 562,017 16.4 $25,000-$34,999 349 18.2 4,481 18.3 525,350 15.3 $35,000-$49,999 356 18.6 4,631 18.9 638,963 18.7 $50,000-$74,999 174 9.1 2,762 11.3 556.760 16.3 $75,000-$99,999 24 1.3 519 2.1 185.137 5.4 5 0.3 376 1.5 128,673 3.8 1,916 100.0 24,500 100.0 3,424.122 100.0 $100,000 or More Total Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, Table P080. Chapter 3 - Page 15 �Table 3-11 shows the type of income for households in the City of Negaunee, Marquette County and the state. The City has a higher proportion of residents receiving income from wages and salaries, and from non-farm self-employment than the County or the state. Slightly more residents receive retirement income, while a lower proportion receive public assistance or Social Security. Because retirement, Social Security and other forms of what is commonly called "fixed income" tend to remain fairly constant over time, with periodic adjustments to compensate for inflation, the households that rely on these forms of income are often less able to deal with unexpected large expenditures or even relatively small increases in the costs of goods and services. This also affects the willingness of this segment of the population to absorb increased taxes and user fees. TABLE 3-11 HOUSEHOLDS* WITH INCOME BY TYPE OF INCOME, 1989 City ofNegaunee Income Percent No. Marquette Co. Michigan Percent Percent Earnings 711 83 .9 79.4 78 .5 Wage or Salary 689 81.3 77.9 76.5 87 10.3 8. 1 9.8 3 0.4 0.4 1.6 Interest, Dividend, or Net Rental 263 31.3 38.1 41.8 Social Security 201 23 .7 26 .1 26 .7 41 4.8 7.1 9.6 Retirement Income 153 18.1 17.7 17.4 All Other 101 11.9 12.2 12.5 Total Occupied Households 847 Non-Farm Self-Employment Farm Self-Employment Public Assistance *Households may be counted more than once according to number of sources of income. Individual sources of income does not equal "total occupied households." Source: U.S. Bureau of Census, 1990 Census of Population and Housing, STF 3A. 3.8 Poverty Rates Another measure of local incomes is the poverty rate. Po*rty levels are determined by the U.S. Bureau of the Census based on a complex formula including 48 different thresholds. The poverty level for a family of four in 1990 was $12,674. Poverty rates generally increased between 1980 and 1990 in the City of Negaunee; the county also experienced a general increase in poverty levels. Chapter 3 - Page 16 �In 1990, the poverty rate for all persons in the City ofNegaunee was 13.6 percent, slightly higher than Marquette County's rate of 12.6 percent and the statewide rate of 13.1 percent. The poverty rate for young children was lower than the state and the County, and showed a decline from 1980. However, the poverty rate for all children under age 18 rose sharply from 1980 to 1990, and was considerably higher than the County rate. The poverty rate for persons 65 and over increased sharply from 1980 to 1990, and was well above County and state rates. TABLE 3-12 POVERTY RA TES, 1980-1990 1990 1980 City of Negaunee Poverty Rate for All Persons 4.3 7.2 Poverty Rate for Children Under 5 5.9 5.8 Poverty Rate for Children Under 18 3. 1 5.8 Poverty Rate for Female Householder Families 25 .6 30.6 Poverty Rate for Families w/Children Under 5 14.3 6.7 Poverty Rate for Persons 65 and Over 10.9 12 .2 9.8 12.6 Poverty Rate for Children Under 5 13.3 19 .0 Poverty Rate for Children Under 18 I 0.3 14.0 Poverty Rate for Female Householder Families 33.8 35.7 Poverty Rate for Families w/Children Under 5 12.2 18.0 Poverty Rate for Persons 65 and Over 13 .9 13.5 Poverty Rate for All Persons 10.4 13 . 1 Poverty Rate for Children Under 5 16.0 22.1 Poverty Rate for Children Under 18 13 .3 18 .2 Poverty Rate for Female Householder Families 30 .7 35.8 Poverty Rate for Families w/Children Under 5 13 .9 20 .6 Poverty Rate for Persons 65 and Over 12.2 10.8 Marquette County Poverty Rate for All Persons Michigan U.S. Bureau of the Census, 1990 Census of Population and Housing. STF3A, Income and Poverty Status. Chapter 3 - Page I 7 �3.9 Issues and Opportunities Significant increases in the number of women with children in the labor force affects the needs for child care, educational and recreational programs and related facilities. Changes in the working environment to accommodate family needs of both men and women, such as flexible days and hours of work, job sharing, etc., may in turn affect commuting and transportation patterns, shopping patterns, etc. The soon-to-be-vacated county airport will offer the opportunity to redevelop the area for possible commercial and industrial uses. This could increase the tax base in the urban corridor as well as provide increased employment for the area. The moving of the airport may result in a loss of trade for some local businesses, and will increase commuting time for local employees of businesses which move to Sawyer. Local unemployment rates are generally lower than the Upper Peninsula average, but are, in recent years, higher than statewide rates and always higher than the national rate. Although unemployment has declined in recent years, a slight increase occurred in 1994, and continued into 1995. With a declining labor force, the overall percentage of persons unemployed improved in 1996. Indications area that the unemployment rate will improve as the labor force adjusts itself to the loss of KI Sawyer AFB. Employment in Marquette County is concentrated in the Marquette-Negaunee-Ishpeming urban center, which in turn affects commuting patterns as well as demand for residential development. Locally, most of the employment is centered on the retail and service sectors, as well as mining. Although the mining industry historically provided a large share of the City's employment, the local economy has diversified over the past two or three decades, reducing the reliance on mining. The Empire and Tilden mines will probably continue to provide employment for the foreseeable future, and the opportunity to develop new mines may exist if it becomes economically feasible to invest in new ore bodies which are known to exist. However, if market conditions worsen, cutbacks or closure of the existing mines could still have a significant effect on the local economy. The potential exists for the City of Negaunee to increase tourism-related development by taking advantage of the historical resources and natural beauty of the area. Incomes actually decreased in the City of Negaunee and Marquette County from 1980 to 1990, when adjusted for inflation, meaning that the buying powe,of local residents declined. This affects the ability to afford housing and other basic goods and services. Although the poverty rate for young children is lower than the state average, the number of children under 18 in poverty increased sharply over the past decade and is well above the state level. The poverty rate for persons age 65 and over also increased and is much higher than the County and statewide rates . This indicates that those who are generally least able to provide for Chapter 3 - Page 18 �themselves, and most in need of services such as health care, transportation, etc., are finding that their economic situation is worsening . A related issue with regards to children in poverty is the effect poverty may have on the ability to do well in school or obtain higher education, in tum affecting future earning ability. Chapter 3 - Page 19 �4.0 NATURAL FEATURES Natural features, including soils, geology, topography, water features. and other natural resources, have a profound effect on a community's development. These physical features directly or indirectly constrain or encourage growth; for example, soil types and geology often affect the ability of a community to provide high quality water and wastewater services. The natural resources, such as timber or minerals, which occur in certain areas are often a primary factor in the establishment and growth (or decline) of communities. For instance, many areas in the Upper Peninsula were settled as a result of logging or mining operations in the late 1800s. These natural features are often interrelated, and disturbance in one area can potentially affect other areas. From a planning standpoint, it is important to understand these interrelationships, and the role that natural features play in determining a community' s future development. 4.1 Topography The physical features of the landscape provide an area with its own unique character. Topography describes this character in terms of elevation above mean sea level. This defines the size and shape of watersheds as well as places to avoid with development because of grades in excess of recommended standards. Steep topography or slopes of 10 percent (a rise in gradient of more than 10 feet in a horizontal distance of 100 feet) or greater can be aesthetically attractive for residential development as well as some commercial establishments. However, the steep grade increases the likelihood of soil movement or slides, and the weight of structures is an added force which encourages this movement. Beside such dangers, there is an added expense if development occurs on the sloping surface itself Excavation of the hillside and/or building ofretaining walls can greatly increase construction costs. There is also the problem of erosion as the water rushes down the steep grades. Natural water courses provide the pathway for such water and should be maintained in this capacity. The City of Negaunee contains primarily rolling terrain, with some areas of steep slopes and very few level areas. The elevation in the City ranges from about 1,280 feet above mean sea level in the southeast corner of the City, where Partridge Creek leaves the City as it flows to Goose Lake, to 1,766 feet near the ski jump at the Superior Nordic Training and Recreation Complex (SUNTRAC), formerly known as Suicide Bowl. Steep slopes are located along the north shore of Teal Lake, in the area between U.S. 41/M-28 and CR 492, and in the southwest corner of the City near SUNTRAC. The SUNTRAC area offers a 300-foot change in elevation between the parking lot and the top of the ski jump. 4.2 Geology Both bedrock and surface geology have an impact on community development. Bedrock geology consists of the solid rock formations found below the soil, which were formed during the early Chapter 4 - Page I �periods of the earth's evolution. These formations have undergone extensive folding, uplifting, eroding, and weathering during the millions of years which have since passed, and are now overlain by surface geology and soil. One of the primary factors which makes geology important to a community's development is its ability to supply groundwater. The quality and quantity of groundwater is influenced by the types of bedrock in which it is found, and the layers through which the water passes before it is extracted. Certain types of bedrock increase the potential for groundwater contamination, particularly when such bedrock is close to the surface. Surface runoff is filtered through the soil, sand, and gravel which overlay bedrock, and many contaminants are removed through this filtering process. When bedrock is close to the surface, there is less opportunity to filter out contaminants, and the polluted runoff can enter the groundwater table. If the bedrock is highly permeable, contaminants can quickly enter the same layers of groundwater used for domestic purposes. The presence of commercially valuable minerals in bedrock is also a factor in land use and development of an area. In areas where minerals or ore are present, communities often exist which are dependent on mineral extraction at least to some extent. Such is the case in Negaunee, where the presence of iron ore was a major factor in the settlement and development of the area. All of the bedrock underlying the City of Negaunee dates back to the Precambrian era, generally believed to be over 600 million years ago. The oldest formation is made up of volcanic and sedimentary rocks, including mafic-volcanic and intruded felsic rocks that have been metamorphosed into schist and gneiss. Volcanic and sedimentary rocks are found under a small portion of the northwestern corner of the City. Rock formations underlaying the remainder of the City are somewhat younger, but still date to the Precambrian area. The majority of the City is underlain by the Negaunee Iron Formation (in the southwest portion of the City) and Siamo Slate and Abijik Quartzite in the southeast and central portion of the City. A small band of Chocolay Group is located in the northeastern comer of the City. These formations consist primarily of metasedimentary rocks like schists, quartzites, iron formations, and gneiss, and date back to the Middle Precambrian (Huronian) era. All Precambrian rocks found in the Negaunee area exhibit similar water-bearing characteristics. Water in these rocks fills fractures, joints and weathered zones at shallow depths, and often fills abandoned mine shafts or pits. In general, these formations do not provide significant amounts of groundwater. Yields may be greater in areas covered by 20 feet or more of glacial deposits, and in valleys. The surface geology of the City of Negaunee is primarily a result of glaciation which occurred 10,000-12,000 years ago. As the Wisconsin Continental Glacier moved over the area, existing landform features were obliterated under the weight of ice estimated to be about one mile thick. The surface character of the area has also been influenced by mining activities which have taken place since the area was settled. Chapter 4 - Page 2 ,,---...,_ .,,,. �Outwash, glacial till-bedrock and wetlands make up the surface geology of the City of Negaunee. Outwash consists of stratified sand and gravel, which was carried by glaciers and deposited as a result of meltwater flowing from glaciers. These deposits commonly are very permeable, and are a good source of ground water. Wells drilled into glacial outwash generally yield over 10 gallons per minute, providing water which is satisfactory for domestic use. Some areas of outwash contain groundwater with a high level of iron. Outwash is primarily located in the central portion of the City, with a small area of outwash along the northeastern boundary of the City. Glacial till-bedrock includes areas where the movement of the glaciers scoured all or most of the surface material away, leaving bedrock exposed. In some cases a thin layer of till may remain. Availability of groundwater depends on the type of bedrock but is usually poor. Glacial tillbedrock occupies most of the northern half and the southeastern and southwestern comers of the City. Wetlands are areas of poor drainage and high water tables where an accumulation of muck and peat overlay a glacial lake plain. A small area of wetlands is located in the east central portion of the City. 4.3 Mineral Resources The City of Negaunee owes its existence to the extensive deposits of iron ore found beneath the area, and many abandoned mines are located in the City. The two remaining active mines in Marquette County are located to the south and southwest, close to the City. Mines which formerly operated within the City included the Mather B Mine, Tracy Mine, Negaunee Mine, South Jackson Pit, Athens Mine, Maas Mine and Cambria-Jackson Mine. Several areas in the undeveloped portions of the City are characterized by caving and unstable ground as a result of past mining activities. Mining and processing methods have changed over the years in order to make it economically feasible to mine relatively low-grade ore. There are many mineral deposits remaining in areas of the Upper Peninsula and elsewhere which contain ores with such low concentrations of iron that mining is currently infeasible. Depending on future technology, demand, and prices, it may become feasible in the future to mine these low-grade ores. 4.4 Soils Soil occurs at the earth's surface, and generally has a finer texture than the bedrock or surface geology described in the previous section. Most soils in the U.P. have been formed as a result of glacial action, followed by accumulation of organic matter in some areas. An updated and detailed soil survey has just been completed for Marquette County by the U.S . Department of Agriculture Natural Resource Conservation Service (formerly the Soils Conservation Service). Soils throughout the County have been mapped based on aerial photo interpretation and extensive field work over the past several years. An interim report was issued in December 1997, with the final report expected in 1999. Digital soil maps were released in June 1999. Chapter 4 - Page 3 �Over 300 soil mapping units have been identified in Marquette County. These mapping units consist of a single soil type, or a complex containing more than one soil type which responds to development or use in similar ways. Some mapping units will also contain dissimilar soils, such as mapping units which contain areas of rock outcrop too small to be mapped separately. The documentation for the soil survey provides information on the suitability of each of these mapping units for various uses, such as woodland, agriculture, building site development, etc. Various properties of the soil, such as texture, depth to bedrock, permeability, stoniness, draughtiness, etc. influence a soil ' s ability to support various uses. This information is important to developers, foresters, planners, realtors, farmers, and anyone else concerned with the utilization and development of the land. From a planning standpoint, some of the most important features of soils have to do with the ability to support residential, commercial or industrial development. In areas not served by municipal water or sewer systems, suitability for septic tank drainfields is a major consideration. Limitations on local roads and streets, and limitations on building construction are also important. It should be noted, however, that although the soils survey is relatively detailed, site inspections should still be used to determine the suitability of a particular site for development. Within any particular mapping unit, areas will exist where limitations are more or less important as a result of terrain or other features too small to be included in this county-wide survey. The areas mapped as "variable" on the maps accompanying this plan are soil mapping units which contain complexes of different types of soils, or areas where the original soils have been significantly impacted by human use, through filling, compaction, leveling, or other means. The limitations on uses within these types will vary too greatly to allow them to be mapped as having slight, moderate or severe limitations. The large areas which are not rated generally include caving grounds and abandoned mines. Engineering and construction techniques can be used to overcome soil limitations, often at considerable cost. However, the long-term implications of such techniques should be carefully considered, since development in areas of marginal suitability may increase costs to local governments, and thence to taxpayers, in order to provide services to these areas. Limitations for Septic Tank Drainfields : Soil limitations affect the ability of septic tank drainfields to properly remove contaminants from effluent. Examples of such limitations include soils which are impermeable, and thus do not allow effluent to be filtered through the underlying soil; soils which are highly permeable, and allow effluent to pass through rapidly without proper filtering; areas of shallow bedrock, where there is insufficient soil to support a drainfield; and so on. Site-specific characteristics may mean that a particular site may be suitable for development, however. For example, very sandy soils are generally con~dered to have severe limitations due to the very rapid permeability of these soils. However, if the sand is very deep, adequate filtering will occur before the effluent reaches the groundwater, and septic systems will operate normally for many years. The majority of the developed areas of the City of Negaunee are rated as variable, as is typical of urban areas. Fill, paving and excavation have altered the original soils types in these areas to the Chapter 4 - Page 4 ~ ~ �point where conditions may vary widely from one site to the next. Since the developed portion of the City is served with municipal water and sewer, however, this is not significant from a planning standpoint. Of more importance is the nature of the soils in the more remote areas of the City, where scattered homes are served by on-site systems. Many of these areas contain severe limitations on septic tank drainfields. The primary limitations are poor filtration, slow percolation. wetness and slope. Although the soil survey would seem to indicate that there are few, if any sites suitable for development in these areas, the actual situation is that many suitable sites exist even in areas with generally severe limitations. Local health departments rely on sitespecific testing in determining whether to issue a permit for a septic system. The soils survey information represents a general guideline as to the extent of potential limitations, and should not preclude individual sites from consideration for development. Limitations for Building Site Development: Soil limitations for building site development include the presence of shallow bedrock which can make construction of basements difficult; wetness, which can result in wet basements or unstable support for foundations; or steep slopes, which increase the potential for structures to slide. Outside the developed areas of the City, the majority of the soils have severe limitations on building site development; however, there are some areas with only moderate limitations along existing roads and streets, such as Buffalo Road, Miller Road, and Rolling Mill Road. Some areas have differing limitations depending on whether or not basements are used; for example, a soil type characterized by shallow bedrock may be suitable for construction of a building without a basement, but the costs of constructing a basement may be prohibitive. As noted above, specific sites, even within areas mapped as having severe limitations, may be suitable for development. Limitations for Local Roads and Streets: Local roads and streets are those with an all-weather surface, designed to carry automobile and light truck traffic all year. Construction and maintenance of roads and streets is affected by a soil's shrink-swell potential, frost action potential, depth to bedrock or water table, and slope. The majority of the City contains soil types with severe limitations; however, significant areas with only moderate limitations exist. The largest areas with moderate limitations are in the southeast portion of the City, along Rolling Mill Road, Miller Road, Makinen's Road and Buffalo Road. Moderate limitations also exist along U.S. 41/M-28 southwest of Teal Lake, along Maas Street and Old Cemetery Road, and near BR M-28. As with other soil constraints, construction techniques are available to overcome many of the limitations of the underlying soils. However, such techniques are often costly, and roads which are built over unsuitable soils generally require more frequent maintenance. 4.5 Water Features The most significant water feature in the City of Negaunee is Teal Lake. Formerly used as the City's municipal water source, Teal Lake has remained largely undeveloped in order to protect water quality. A Teal Lake Park Master Plan has been completed, and the overall intent is to provide recreational opportunities and the opportunity for some development, while still protecting the unique visual character of the lake. The cities oflshpeming and Negaunee have received grant funds from the Michigan Department of Natural Resources to acquire a large Chapter 4 - Page 5 �parcel of land encompassing the lake ' s north shore, and the City of Negaunee is planning to implement a 100-foot setback requirement around the lake to protect the character of the shoreline. Other water features in the City include Lake Miller, Gunpowder Lake, Rolling Mill Pond and some ponds that have formed in caved-in mining areas. The Carp River flows through the northeast corner of the City, and Partridge Creek flows through the southeast corner of the City on its way to Goose Lake. 4.6 Wildlife The area surrounding the City of Negaunee, as well as the undeveloped portion of the City, contains a large variety of wildlife species. Mammals found in northern Marquette County include whitetail deer, moose, black bear, fox, coyotes, wolves, and a variety of small game. Birds include game birds such as ruffed grouse and woodcock, waterfowl, raptors and songbirds. Within the developed portions of the City, small mammals and songbirds are the most frequently encountered species. Teal Lake supports populations of walleye, perch, bass and panfish, and many species of waterfowl and other birds stop at Teal Lake during seasonal migrations. 4.7 Climate The climate in and around the City of Negaunee is heavily influenced by Lake Superior, with long, cold winters and relatively cool summers. The lake helps keep temperatures cool in summer and is responsible for significant amounts of "lake effect" snow in winter. This "lake effect" snow results from cool air masses traveling over the relatively warm waters of Lake Superior. When these air masses reach the cooler land areas, the moisture picked up from Lake Superior is deposited in the form of snow. The average annual snowfall at the Marquette County Airport is 172.2 inches, although the last two winters have produced record snowfalls of 251 inches in 1995-96 and 272 inches in 1996-97. The mean monthly temperature ranges from 14 degrees Fahrenheit in January to 66 degrees Fahrenheit in July, with a mean annual temperature of about 41 degrees Fahrenheit. Total precipitation averages approximately 32 inches per year, with the wettest month in June and the driest month in February. The growing season averages about 109 days. The last frost in the spring usually occurs about May 31 , and the first frost in fall usually occurs about September 17. Incidence of thunderstorms is around 26 days per year. Michigan is located on the northeast fringe of the Midwest tornado belt. Between 1950 and 1987, only four tornadoes occurred in Marquette County. 4.8 Issues and Opportunities Areas of steep slopes within the City may limit certain types of development, but may also provide the opportunity for scenic views and recreational facilities. Chapter 4 - Page 6 �Many areas within the City are unsuitable for development due to caving which has occurred as a result of past mining activities. Although these areas are largely undeveloped and remain in mining company ownership, they pose a potential safety hazard, and limit the amount of land available for future development. The unique beauty and undeveloped nature of Teal Lake offer the opportunity to provide recreational opportunities for local residents and tourists, while enhancing the appearance of the area. Protection of the undeveloped character of the north shore of the lake is critical. Negaunee' s long, cold winters and relatively cool climate can make travel difficult at times, and limit the suitability of the area for various agricultural crops, home gardens, etc. The long winters and heavy snow provide excellent winter recreation opportunities, however, including skiing. snowmobiling, ice fishing, etc . • Chapter 4 - Page 7 �5.0 LAND USE 5.1 Historical Land Use Patterns The City ofNegaunee's land use pattern, along with the surrounding area, has been shaped by the presence and exploitation of natural resources, principally the iron ore which was discovered in 1844 by a party of government surveyors. Two years later, the Jackson Iron Company opened the first iron ore mine in present day Negaunee. The iron ore deposits were found in what is known as the Marquette Iron Range, which runs east-west through the central portion of Marquette County. The entire City lies within the Marquette Iron Range, and several mines were located wholly or partially within the City. These mines, which have been inactive for years, continue to influence land use in Negaunee. The communities of Negaunee, Ishpeming, Republic, Champion, and Michigamme were all founded around the mines of the Marquette Range, and provided housing and commercial services for miners and their families. e During the first hundred years of ore extraction within the Marquette Range, the iron content of the ore was relatively high; however, the supply of high grade ore in the range area began to decline rapidly in the late 1940s. As a result, the Cleveland-Cliffs Iron Co. in the late 1940s and 1950s established a research facility in Ishpeming to determine the best way to pelletize low grade ore and how to upgrade the pelletized low-grade ore. The research paid off in July of 1965, with the world' s first shipment of pelletized underground iron ore. which gave new life to the iron ore industry in Marquette County. In Negaunee Township, from 1965 to 1979, the Pioneer Pellet Plant processed low grade iron ore. The only remaining iron mines in the Upper Peninsula are low grade iron ore mining operations at the Empire Mine in Richmond Township and the Tilden Mine in Tilden Township. A portion of the Empire Mine pit is located in the southeastern comer of the City of Negaunee. The general land use pattern in the City of Negaunee includes concentrations of residential and commercial development in the north central part of the City, surrounded by extensive areas of land owned by mining companies. The City contains 15 square miles, or about 9,400 acres ; of this area, only about three square miles contain development. Extensive caving has occurred on mined lands in the City, and in the past caving has caused houses or even whole neighborhoods to be moved to more stable areas. Commercial development in the City of Negaunee tends to be clustered close to the major transportation corridors. The corridor along U.S. 41/M-28 east of Teal Lake contains commercial uses which take advantage of the exposure to passing highway traffic, such as restaurants, gas stations, etc. Business M-28 and major downtown streets contain commercial uses which serve the concentration of population in those areas, as well as visitors to the community. Over the past 10 to 20 years, the downtown business district has become less active, while new development has occurred along U.S. 41 /M-28. However, since about 1995 downtown revitalization efforts have taken place, resulting in repairs to some buildings and other improvements. Despite the shift of some firms to the highway corridor, the downtown area has not become blighted. Chapter 5 - Page 1 �The area available for development in the City of Negaunee is limited by land ownership, and by the physical suitability of vacant lands for development. About 75 percent of the land area within the City is owned or controlled by mining interests, and a significant portion of this land has experienced caving or subsidence. The mining companies which own this land are generally reluctant to sell it, perhaps because of concern over future liability and/or the belief that mineral deposits may still underlie these areas. Factors Affecting Land Use The decision process regarding land use can begin almost anywhere -- with a home buyer, a developer. a land speculator, a business owner, or a governmental unit. The home buyer or potential business owner tends to base decisions on location, access. quality of surroundings. available public services. and personal satisfaction, among other factors. The land speculator makes decisions regarding selling land or holding it in anticipation of future profit. based largely on potential profit. The land developer makes decisions regarding the type and timing of development based on the supply and demand for housing, goods and services. or on industrial needs, as well as other factors. O\',iilers of business and industrial concerns make decisions to start, expand, or close their operations based on economic feasibility, which depends on a variety of factors. Many of these factors, such as supply and demand for the good or service produced, are beyond local control, while other factors, such as the availability of sites or adequacy of transportation, can be affected by local decisions. Decisions made at these levels are generally oriented towards a person's or organization's selfinterest, and generally do not consider the effects of development on surrounding land uses, utilities, services, etc. This decision-making process can potentially result in discontinuous or incompatible development, since it does not necessarily take into consideration the overall development pattern for a community. It is left primarily to units of government, then, to consider the overall compatibility and appropriateness of various land uses. Various laws and regulations have been enacted governing land use and development, and provide tools for federal, state, and local governments to use in dealing with land use issues. The federal government exercises a number of responsibilities that affect land use through various loan and grant programs for community facilities, water and wastewater systems, housing, economic development, and planning. Federal regulations also address environmental concerns, such as air quality, drinking water standards, etc. Although these programs and regulations do not usually directly affect land use and development, they have a significant Chapter 5 - Page 2 �indirect effect. For example, a community which lacks sufficient sewage disposal capacity to serve industrial uses may be able to obtain federal funding to assist with expansion of its sewage treatment plant, which in turn may lead to industrial development. The role of the state has traditionally been limited to providing enabling legislation for local units of government to regulate growth and development through planning and zoning. The State of Michigan does, however, regulate land use and development in wetlands, floodplains, coastal areas, and other areas of environmental concern. This can have a direct affect on local land use. The State also enforces standards for municipal water systems and wastewater treatment systems which are at least as strict as federal standards, which can affect a community's ability to provide such services. Local governments can probably exert the most effective influence on land use changes through zoning ordinances, subdivision regulations, building codes, and public investment in roads, water and sewer systems. parks, etc. Local planning efforts which seek to define the most desirable and appropriate uses for the various parts of a community, and anticipate and prepare for growth, can help guide future land use decisions. Other factors affecting land use include the existing transportation system, taxation and land values. natural features. changing technology, and market factors. Changes in lifestyles, family size, shopping habits, and consumer attitudes also affect land use decisions. The transportation system which serves a community determines how quickly and easily, and at what cost, raw materials and finished goods can be shipped in and out, a crucial factor to many industries. The expanding highway network in the U.S., together with the proliferation of private automobiles, has enabled residents of rural areas to commute to larger communities for employment and shopping, and has increased the accessibility of many areas to tourists. This increased mobility has in many cases facilitated development of strip commercial areas, "mega" shopping malls, and suburban residential development ("urban sprawl"), sometimes resulting in the conversion of land from agriculture or open space. Taxation and land values play a part in many land use decisions. Families may move from urban areas because they feel that they are willing to trade off lower taxes and/or user fees for the lack of municipal services and increased distance from employment, shopping, and schools. Land values in rural areas may also be lower, and thus more attractive to residents. Commercial and industrial enterprises are generally less willing to forego municipal services, such as water and sewer, and also tend to locate in areas of concentrations of population rather than in very rural areas; however, tax rates and land values may influence a company's decisiop. to locate in one community versus another. As a result of changing technology, including computer networking, cellular telephones, fax machines, voice mail, teleconferencing, and electronic mail, some business and industries are able to locate in rural areas which would have previously been considered isolated. In many cases. the quality of life associated with these rural locations is an additional attraction. Chapter 5 - Page 3 �Wetland areas can pose significant constraints on development in some areas, due to state and federal regulations and the general unsuitability of wetlands for many types of development. Wetlands are defined as those areas between terrestrial and aquatic systems where the water table is at. near, or above the land surface for a significant part of most years, and include marshes, mudflats, wooded swamps, and wet meadows. Several different wetland categories are mapped in the inventory. Wetland categories include wooded (dominated by trees over 20 feet in height, seasonally flooded); shrub/scrub (dominated by woody vegetation less than six feet in height); aquatic beds (areas with 30 percent or more vegetative cover of submerged, floating-leaved or floating plants, and less than two meters [6.7 feet] deep); emergent (dominated by erect. rooted herbaceous plants, which are present for most of the growing season); and flats (level or nearly level deposits of sand, mud or organic sediments). See Table 5-1 for the acreage of each category. Urban and Built Up Areas: Areas of intensive use with much of the land covered by structures is classified as urban or built up. County-wide, this category comprises a relatively small proportion. totaling 37,473 acres, or 3 .1 percent. However, this land use category is important because it contains the majority of the residential, commercial, and industrial uses in the County, and because the density and type of uses within this category have the most potential to adversely impact the environment. Most of this cover type is located in the Marquette/Negaunee/Ishpeming urban corridor, although all the townships in the County contain areas of residential development. Urban and built up is the third-largest category ofland use in the City of Negaunee, with 1,172 acres. or 12.5 percent. The City oflshpeming contains 22.9 percent urban and built up areas, and the City of Marquette has 50.4 percent of its land area in this category. Since extractive uses, which include gravel pits and mining activities, are included in this category, some areas with extensive mining show a disproportionately high percentage of urban and built up lands. The majority of the urban and built up land in the City of Negaunee is residential in nature. Most of this residential use consists of relatively old housing; the 1990 Census indicates that nearly 60 percent of the City's housing was built prior to 1940. Most of the housing consists of singlefamily residences, although there are some duplexes and multi-family structures in the City. As is typical of older neighborhoods, many of these homes are located on small lots, with little open space between homes. Other uses included in urban and built up lands are commercial; industrial; transportation, communications and utilities, such as airports, railroads, h~hways, etc.; open pit mining areas, such as gravel pits, quarries, mines, etc.; and parks, cemeteries and other forms of open space. Commercial uses in the City are primarily located along the U.S. 41/M-28 corridor or in the downtown. The traditional neighborhoods which provided the majority of residents' needs within walking distance are gone from most communities, including Negaunee. Chapter 5 - Page 5 �Market factors, and the ongoing shift to a more service-oriented economy, are factors which are beyond the capacity of an individual community to control. However, an awareness of such factors is important to planning and land use decisions at the community level. Finally, changing lifestyles have affected land use patterns throughout the nation. Americans live longer, have smaller families, and are more mobile than previous generations. As a whole, the population is growing older, and our housing preferences, shopping habits, and employment patterns have changed significantly. From a land use standpoint, some of the pertinent issues are the desire for larger homes on larger lots by many young professionals and families; the demand for housing suitable for elderly residents, including so-called "snowbirds;" and the wil.ingness to commute longer distances to work in order to live in certain residential areas. 5.3 Current Use Inventory This section will examine the current land use patterns for the City of Negaunee and Marquette County, based on the Michigan Resource Inventory System (MIRJS) Current Use Inventory. The inventory describes land use or cover according to seven broad categories, with numerous subdivisions within those categories. Forest: The majority of the City's land area is classified as forest, with 5,238 acres, or 55.8 percent. This reflects the large areas in corporate ownership within the City limits. By way of comparison. the neighboring City of Ishpeming has about 33 percent of its land area in forest. again because of corporate ownership. The City of Marquette has about 40 percent of its area in forest. but corporate ownership is less of a factor in Marquette. Forestland is defined as lands at least 10 percent stocked by forest trees of any size, or formerly having such tree cover, and not currently developed for nonforest uses. These lands are further broken down into several different types of forest cover. Predominant forest cover types in both the City of Negaunee and Marquette County are northern hardwood and aspen, birch and associated species. There is a significant amount of lowland conifer cover type in the City, as well. Other forest types are also present, and the relative proportions of the various cover types are shown in Table 5-1. Agricultural: Broadly defined as lands which are used for the production of food an<l fiber, this is the second-lowest land use category in the City of Negaunee. Only a total of 68 acres of cropland was identified in the Current Use Inventory, less than one percent of the City's land area. Wetlands: Wetlands represent the fourth-highest proportion of the City's land cover, at 753 acres or eight percent. These wetlands are primarily located in the western and southern portions of the City, in or near the caving areas. Chapter 5 - Page 4 �Nonforested: Nonforested lands make up 15.9 percent, or 1,489 acres of the City' s land area. This is the second-largest category ofland use in the City. These lands are open lands or rangelands, characterized by grasses and shrubs, but not including those lands showing obvious evidence of seeding, fertilizing, or other agricultural practices. As with the forested areas in Negaunee, most of the nonforested lands are located on corporate lands, often in caving areas . Water: Just over six percent of the City of Negaunee, or 582 acres, is classified as water. Areas of water in a community have an effect on adjacent land use, by supplying sites for waterdependent industry, water-based recreational sites, and residential or commercial development. Many inland lakes and rivers offer public recreational access. The largest water body is Teal Lake, located in the northwestern corner of the City. Other lakes include Lake Miller, Gunpowder Lake, and Rolling Mill Pond. Some of the caving areas in the central part of the City have also filled with water over the years. Barren: About one percent of the City is classified as barren. Barren lands include beaches, riverbanks, sand dunes, and exposed rock. Exposed rock makes up all of the 92 acres of barren land in the City, which occurs in scattered locations in the northwestern portion of Negaunee. 5.4 Public and Quasi-Public Land Use Public land uses in the City of Negaunee include parks, public buildings, schools and tracts of publicly-owned lands. Many of these uses are discussed in more detail in other chapters of this plan; however, the land use considerations associated with these uses will be discussed here. The City owns or leases and maintains several park and recreation sites, including Teal Lake Waterfront, Miner' s Park, Jackson Park, the Community Play Field, and several smaller parks throughout the City. There are also three schools in the City, the Negaunee High School, Negaunee Middle School, and Lakeview Elementary. A large tract of CCI-owned land lying in both Negaunee and Ishpeming is leased by the Ishpeming Ski Club, and contains the Superior Nordic Training and Recreation Complex (SUNTRAC), formerly known as Suicide Bowl. The City, together with the City oflshpeming, has applied for funding from the Michigan Department of Natural Resources to acquire several hundred acres around Teal Lake. This property would be retained in public ownership for recreational uses, and would include the scenic north shore of Teal Lake. Other public land uses in the City include public buildings such as City Hall, which are discussed in more detail in Chapter 6, Community Facilities. As a general rule, these buildings do not occupy large tracts of land; their primary impact on land u~ is related to traffic and parking. Examples of quasi-public land uses include churches, golf courses, and similar facilities that are owned by private enterprise, but are open to the public. These uses generate increased traffic on a seasonal, occasional, or intermittent basis, by providing facilities and services which meet the needs of local residents and contribute to the quality of life of communities and neighborhoods. The presence of quasi-public facilities such as golf courses can also affect property values. Chapter 5 - Page 6 �TABLE 5-1 CITY OF NEGAUNEE & MARQUETTE COUNTY LAND USE PATTERNS City of Negaunee % Acres Urban and Built Up Residential Commercial Industrial Transportation , etc. Open pit mining Underground mining Open land, other Marquette County Acres % 1, 172 563 114 15 150 44 180 106 12 .5 6.0 1.2 0.2 1.6 0.5 1.9 I. I 37,473 14,076 3,063 850 4,031 13 ,068 936 1.448 3.1 1.2 0.3 0. 1 0.3 I. I 0.1 0. 1 68 0.7 17,603 1.5 Non forested 1,489 15.9 29,016 2.4 Forested Northern hardwood Central hardwood Aspen, white birch , assoc . spp. Lowland hardwoods Pine Other upland conifers Lowland conifers Christmas tree plantation 5,238 3,706 0 745 148 277 57 305 0 55.8 39.5 0.0 7.9 1.6 2.9 0.6 3.2 0.0 988 ,050 468 , 151 7 176,813 32,961 147,775 19,981 142,349 15 82.6 39 . 1 0.0 14.8 2.8 12.4 1.7 11.9 0.0 Water 582 6.2 29,663 2.5 Wetlands 753 8.0 87,323 7.3 92 1.0 7,627 0.6 9,394 100 .0 I , 196,754 100.0 Agriculture Barren Total Source: Michigan Resource Information System. Churches are located throughout the City, as well as in the City oflshpeming and surrounding townships. Negaunee residents may attend churches outside the City, while churches in the City draw from the surrounding communities. In addition to serving as places of worship, churches often serve as community gathering places, for social events and local meetings. The closure or consolidation of churches, as is currently being done within the Catholic Diocese of Marquette, can affect traffic patterns and the availability of gathering places; it can also have a less tangible effect on the character and cohesiveness of a community. 5.5 Land Ownership As discussed earlier, land ownership in the City of Negaunee is a significant issue. Currently about 75 percent of the City's land area is controlled by mining companies, either through outright ownership or through controlling mineral rights. The City leases land from these mining Chapter 5 - Page 7 �companies for a variety of uses, primarily recreation areas, but such leases are subject to a year's notice should the lands be required for mining. A significant portion of the mining companyowned lands are "caving grounds," which are unsuitable for development. The City of egaunee lacks the ability to significantly expand residential or commercial development because of the physical limitations of the caving grounds and Teal Lake. As long as the mining companies are unwilling to sell any of their lands within the City, the ability to develop is also limited by the availability of land. Cleveland Cliffs Iron Company has begun the process of evaluating all their holdings in Marquette County, including lands in egaunee, and some discussions with City officials have taken place regarding the City's long-term needs. The City has expressed an interest in acquiring additional property if it becomes available. 5.6 Contaminated Sites The Michigan Department of Environmental Quality is required by state law to identify, evaluate, and rank all sites of environmental contamination in Michigan. For several years, the DEQ was required to submit an annual list of these "Act 307'' sites to the Michigan Legislature. However. recent changes to Michigan's environmental laws have changed this requirement to every five years. The most recent list of contaminated sites was submitted in April, 1995, and no sites of environmental contamination were identified in the City of Negaunee, although three leaking underground storage tank (LUST) sites were identified. From a land use standpoint, the presence of environmental contamination represents a constraint on future development, as well as a threat to human health and safety. In addition to affecting a specific site, some contaminants can enter groundwater and cause more widespread problems, such as water well contamination. It is desirable to identify and remediate contaminated sites in a timely manner, in order that potential hazards and land use constraints be removed. In terms of future land use decisions, it is important that decisionmakers are aware of the potential for certain types of land use to cause environmental contamination. Most of the sites of environmental contamination identified in Marquette County are the result of past land use practices, and this illustrates that even when legal and accepted land uses are undertaken, the possibility of future impacts exists. Leaking underground fuel storage tanks have become a concern throughout the country in recent years. Many fuel tanks which were in compliance with all installation guidelines at the time they were installed have deteriorated and allowed fuel to contaminate the surrounding soil. New guidelines for installing underground fuel tanks have been implemented, and efforts are underway to identify and clean up leaking tanks. The two LUST sites in the City of Negaunee as of April, 1995, were the Grade A-1 Stop on U.S. 41/M-28, and the Holiday Station at the intersection of U.S. 41/M-28 and Croix Street. Chapter 5 - Page 8 �5.7 Land Use Trends Although the City of Negaunee has suffered a population decline over the past 50 years, the community has not seen widespread physical deterioration of existing housing, or pronounced decline of the business districts. The most significant trends have been the reduction of the developable area of the City due to caving and an increase in commercial development along U.S. 41/M-28 at the expense of the downtown business district. Caving which has occurred throughout the history of Negaunee has necessitated actual relocation of buildings and sometimes entire neighborhoods. While the caving is no longer a common occurrence in residential neighborhoods, recreational areas and open space are still being affected. For example, Jackson Park in the late 1980s encompassed nearly 12 acres, but in the 1994 Recreation Plan is reported to be three acres in size due to caving and loss of usable land. Businesses which have been established along the U.S. 4 l/M-28 corridor over the past 20 years have succeeded in drawing some commerce away from the downtown area. However, the downtown has not seen substantial decline, and still retains a diverse base of commercial establishments. Recent downtown improvements have made the downtown area a more attractive place to shop and do business. The cities of Negaunee and Ishpeming have apparently not shared in the overall growth that has taken place in the urban corridor that stretches from southeast of Marquette to Ishpeming. The majority of the new residential development has taken place in the encompassing townships, including Negaunee, Marquette and Chocolay townships. Commercial development has also occurred at a rapid pace in Marquette Township, and to a somewhat lesser extent in Chocolay and egaunee townships. However, egaunee and Ishpeming cities are desirable locations for a number of reasons, and as a result the overall housing market has remained fairly strong. Some two-income families in the City have one wage-earner in the Negaunee-Ishpeming area and the other in Marquette, but choose to live in egaunee. Others who work in Marquette choose to live in Negaunee so that they can enjoy the amenities the City provides, such as municipal water and sewer, while enjoying the lower housing prices compared to Marquette. Two new subdivisions are currently being developed in the City, totaling about 60-65 singlefamily residential lots, which will be developed with housing ranging from affordable to upscale. The lack of new development in the past has been due to a lack of developable sites, rather than a lack of demand, and it is hoped that these two new subdivisions will be followed by other development. Both new developments are located on land purchased from mining interests, one along Teal Lake and the other near the former Maas Mine, at the intersection of Carr and Cherry streets. 5.8 Issues and Opportunities The land ownership pattern in egaunee severely constrains the City's ability to grow. The City is attempting to begin a dialog with CCI regarding the possibility of acquiring CCI-owned land Chapter 5 - Page 9 �within the City, which may lead to future opportunities for growth. The opportunity may also exist for future land sales to developers, as in the case of the two newly-platted subdivisions, allowing for future growth. Significant areas within the City have experienced caving as a result of past mining activities. In addition to being unsuitable for development. such areas can pose a safety hazard if access is not limited. Although caving is no longer common in residential areas, some recreational facilities are being adversely affected by caving. Some sites in the City may be suitable for industrial development, since there are properties which have access to rail and other infrastructure. The City of Negaunee contains a lower percentage of residential and commercial land use and a higher proportion of forested and open areas than any other city in Marquette County. This is primarily due to the ownership pattern within the City. The purchase of large parcels of land around Teal Lake provides the opportunity for the cities of egaunee and Ishpeming to offer their residents expanded recreational opportunities, and to protect the scenic north shore of the lake from development. The expansion of the Superior ordic Training and Recreation Complex, formerly known as Suicide Bowl, may result in development of a year-round, "destination" facility which will attract visitors from outside the area as well as provide opportunities for local residents. It may also trigger increased "spinoff' development in the area. such as new commercial development to serve the needs of visitors to the area. Acquisition of the north shore of Teal Lake provides the opportunity to protect a unique area from inappropriate development, while providing for recreational opportunities and open space. Chapter 5 - Page I 0 �6.0 PUBLIC AND COMMUNITY FACILITIES 6.1 Introduction Services and facilities provided by local government are often vital elements in the community's progress and well-being. Services include police and fire protection, municipal water and wastewater systems, and recreation programs. Community facilities include libraries, parks and recreational facilities, cemeteries, schools, and the infrastructure related to municipal water and wastewater treatment systems. As a part of the comprehensive planning program, the City's public and community facilities were reviewed and evaluated as to their present condition and adequacy to meet the present and future needs of the community. 6.2 Community Facilities and Services Water System: Municipal water is provided to City of Negaunee residents by the NegauneeIshpeming Water Authority. The Water Authority owns and operates the system, which includes wells, storage facilities and the distribution network in the cities of Negaunee and Ishpeming. Funding for the wells is split between the two cities, with the City of Ishpeming responsible for 60 percent of the cost and 40 percent from Negaunee. Each city is responsible for the distribution network, which in the City of Negaunee totals about 20 miles of water main. The Negaunee-Ishpeming Water Authority is governed by a five-member board, with two members from each of the two cities and the fifth member representing the Marquette County Health Depm1ment. The Negaunee-Ishpeming Water Authority currently utilizes groundwater as a water source; prior to 1994, surface water from Teal Lake was used for drinking water. Stricter federal requirements which called for filtration of surface water caused several communities to switch from surface water to groundwater around this time. Groundwater is supplied by eight wells, six of which are located near the Carp River outside the City of Negaunee. The other two wells are located behind Snyder Drug in Ishpeming and east of Da Yoopers Tourist Trap in Ishpeming Township. The water is in compliance with all applicable state and federal standards with the exception that the standard for copper is currently being exceeded. The Water Authority has increased the pH of the water in an effort to reduce the level of copper. One elevated storage tank serves the City of Negaunee. This tank has a capacity of 300,000 gallons, and was built in 1961. The City has an ongoing inspection/maintenance program, and the tank has been well-maintained. The tank is in good condition and is adequate for current needs. As of January, 1998, there were 1,730 water customers in the City of Negaunee. Of these, 1,634 were residential customers, while 96 were commercial in nature. Some households in outlying areas of the City are not served by the municipal water system, but instead rely on private wells. Chapter 6 - Page l �It is not economically feasible to provide municipal service to these relatively isolated households. The City has received $5.5 million in funding from U.S.D.A. Rural Development for replacement of approximately 50-60 percent of the existing water mains. Of the $5.5 million project, $3.27 million is in the form of a grant, with the remaining $2.23 million as a long-term, low-interest loan. This two-year project, begun in 1997, will improve water pressure and help reduce freezeups by replacing undersized and deteriorated mains, looping mains, and lowering mains to provide protection from freezing. This will result in improved service to residential and commercial customers, and improved firefighting capabilities. The City has also indicated that residents will no longer be allowed to let water run during the winter months once this project has been completed. When Teal Lake was used as a water source, residents were allowed unlimited let-runs; since the groundwater supply has been used. let-runs have been limited to reduce demands on the system. The City continues to urge residents to lower or insulate service lines to prevent freezeups on private property. Additional water main improvements will be required following the completion of this project, and the City of Negaunee will continue to pursue funding opportunities for water main replacement. Wastewater Treatment System: The City of Negaunee Wastewater Treatment Plant is located in the east central part of the City, on the south side of CR 480. The plant was put in operation in December, 1953, and underwent a major upgrade in 1979, with the addition of new settling tanks and new digesters. The treatment system provides secondary treatment using the biodisc system. Service is provided to about 1,700 residential and less than 100 commercial customers; the service area includes the City of Negaunee and the existing Marquette County Airport in Negaunee Township. A few households in the outlying areas of the City use on-site septic systems, generally in the same areas which are not served by the municipal water system. The wastewater treatment plant currently has sufficient capacity for growth, and the ability to absorb potential future growth could be increased if the amount of groundwater infiltration into the sewer system could be reduced. Although the system is currently in compliance with all state and federal standards, the large amount of infiltration means that the plant is treating far greater volumes of effluent than are actually produced by customers. Old, deteriorated mains are allowing groundwater to infiltrate to the extent where the volume of effluent treated at the wastewater plant is more than twice the volume of water used by local customers. In 1995, the City received a $400,000 Community Development Block Grant which, together with $405,000 in City funds, was used to upgrade 5,300 fet:!t of sewer mains. The City currently budgets $100,000 to $150,000 per year for sewer improvements, together with about $10,000 per year for cleaning and televising of mains to identify problem areas. The current sewer interceptor crosses caving grounds in former mining areas. This puts the interceptor at risk of failure because of caving. As with much of the rest of the collection Chapter 6 - Page 2 F'- �network. the interceptor receives a high amount of groundwater in.filtration, but repairs to eliminate infiltration and inflow may not be a long term solution. Re-routing the interceptor to avoid caving areas would eliminate both the infiltration hazard and the risk posed by the caving grounds, but is estimated to require several million dollars to complete. Solid Waste Disposal/Recycling: Weekly curbside collection ofrefuse and recyclable materials is provided to City of Negaunee residents. Residents pay $6.50 per month for this service, and the City contracts with Northern Refuse, a private hauler, for pickup. Refuse collected in the City is hauled to the Marquette County Landfill, located in northern Sands Township about five miles east of the City. The City also has a dropoff site available for large items; only Negaunee residents who are garbage system customers may use the dropoff site. The following recyclable items are accepted for curbside pickup: Newsprint, corrugated cardboard, clear glass, plastic. computer or office paper, junk mail, magazines. metal cans, aluminum, and used motor oil. Recyclable materials must be separated by residents. Because of snow accumulation in narrow streets and alleys, collection of recyclables is more difficult in winter; however, the City has no plans to discontinue collection. Electrical Service: The City of Negaunee Electrical Utility purchases power from the Upper Peninsula Power Company (UPPCO), and then distributes that power and resells it to City residents. 1998 is the second year of a 10-year contract with UPPCO. The City owns the distribution system, including poles, wires, etc. Utility poles are also used to carry the City's cable television lines. Cable Television Service: Residents of the City of Negaunee may choose to receive cable television service from one of two local providers. Bresnan Communications cable service is available to all residents, as is service from the City of Negaunee cable system. The City has operated a cable system since the mid 1980s, and offers 32 basic channels and two premium channels. There are about 1,450 customers on the City system, with the remaining households and businesses with cable served by Bresnan. As a result of an out-of-court settlement reached between the City and Bresnan Communications, the City is required to increase rates based on inflation. The most recent rate increase took effect in January, 1998, and included an increase above the amount of inflation to cover improvements to the system. Law Enforcement: The City of Negaunee Police Department is housed in the Negaunee City Hall, and consists of 11 officers, including the police chief. The department has three vehicles, two marked and one unmarked. The vehicles are taken out of service and replaced once they reach about 80,000 miles. Equipment is inspected regularly, with daily inspections of equipment in vehicles, monthly firearm inspections, and regular uniform inspections. Replacement of equipment occurs as needed based on inspection. Currently the in-car video equipment is in need of replacement. In 1996, the department's efforts resulted in 327 arrests; investigation of 2,299 complaints, 292 traffic crashes, 2,623 individuals and 1,502 vehicles; l 02 ambulance assists; 464 parking Chapter 6 - Page 3 �citations; and 502 traffic citations. The department assists other agencies, such as the Michigan State Police, Marquette County Sheriffs Department, etc, and provides assistance as needed. The City has no jail, and prisoners are housed at the Marquette County Jail. Marquette County has an "enhanced'' 911 dispatch system in operation throughout the County, including the City of Negaunee. Emergency calls for fires, medical emergencies, crimes, and other emergencies are accomplished by dialing the number 9-1-1; these calls go to the central dispatch location at the State Police Post in Negaunee Township, where the location of the call is displayed. The appropriate responding unit is then dispatched. Fire Protection: The fire station is located at 200 S. Pioneer Avenue, and was built in 1894. Although the building is adequate to serve current needs, some repairs are needed. These repairs include a new roof, cement work, paint, and door and window repair. The fire department is staffed by 30 paid on-call firefighters. Equipment includes the following vehicles: A 1976 Ford four-wheel-drive pickup, with a 50 gallon per minute (gpm) pumper; the pickup is in fair condition. A 1973 panel van used for transporting equipment. A 1968 International tanker with a 50 gpm portable pump and a LOOO gallon tank; the truck is in poor condition but runs, while the tank condition is fair. A 1993 Chevrolet Kodiak with a 1050 gpm pump and a 60-foot ladder snorkel, in excellent condition. A 1976 Ford with a 1,000 gpm pump; the pump is non-operative, but the truck runs. This last piece of equipment will be replaced with a new vehicle in the spring of 1998. In February, 1998, the City of Negaunee was awarded a grant/loan combination from U.S.D.A. Rural Development to purchase a new fire truck. Approximately 25 percent of the new truck will be paid for using grant funds, while the remainder of the cost will take the form of a 15-year, low-interest loan. As part of the regular maintenance and upgrading of the water system, the City replaces and adds fire hydrants as needed to insure continued fire protection. The City of Negaunee has an insurance rating of seven for its fire protection service, according to Insurance Service Office (ISO) Commercial Risk Inc. The adequacy of fire protection is evaluated by ISO through the use of the Grading Schedule for Municipal Fire Protection. The schedule provides criteria to be used by insurance grading engineers in classifying the fire defenses and physical conditions of municipalities. Gradings obtained under the schedule are Chapter 6 - Page 4 �used throughout the United States in establishing base rates for fire insurance. While ISO does not presume to dictate the level of fire protection services that should be provided by a municipality, reports of surveys made by its Municipal Survey Office generally contain serious deficiencies found, and over the years have been accepted as guides by many municipal officials in planning improvements to their fire fighting services. The grading is obtained by ISO based upon their analysis of fire department equipment, alarm systems, water supply, fire prevention programs, building construction, and distance of potential hazard areas. such as the central business district, from a fire station. In rating a community, total deficiency points in the areas of evaluation are used to assign a numerical rating of 1 to 10, with 1 representing the best protection and 10 representing an essentially unprotected community. Emergency Medical Services : Both the City oflshpeming Ambulance and Marquette General Hospital provide emergency medical services in the City of Negaunee. The City oflshpeming has two ambulances and 21 personnel available, while MGH has three ambulances with nine full-time and six part-time personnel. Both services are staffed by paramedics, providing the highest level of life support, with the ability to transport and treat patients. Recreation : Recreational facilities and programs will be discussed in detail in Chapter 8 of this plan. The City provides a wide range of recreational facilities to its residents and visitors, and the recently-approved grant from the Michigan DNR will enable the cities of egaunee and Ishpeming to greatly expand the amount ofrecreational opportunities available locally. Transportation: Transportation facilities include streets, roads, bridges, railroads, airports. public transit, etc. Chapter 9 of this plan presents a detailed discussion of the City· s transportation system, and the overall transportation system which serves the community. 6.3 Public Buildings City Hall: Negaunee City Hall was built in 1915-1920 at a total cost of$62 ,500. Located at 100 Silver Street, the building houses the police department, municipal library, utility billing office, and offices for city staff. Two meeting rooms and the former court room/City Council chambers are located on the second floor. A number of local boards and commissions, such as the Planning Commission, Cable Board/Library Board, Board of Review, etc. hold their regular meetings at City Hall. Although old, the building is in good physical condition. New double pane windows were installed throughout the building in the 1980s, the roof was repaired, and a new natural gas furnace was installed. A number of relatively minor maintenance items have been identified, including painting, patching of walls, new plumbing fixtures, drop ceilings, carpet, window blinds, etc. A complete list of needed repairs has been developed, and the City is budgeting several thousand dollars each year towards completion of the items on the list. It appears that most offices have adequate space; however, a concerted effort is needed to remove unneeded records and other items, and generally clean up all rooms in order to increase the amount of usable space. Chapter 6 - Page 5 �The main floor of City Hall is accessible in accordance with the Americans with Disabilities Act (ADA). as a result of a wheelchair ramp to the north side of City Hall (library entrance) which was added in 1994. Other improvements at this time included a unisex handicapped-accessible restroom in the library, and the addition of a door connecting the library to other City Hall offices on the main floor. This allows disabled persons access to the library, utility billing office, treasurer's office, and the clerk's and accountant's offices. A meeting room is also available in the library if needed for meeting with disabled individuals. City Council meetings are no longer held in the City Council chambers in the second floor of City Hall, due to lack of ADA accessibility on the second floor. City Council meetings are now held at the Negaunee Senior Center, with special Council meetings occasionally held at the Library. Municipal Library: Located in Negaunee City Hall, the library serves about 7,000 people from the City of Negaunee and Negaunee Township. The library has a collection of about 30,000 books. and shares a rotating collection of video and audio tapes through a library cooperative. At any one time, 30-40 videotapes and 50-80 audio tapes are available for loan. Three Pentium computers are available for Internet access, or other use, with a fourth computer ordered as of spring, 1998. A copier and fax machine are available for public use for a nominal fee. Books not available at the Negaunee Public Library are available through interlibrary loan. There is no charge for a Negaunee Public Library card, although there is a $2 charge to replace a lost library card. The library employs two full-time librarians and a part-time library assistant, and is open Monday and Wednesday from 9 a.m. to 8 p.m., Tuesday, Thursday and Friday from 9 a.m. to 5 p.m., and Saturdays from September through May from 9 a.rn. to noon. Public Works: The current Public Works facility was built in the early 1960s, after the previous facility was abandoned due to caving. The facility is located at 600 Cherry Street, and includes a block building which houses the Department of Public Works Administrator's office, electric utility/cable office, water/sewer office, and the DPW clerk's office. A storeroom for tools and materials is located in the building, along with a sign painting area, and locker room/shower facility. Attached to this block building is the maintenance garage and vehicle storage area. Other buildings include a transformer storage facility, tar warehouse, Quonset-style building and mower building. A 30 x 80-foot pole building is scheduled for construction in 1998. This will provide additional vehicle storage space, especially in the winter. In 1996-1997, new vinyl siding was installed on the block building, and the maintenance garage was repainted. Three underground fuel storage tanks used were removed in 1996, and no leaks or presence of petroleum products have been discovered. The Public Works buildings are all in compliance with ADA. With the addition of the new pole barn in 1998, space for City departments will be adequate, and no further needs other than routine maintenance have been identified. Negaunee Senior Center: The Negaunee Senior Center is located at 410 Jackson Street. Built in 1982, the original building was 60 x 80 feet. In 1989 a 30 x 60 foot recreational room was Chapter 6 - Page 6 �added. and in 1996 a wall was added to create two offices. The building is used daily from 8:30 a.m. to 4 p.m. for senior citizens' activities; Negaunee City Council meetings are held at the Senior Center due to lack of ADA accessibility at City Hall. The building is occasionally rented to seniors for private activities, and is used for card games and other social functions. Storage space is limited, and parking is inadequate for current usage. More handicapped parking is also needed. Negaunee Ice Arena: Built in 1986, the Negaunee Ice Arena is located at 141 Rail Street. It seats 800 people, and has a 200 x 80 foot ice rink. The building is used for youth and :1dult ice hockey, public skating, social events such as birthday parties and wedding receptions, meetings and conferences, and a supervised play area for children. The Ice Arena also serves as the polling place for Precinct No. 1. A new chiller/compressor system was installed in 1997, and there are plans to renovate the second floor mezzanine area to allow for additional seating, viewing and filming. The building is in compliance with ADA. Identified needs include expanding the locker rooms, installing shower facilities , adding a referee changing room, enlarging the parking lot and adding office space. An updated Zamboni will also be needed in the future. Band Shell: Built in the 1920s, the Negaunee bandshell is located at the comer of Case and Kanter streets. The building is no longer usable as a band shell. since the front doors can no longer be opened. In 1991, the City contracted with a local architectural/engineering firm for an analysis of the structure. At that time it was estimated that renovation of the structure would take just over $79,000. The building is currently used only to store band instruments and sheet music, and as a practice facility. Space is limited, and the building is not handicapped accessible. The City band and the City have begun to set aside funds for future construction of a new facility that would serve not only as a practice facility and venue for outdoor band concerts, but also for outdoor plays or other community events. Former Watenvorks Building: This building, located at the intersection of Croix Street and U.S. 41/M-28, formerly housed the pumping equipment for the City's water system. Although overall construction is solid, some repairs are needed. The structure is not handicappedaccessible. and the multiple levels inside the building make accessibility difficult. The Master Plan for the Teal Lake Park suggested that the building may be able to be used in connection with the park. The building is located on land purchased using recreation grant funds when Tea! Lake Park was developed, which restricts the City's ability to sell the property. Cemetery: The City of Negaunee Cemetery is located on approximately 80 acres of City-owned land in the northeast comer of the City, off CR 492. The area is fenced, and about 60 acres are in use or suitable for future use. This cemetery location was established in 1910 after the original cemetery, located in the general area of the Prince Street extension by the DPW garage/warehouse, was closed due to caving. Approximately 6,200 bodies were transferred to Chapter 6 - Page 7 �the present location; as of March, 1998, there were over 19,600 burials in the cemetery, including transfers. A building housing the sexton's office and equipment garage was built in 1990. The building contains a break room, workshop, and a large garage for equipment storage. The combination chapel, vault and storage facility was built in 1997, replacing a building that collapsed under heavy snow load. The vault area can hold 27 cadavers, and the vault and chapel are separated from the equipment storage area by a cement block wall. City officials feel there is a need to plat more of the fenced area, since existing planed sites are diminishing. The water system should have an ongoing replacement/maintenance program, and the roads in the cemetery should be signed and resurfaced or patched in places. Work is currently underway to computerize the burial records. The site is several miles from a gas station, meaning that equipment, such as a backhoe, must be refueled using 5-gallon containers. An above-ground fuel storage tank could alleviate this problem. Additional vehicle storage may be needed in the future, primarily for winter needs. An addition to the garage on the sexton' s building would be one potential solution. 6.4 Other Public Facilities and Services Educational Facilities: The City of Negaunee is a part of the Negaunee School District, which also includes Negaunee and Richmond townships. The total area of the district is about 109 square miles. with a population of about 8,000 people. Negaunee Public Schools operates four schools: egaunee High School, grades 9-12 ; Negaunee Middle School. grades 6-8; and Lakeview and Pineview elementary schools, grades K-5. Pineview Elementary also houses a preschool program for children from three months of age. All of these schools are located in the City of egaunee, except for Pineview Elementary, which is located in Palmer. Enrollment in the Negaunee Public Schools has dropped since K.I. Sawyer AFB closed, with the peak enrollment occurring in 1994. The district-wide enrollment trend since 1990 has shown generally increasing enrollment through 1994; from 1995 through 1998, enrollment dropped to below 1990 levels. The sharpest enrollment declines occurred between 1994 and 1995, and between 1996 and 1997, but the decline appears to have tapered off. Chapter 6 - Page 8 �TABLE 6-1 NEGAUNEE SCHOOL DISTRICT ENROLLMENT, 1990-98 Year % Change from Previous Year Enrollment 1990 1674 -- 1991 1663 -0.7 1992 1690 1.6 1993 1703 0.8 1994 1753 2.9 1995 1707 -2 .6 1996 1668 -2.3 1997 1625 -2.6 1998 1620 -0.3 Source: Negaunee Public Schools, 1998 School district officials have not identified any major needs or deficiencies with regard to educational facilities in Negaunee. Routine maintenance projects are carried out on an annual basis, with such projects as resurfacing and expansion of the high school parking lot and development of a pedestrian walkway planned for the future. An outdoor physical education facility may be developed on the north side of the high school in the future. Local residents looking for higher education opportunities can turn to Northern Michigan University, located about ten miles from Negaunee in the City of Marquette. Northern offers baccalaureate and masters ' degree programs, as well as technical training in a variety of fields . Other institutions of higher learning in the Upper Peninsula include Bay de Noc Community College in Escanaba, 65 miles away; Gogebic Community College in Ironwood; Michigan Technological University in Houghton; and Lake Superior State University in Sault Ste. Marie. Health Care: The City of Negaunee is located in close proximity to two hospitals, Bell Memorial in the City ofishpeming and Marquette General in Marquette. Marquette General Hospital has 397 beds, while Bell Memorial Hospital has 69 beds. Physicians in the area provide a broad spectrum of health care services, including cardiology, dermatology, urology, obstetrics/gynecology, pediatrics, etc., along with family practice. Dentists, optometrists and ophthalmologists, and other specialties round out the range of choices for local residents, and home care and hospice services are available from offices located in Marquette. In February, 1998, the egaunee Medical Associates clinic, associated with Marquette General Hospital , opened in the City of egaunee. This is a family practice clinic. The Teal Lake Chapter 6 - Page 9 �r 7 Medical Clinic, affiliated with Bell Memorial Hospital, provides family practice and obstetrics services to local residents. Telephone Service: Ameritech provides local telephone service to the City of Negaunee and surrounding area. Local residents and businesses may choose from many long distance service providers which serve the area. There are also several providers of local access numbers for Internet service in the Marquette-Negaunee-Ishpeming urban area. Natural Gas Service: Southeast Michigan Gas Company (SEMCO) provides natural gas service throughout the City of Negaunee and in the surrounding area. All area of the City have access to natural gas if they choose to hook up. 6.5 Issues and Opportunities Following the completion of the current water system improvement project, there will still be deteriorated or undersized water mains in need of repair or replacement. There is a significant amount of infiltration into the City' s sewer mains, greatly increasing the volume of effluent which must be treated by the wastewater treatment plant. These deteriorated mains can also provide the opportunity for untreated effluent to enter the groundwater under certain conditions. The existing sewer interceptor crosses caving grounds, and also experiences significant infiltration. Relocation of this interceptor could prove very costly; however, the current location poses a potential hazard. Some residents of the City are not hooked up to the municipal sewer and water systems. As long as private wells and septic systems continue to provide safe and sanitary facilities for these households, there is no need for concern; however, if wells or septic systems fail, there may be a need to extend municipal service in the future . The Negaunee Fire Hall is in need of repairs, including a new roof, cement work, paint, etc. An extensive list of needed repairs, most of them relatively minor, has been identified for Negaunee City Hall. The Negaunee Senior Center is in need of additional storage space, and current parking is inadequate for the Center' s needs. ' Several expansion and improvement projects are needed at the Negaunee Ice Arena, including locker room expansion, showers, parking, office space, etc . Chapter 6 - Page I 0 �The existing bandshell has experienced significant deterioration. and it is no longer usable as a site for concerts or other activities. It appears that the cost of repairing the structure would exceed its value. The Negaunee Cemetery has several needs. including additional platting. road repairs, water system repairs, etc. The Negaunee Public Schools have experienced a decline in enrollment over the past few years, although this decline appears to have leveled off. A further drop in enrollment could result in curtailment of programs, staff cutbacks, etc.; however, the development of new housing in the City and adjacent areas may bring an increase in students . • Chapter 6 - Page I I �7.0 HOUSING 7 .1 Introduction The housing characteristics of the City of Negaunee are important elements of the comprehensive plan. The physical location of housing determines the location and cost of many public services and facilities. Also, housing characteristics are related to the social and economic conditions of the community's residents. The information presented in this chapter will provide City officials with information about the current housing stock, and will help identify significant changes which have occurred in the housing needs. Information is presented about structural and occupancy characteristics. The goals. policies and objectives at the end of the plan address the City's housing needs, including priorities, activities to be undertaken, and sources of funding. 7.2 Housing Characteristics I I • Housing Unit Trends: According to the 1990 Census, there were 2,067 housing units in the City of egaunee. This represented a slight drop from the 1980 Census, when there were 2,143 housing units in the City. From 1970, when there were 1,896 housing units, to 1990, the number of housing units in the City increased by nine percent. Countywide, there was an increase of 41.8 percent in the housing stock, with the vast majority of this increase (39.4 percent) occurring during the 1970s. The CUPP AD Region also experienced significant housing growth over the 20-year period, with the majority of the growth occurring in the 1970s, as shown in Table 7-1. TABLE 7-1 TOTAL HOUSING UNITS, SELECTED AREAS, 1970-1990 % Change, Area City of Negaunee 1970 1980 1970-80 1990 % Change, % Change, 1980-90 1970-90 1,896 2,143 13.0 2,067 -3.6 0.9 Marquette County 21,898 30,530 39.4 31,049 1.7 41.8 CUPPAD Region 61,798 80,271 29.9 85,650 6.7 38.6 Source: U.S. Bureau of the Census, 1970, 1980, and 1990 Census of Housing, General Housing Characteristics, Michigan Occupancy and Tenure: Nearly all of the City ofNegaunee's housing units (93.4 percent) were occupied in 1990. according to the Census. This contrasts with figures for surrounding townships, where camps and other seasonal dwellings result in much lower occupancy figures in some cases. Countywide, 81. 9 percent of housing units were occupied in 1990, while the regional figure was less than 80 percent. Chapter 7 - Page 1 I �1 r Of the occupied housing units, two-thirds were owner-occupied, while the remainder were renteroccupied. This is typical of a city, where the availability of municipal services such as water, sewer and public transportation, combined with the proximity to shopping and services, make multiple-family dwellings more feasible. Multiple-family structures are rarely found in outlying rural areas. Marquette County as a whole has an even lower percentage of owner-occupied housing, at 64.2 percent. Statewide, 72.8 percent of occupied housing units are owner-occupied. Table 7-2 shows 190 figures for occupancy and tenure. TABLE 7-2 TOTAL HOUSrNG UNITS, OCCUPANCY AND TENURE, 1990 Marquette County City of Negaunee CUPP AD Region Units Number Percent Number Percent Number Percent Total Units 2,067 100.0 31,049 100.0 85,650 100.0 Occupied 1,931 93.4 25,435 81.9 66,996 78 .2 Owner 1,286 66.6 16,332 64.2 48 ,760 72.8 Renter 645 33.4 9, 103 35.8 18,236 27 .2 136 6.6 5,614 18.1 18,654 21.8 For Rent 41 2.0 449 1.5 1,177 1.4 For Sale 16 0.8 237 0.8 837 1.0 Rented or Sold, not occ. 13 0.6 185 0.6 544 0.6 Seasonal, recreational or occasional use 10 0.5 4,079 13.1 13,547 15.8 Other 56 2.7 664 2.1 2549 3.0 Vacant Source: U.S . Bureau of the Census, STF IA, H003 and HOOS. In 1990 there were 136 vacant housing units in the City of Negaunee, representing 6.6 percent of the total housing stock. Of these vacant units, 57 were available for rent or sale, as shown in Table 7-2 . The remainder of the vacant units were rented or sold but not yet occupied, were held for seasonal, recreational or occasional use, or were vacant for other reasons. The proportion of seasonal housing units in the City is relatively low, especially when compared to the County as a whole and the Region. The presence of camps and other seasonal dwellings in more rural areas results in a figure of 13.1 percent of the County's housin~and 15.8 percent of the region's housing being used for seasonal or recreational use. The rental vacancy rate, computed by comparing the number of units for rent to the total number of rental units was 6.0 percent in 1990. In 1997, several developers leased housing at the former K.I. Sawyer Air Force Base near Gwinn, and began to rent housing units to the public. These Chapter 7 - Page 2 �housing units range from single-family structures to units in multiplexes, and rent generally includes all utilities. The rental rates at Sawyer are low enough in comparison to rents in the urban corridor that tenants are being drawn away from the urban area, and some landlords are experiencing higher than normal vacancy rates. The vacancy rate for available owner-occupied homes was only 1.2 percent in 1990. The local housing market appears strong; when houses are listed for sale, they do not remain on the market long. Mining company ownership of much of the land area in the City of Negaunee, combined with the presence of caving grounds, has limited the ability to develop new housjng in the City. As of early 1998, however, two new subdivisions are being planned, which will add about 65 new single-family homes to the City's housing stock. Units in Structure: About two-thirds of the City"s housing units are single-family homes. The vast majority of these are single-family detached, as shown in Table 7-3, while 19 are identified as single-family attached units. Attached units consist of dwelling units attached to nonresidential structures, such as the owner of a business living in the upstairs or an attached apartment, or structures containing two or more owners-occupied dwellings. Just over 13 percent of the City's housing stock is in two-unit structures, while another 82 units are in structures with three or four dwelling units. The number of housing units in the City which are located in multiple-unit structures reflects the relatively high proportion of rental units in the City and the more urban nature of the community. Whereas strnctures with more than three or four units are uncommon in rural areas, Negaunee contains units in structures with as many as 50 or more units. 13.6 percent of the City's housing units are in strnctures with five or more units. A new assisted living facility is planed for completion in 1999, adding 20 units for those persons requiring some level of assistance while still living in an apartment-like setting. Mobile homes make up two percent of the housing stock in the City, a much lower proportion than in adjacent townships or the County as a whole. The 1990 Census showed 41 units, or two percent of the housing stock in the City of Negaunee. as "other." This category refers to living quarters occupied as a housing unit that does not fit other categories; examples are houseboats, railroad cars, campers, and vans. Few, if any, of such units have been observed in the City, and it would appear that the number of "other" units reflects either a reporting error or a tabulation error. High numbers of "other" structures were also repo1ted in adjacent townships. The 1980 Census did not identify any "other" housing units. Chapter 7 - Page 3 �1 r TABLE 7-3 UNITS IN STRUCTURE, SELECTED AREAS, 1990 Marquette County City of Negaunee Units Number Percent Number CUPP AD Region Percent Number Percent I, detached 1,333 64.5 20,005 64.4 61 ,240 71.3 l , attached 19 0.9 1,542 5.0 1,881 2.2 276 13 .2 2, 165 7.0 4,710 5.5 3 or 4 82 4.0 1,204 3.9 2,206 2.6 5 to 9 115 5.6 1,083 3.5 1,862 2.2 10 to 19 83 4.0 957 3. 1 1,514 1.8 :rn to 49 I 0. 1 542 1.7 1,032 1.2 50 or rrfore 80 3.9 537 1.7 1,152 1.3 Mobile home or trailer 37 1.8 2,330 7.5 7,344 8.6 Other 41 2.0 684 2.2 2,709 3.2 Total 2.067 100.0 31,049 100.0 85 ,650 100.0 2 Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF IA , H041 Age of Housing: More than half of the City ofNegaunee's housing was built prior to 1940, according to the 1990 Census, making these houses at least 50 years old at the time of the Census. Since that time, the only decade which has seen significant housing construction has been the 1970s, with about 300 homes or about 15 percent of the total housing stock. As mentioned previously, the lack of available, suitable sites for new residential development has severely hampered the development of the City, and has been a major factor in the lack of newer housing in the City. The majority of the homes in the City of Negaunee were built in 1939 or earlier (median year built was 1939). Those homes are now nearly 60 years old or older. While the housing stock in the City of Negaunee appears to be generally well-maintained, it should be noted that older housing is more prone to deterioration if routine maintenance is neglected. Furthermore, older housing may not always meet the needs of an aging population, since many older homes are more than one story, with narrow doors, small bathrooms and other characteristics which may make them less desirable for older residents. The routine maintebance associated with older homes may be more than some older residents want to deal with as well. Table 7-4 shows the age of housing in the City of Negaunee compared to Marquette County and the region. As a whole, Marquette County's housing stock is newer (median year built 1970), Chapter 7 - Page 4 �although nearly 30 percent of the housing stock was built prior to 1940. Most of this older housing is concentrated in the three cities. Marquette County experienced a housing boom during the 1970s with 26 percent of the housing stock constructed in that decade. TABLE 7-4 HOUSING UNITS BY YEAR STRUCTURE WAS BUILT, SELECTED AREAS, 1990 City of Negaunee Number Marquette County Percent Number CUPP AD Region Percent Number Percent 1980 to March 1990 185 9.0 3,270 10.5 l l ,553 13.5 1970 to 1979 308 14.9 8, 110 26.1 20,048 23.4 1960 to 1969 167 8.1 4,160 I 3.4 9,606 11.2 1950tol95 9 .).) l"" 6.4 4, 152 13.4 9,740 11.4 1940 to 1949 93 4 .5 2, 146 6.9 7,319 8.5 1939 or Earlier I, 181 57.1 9,211 29.7 27,384 32.0 Total 2,067 100.0 31,049 100.0 85 ,650 100.0 Source: U.S. Bureau of the Census, 1990 Cen sus of Population and Housing. STF 3A, H25 Building permit information collected by Marquette County in the 1990s shows that few new homes have been constructed in the City since 1990. This is not surprising given the lack of available sites for new development. There has been significant investment in additions to and rehabilitation of existing housing, as shown in Table 7-5. Figures for new construction for 1999 and subsequent years should increase to reflect the development of two new subdivisions in the City, which will involve a total of about 65 residential lots. Both these subdivisions are located on land purchased from mining interests in the City. Chapter 7 - Page 5 �1 r TABLE 7-5 BUILDING PERMITS ISSUED, CITY OF NEGAUNEE, 1991-1998 Addition/ Rehabilitation New Residential Construction Total Value Permits Total Value Year Permits 1991 7 359,500 2 4,500 1992 8 303 ,000 7 27,400 1993 5 250,000 4 65 ,000 1994 7 411,000 14 [61 ,400 1995 2 90,000 [5 113.000 1996 3 104.000 8 88,900 19Q7 6 722 ,000 6 24.600 [998 4 402,550 10 133.600 Source: Marquette County Resource Management & Development Dept. , 1991-1997 Household Type and Relationship: The U.S. Census categorizes households into three types: family households, non-family households, and group quarters. A family household is one containing two or more persons related by birth. marriage or adoption. A non-family household is a person living alone or with non-relatives only. Group quarters consists of living quarters such as prisons, dormitories, nursing homes, etc., where the individual units do not include all of the facilities for cooking, eating, etc. In 1990, all of the City's 4,741 residents lived in households, with none living in group quarters, according to the 1990 Census (Table 7-6). The percentage of persons living in households was higher than the region and the State. Approximately 87 percent lived in family households while the remaining 12.5 percent lived in non-family households. The proportion of persons in family households was higher than the County and region, while the proportion of people living in nonfamily households was lower. However, the proportion of persons living alone was higher than both the County and state. 6.4 percent of County residents and 3.5 percent of the region's population were in group quarters. Since the 1990 Census, the Eastwood Nursing Center has opened in Negaunee, which will result in about 100 persons in group quarters in future Censuses. It should also be noted that the relatively high proportion of the County's population in gr~mp quarters is influenced by the presence of the Marquette Branch Prison, Northern Michigan University, and K.I. Sawyer Air Force Base. Several hundred military personnel lived in dormitories at K.I. Sawyer; the closure of the base will decrease the number of people in group quarters Countywide. Chapter 7 - Page 6 �TABLE 7-6 HOUSEHOLD TYPE AND RELATIONSHIP, 1990 City of Negaunee Units Percent Number Percent CUPPAD Region Number Percent Total Persons 4,741 100.0 70 ,887 100.0 177 ,692 100.0 In Households 4,741 100.0 66,359 93 .6 171 ,279 96.-+ 4,147 87.5 57,073 80.5 150,475 84.7 Householder 1,346 28.4 18,054 25 .5 47 ,520 26.7 Spouse 1,109 23.4 15, 143 21.4 39,921 22 .5 Child 1,515 32.0 21 ,790 30.7 55 ,195 31.1 Grandchild 60 1.3 434 0.6 I , 165 0.7 Other Relatives 80 1.7 860 1.2 2,336 1.3 Non-Relatives 37 0.8 792 I.I 4,338 2.4 In Non-Family Households 594 12 .5 9,286 13 .1 23 ,141 13 .0 Householder Lives Alone 548 11.6 5,984 8.4 16,714 9.4 Householder Not Alone 22 0.5 1,397 2 .0 2,762 1.6 Non-Relatives 24 0.5 1,905 2 .7 3,665 2.1 0 0 4,528 6.4 6,303 3.5 Institution 0 0 1,528 2.2 2 ,986 1.7 Other 0 0 3,000 4.2 3,317 1.9 In Family • Number Marquette County In Group Quarters Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, P017 The most notable change in the household characteristics in the City of Negaunee between 1980 and 1990 is the increase in non-family households, particularly persons living alone (Table 7-7). While Negaunee mirrors a national trend toward fewer married-couple families, more singleparent households, etc., the number of one-person households and elderly persons living alone is high in comparison to other areas. In Marquette County, for example, 23 .5 percent of all households were one-person households, and 10.0 percent of all households consisted of a person 65 or over living alone . Statewide, these figures were 23.7 percent and 9.3 percent, respectively, while in the City of Negaunee 28.9 percent of households were one-person households, and 17.4 percent were a single person 65 or over. The number and proportion of single-parent families increased over the past decade, with female-headed households (no husband present) making up 9.4 percent of all households in 1990 compared to 7.9 percent in 1980. Male-headed households, no wife present, increased from 2.3 percent in 1980 to 2.5 percent in 1990. Chapter 7 - Page 7 �TABLE 7-7 HOUSEHOLD CHARACTERISTICS, CITY OF NEGAUNEE, 1980-1990 1980 Household Type Family Households Number 1990 Percent Number Percent 1,462 74.4 1,320 68.4 1,261 64. 1 1,089 56.4 156 7.9 182 9.4 -+5 2.3 49 2.5 504 25 .6 611 31.6 Householder Living Alone 449 22 .8 557 28.9 Householder 65 or Over 24-+ 12.4 335 17.4 1,966 100.0 1,931 100.0 Married-Couple Family Female Householder Male Householder Non-Family Households Total Households Average Household Size 2 .63 2.46 Source: U.S. Census, 1990 Census of Population and Housing, STF IA , P003 , P0I6, and HOl7A ; and 1980 Census of Population and Housing, STF I, 003 , 0 I 6, 022. and 035 . Household Size: The number of persons per occupied housing unit in the City decreased from 2.63 in 1980 to 2.46 in 1990, as shown in Table 7-8. The City's 1990 figure was less than the figures for the County and the CUPP AD region. The number of persons per occupied housing unit also decreased in the CUPP AD region, while it increased slightly in the County. The County figure was influenced by the presence of K.I. Sawyer AFB , where the average household size was larger due to the number of families with children at the former base. It would be reasonable to expect the County figure to drop in the 2000 Census. The decrease in household size in the City of Negaunee follows a nationwide trend towards smaller households, which is primarily a result of more one-person households and smaller family sizes. Chapter 7 - Page 8 ?, �TABLE 7-8 PERSONS PER HOUSEHOLD, 1980 AND 1990 Persons Per Household Area 1980 1990 City of Negaunee 2.63 2.46 Marquette County 2.49 2.61 CUPP AD Region 2.78 2.64 Source: U.S. Bureau of the Census, 1990 Census of Population & Housing. 1980 & 1990. Housing Values and Rents: The median housing value of owner-occupied homes in the City in 1990 was $38,400, according to the 1990 Census. This figure was lower than many of the surrounding townships, which could likely have been a function of the amount of older housing in the City versus the newer construction in the townships. The City 's figure was also lower than the County and regional median values of $44,800 and $40,050, respectively. It should be noted that the housing value information in the Census is based on the answers to Census questions, not actual sales data. The answers are therefore somewhat subjective; in 1990 this information was included only on the long form, so sampling error can become an issue in small communities. • The median contract rent for the City of Negaunee, according to the 1990 Census, was $239 per month. This figure was lower than the Countywide median of $273 per month, and slightly higher than the regional median contract rent of $236 per month. Table 7-9 shows that the majority ofrenter households in the City pay rent in the range of $200 to $299 per month. A relatively small proportion of the City ' s residents pay very low or very high rents. Chapter 7 - Page 9 �TABLE 7-9 CONTRACT RENT, SPECIFIED RENTER-OCCUPIED HOUSING UNITS, 1990 City of Negaunee Number Value Marquene County Percent Number CUPP AD Region Percent Number Percent Less than $100 17 2.7 201 2.3 655 3.8 $100 to $149 70 10.9 601 6.7 1,529 8.8 $150 to $199 112 17.5 882 9.9 2,225 12.7 $200 to $249 141 22.0 1,474 16.6 3,339 19. 1 $250 to $299 153 23 .8 1,381 15 .5 3,027 17.3 $300 to $349 81 12.6 1,051 11.8 1,998 11. ➔ $350 to $399 34 5.3 783 8.8 1,320 7.6 S ➔ 49 3 0.5 627 7 .0 806 4.6 $450 to $499 3 0.5 318 3.6 386 2.2 $500 to $549 0 0.0 107 1.2 149 0.9 $550 to $599 2 0.3 86 1.0 95 0.5 $600 to $649 0 0.0 44 0.5 61 0.3 $650 to $699 0 0.0 ?"' _., 0.3 36 0.2 $700 or More 0 0.0 27 0.3 22 0.1 No Cash Rent 26 4.1 1,294 14.5 1,812 10.4 642 100.0 8,899 100.0 17,460 100.0 $400 to Total Source: U.S . Bureau of the Census, 1990 Census of Population and Housing, STF 1A, H032 . Public Housing: There is one public housing development in the City of Negaunee, which is administered by the City of Negaunee Housing Commission. Lakeview Annex, located at 98 Croix Street, contains 20 one bedroom apartments for elderly residents. 7.3 Financial Characteristics In 1989, about 13.6 percent of the population of the City o,fNegaunee was below the poverty level. About three quarters of the population in poverty was under 65 years of age. The number of residents in poverty was slightly higher than the proportion at the County and regional levels, but the proportion of persons at 200 percent of the poverty level was higher than the County or reg10n. These figures are summarized in Tables 7-10 and 7-11 below. Chapter 7 - Page I 0 �Table 7-10 PERSONS BY POVERTY STATUS BY AGE, CITY OF NEGAUNEE, 1989 Below Poverty Level Above Poverty Level Year Under 55 Years 55 Years & Over Total Total 3,362 472 3,834 726 172 898 4,088 644 4.732 Source: U.S. Bureau of the Census, 1990 Census of Poi;,ulation and Housing. STF 3A. Pl 17. Note: The figures shown in this and other tables including poverty statistics represent only those persons for whom poverty status is determined ; in the case of the City of Negaunee that number is 4,732. TABLE7-ll PERSONS BY POVERTY STATUS, SELECTED AREAS, 1989 City of Negaunee Number • Marquette County Percent Number CUPPAD Region Percent Number Percent Below 50% of Poverty Level 214 4.5 2,842 4.3 6,967 4. 1 Between 50% & 99% 430 9. 1 5,530 8.3 15,187 9.0 Between 100% & 149% 384 8. 1 7,250 10.9 19,445 11.5 Between 150% & 199% 490 10.4 7,854 11.8 20, 187 11.9 200% & Over 3,214 67.9 42,922 64.7 107,876 63.6 Total 4,732 100.0 66,398 100.0 169,662 100.0 Source: U.S. Bureau ofthe Census, 1990 Census ofPoi;,ulation and Housing, STF 3A, Pl21. Income levels in the City of Negaunee, according to the 1990 Census, were slightly below income levels Countywide and well below state median levels. The poverty level for all persons was slightly higher in the City than the statewide level, while the proportion of families below the poverty level was actually slightly lower than state and county levels. Chapter 7 - Page I I �1 TABLE 7-12 INCOME LEVELS , SELECTED AREAS, 1989 Median Income Income Below Poverty Level Household Family Per Capita Income City of Negaunee $ 23.345 $30,026 $ 10,692 13.6 9.8 Marquette County 25,137 30,249 11,025 12 .6 10.7 Michigan 31 ,020 36,652 14.154 13 . 1 10.2 Area % of Persons % of Families Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A; P080A, P 1 14A, P 107 A and Pl23. A common measure of the affordability of a community's housing stock is the percentage of income spent on housing related costs. Generally, no more than 25 percent to 30 percent of the household income should be used for these costs. In the City of Negaunee, approximately 46 percent of the renter-occupied households paid more than 25 percent of their income for rent in 1989, while 37 percent paid more than 30 percent. as shown in Table 7-13. In terms of owner-occupied housing units, nearly 20 percent of homeowners in the City paid more than 25 percent of their income for housing costs in 1989, as shown in Table 7-14. Fifteen percent of owner-occupied households paid more than 30 percent of the gross income for housing. TABLE 7-13 HOUSEHOLDS BY GROSS RENT, AS A PERCENTAGE OF HOUSEHOLD INCOME IN 1989, CITY OF NEGAUNEE Household Income < 20% 20-24% 25-29% 30-34% Over 35% 6 5 26 35 160 $10,000 to $19,999 56 26 26 12 16 $20,000 to $34,999 172 24 5 0 0 $35 ,000 to $49,999 32 0 0 0 0 2 0 0 0 0 268 55 57 47 176 Less than $ I 0,000 $50,000 or more Total Note: Gross rent is the sum of contract rent and utility costs. Source: U.S . Bureau of the Census, I 990 Census of Population and Housing. STF 3A , H050. Chapter 7 - Page 12 �TABLE 7-14 HOUSEHOLDS BY SELECTED MONTHLY OWNER COSTS, AS A PERCENT AGE OF HOUSEHOLD INCOME IN 1989, CITY OF NEGAUNEE Household Income < 20% Less than $10,000 8 20-24% 25-29% 30-34% Over 35% 21 84 14 118 0 31 $10,000 to $19,999 144 39 ,.,,., ..,.., $20.000 to $34,999 209 48 7 5 4 $35,000 to $49,999 257 19 4 0 0 $50,000 or more 165 6 2 0 0 Total 783 ..,.., I"" 54 19 153 Source : U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, H059. Note: Selected owner costs is the sum of real estate, taxes, property insurance, utilities, and regular monthly mortgage payments. 7.4 Selected Housing Characteristics • According to the 1990 Census, there were no housing units in Negaunee which lacked complete plumbing facilities. This figure compared to 3.7 percent for Marquette County and 4.3 percent for the CUPP AD region. The higher percentage of units lacking complete plumbing facilities in the County and region probably reflects the large number of seasonal units in outlying areas. Four units, or 0.2 percent, were reported to lack complete kitchen facilities, which was also well below County and regional levels. TABLE 7-15 SUBSTANDARD HOUSING, SELECTED AREAS , 1990 City of Negaunee Characteristic Number CUPPAD Region Marquette County Percent Number Percent Number Percent Lacking Complete Plumbing Facilities 0 0.0 1,140 3.7 3,680 4.3 Lacking Complete Kitchen Facilities 4 0.2 966 3.11 3,211 3.7 23 I.I 427 1.4 1,042 1.6 Overcrowded Source : U.S. Bureau of the Census, 1990 Census of Population and Housing. STF IA: H021 , STF 3A : H064, H042 . Chapter 7 - Page 13 �1 Of the occupied housing units in the City of Negaunee, 23, or 1.1 percent contained more than one person per room. The proportion of units with more than one person per room is lower in the City than both the County and the region. Units with more than one person per room are considered to be overcrowded; overcrowded housing and housing which lacks complete plumbing and/or kitchen facilities is considered to be substandard. The data presented indicates a relatively low level of substandard units in the City of Negaunee. The large number of seasonal units"in the County and region as a whole probably account for the bulk of the substandard housing reported in those areas, making those figures deceptively high. In 1990, nearly all of the City' s housing units relied on the municipal water system as a source of potable water, as shown in Table 7-16. The remaining housing units in the City relied on private wells or other sources; these units are located in the outlying areas of the City, at some distance from the nearest water lines. The high proportion of housing units relying on public system reflects the availability of the municipal water system in the City, while figures for the County and region include units in outlying areas where no public water source is available. TABLE 7-16 SOURCE OF WATER FOR HOUSING UNITS, SELECTED AREAS , I 990 City of Negaunee Sot1rce Marquette County Percent Number Number CUPP AD Region Percent Number Percent 2,021 97 .8 19,991 64.4 45,494 53.1 26 1.3 9,205 29.6 34,872 40.7 Individual Dug Well 6 0.3 1,142 3.7 3,201 3.7 Some Other Source 14 0.7 711 __ _:,.., ? 2,083 2.4 2,067 100.0 31,049 100.0 85,650 100.0 Public System or Private Company Individual Drilled Well Total Units Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, H023 . A similar situation exists with regard to the use of public sewer systems in the City (Table 7-17). The vast majority of the City's housing units are connected to the municipal sewer system. As with the water system, those units not located close to existing sewer mains are the ones served by on-site septic systems or other private systems. , Chapter 7 - Page 14 �TABLE7-17 SEW AGE DISPOSAL FOR HOUSING UNITS, SELECTED AREAS. 1990 City of Negaunee Source Public Sewer Septic Tank or Cess Pool Percent Number Number CUPP AD Region Percent Number Percent 2,011 97.3 18,457 59.5 41 ,993 -49.0 50 2.4 11 ,471 36.9 40,311 47.1 6 0.3 1,1211 3.6 3,346 3.9 2,067 100.0 31 ,049 100.0 85.650 100.0 Other Means Total Units Marquene County Source: U .S. Bureau of Census, 1990 Census of Population and Housing. STF 3A, H024 . In 1990, 78 percent of the occupied housing units in the City used utility gas for heat. This figure was higher than the figures of 60.0 percent for Marquette County and 57.2 percent for the CUPP AD region. and reflects the availability of natural gas throughout the City. Fuel oil and electricity, as well as wood and bottled gas. were also used as heating fuel in the City. According to SEMCO. the natural gas utility serving the area, as of 1998 about 85 percent of the City is connected to natural gas. • TABLE 7-18 OCCUPIED HOUSING UNIT HEAT! G FUEL. SELECTED AREAS. 1990 City of Negaunee Source Number Percent Marquene County CUPPAD Region umber umber Percent Percent 1,507 78.0 15 ,267 60.0 38.324 57.2 34 l.8 1,715 6.7 6, 159 9.2 Electricity 102 5.3 1,999 7.9 3,912 5.8 Fuel Oil, Kerosene, etc. 220 11.4 3,735 14.7 8,758 13 . 1 0 0.0 4 0.0 8 0.0 68 3.5 2,544 10 .0 9,486 14.2 Solar Energy 0 0.0 3 0.0 11 0.0 Other Fuel 0 0.0 102 0.4 251 0.4 No Fuel Used 0 0.0 66 .3 87 0.1 1.931 100.0 25.435 100.0 66,996 100.0 Utility Gas Bonled, Tank, or LP Gas Coal or Coke Wood Total Units Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, H030. Chapter 7 - Page 15 �I 7.5 Issues and Opportunities The majority of housing units in the City of Negaunee are single-family detached units, although the City has a relatively high percentage of multiple-family structures. A slight drop in total housing units has occurred between the 1980 and 1990 Census; this drop is less than the rate of population decline. The vacancy rate for owner-occupied housing in 1990 was just over one percent, which indicates a scarcity of available units. The local real estate market appears fairly strong, with homes selling relatively quickly. The 1990 Census indicates 41 "other" housing units in the City, which is not consistent with local observations. It is unknown what this figure represents, but it is assumed to be a misinterpretation on the part of Census enumerators. More than half of the City's housing units were built prior to 1940, making them over 50 years old. Older housing is generally more prone to deterioration if routine maintenance is not performed. The number of building permits issued in the City for new construction has been relatively low in recent years. This reflects the lack of suitable sites for new development, as a result of caving grounds and ownership by mining interests. The City of Negaunee contains a relatively high proportion of one-person households, particularly with respect to households with a person 65 or over living alone. This figure has increased significantly between 1980 and 1990. As with many areas throughout the country, there has been a decrease in the average household size in the City of Negaunee. A relatively high proportion of local households are paying more than 25-30 percent of their gross income for rent or mortgage costs. This indicates a that many people may be having difficulty finding affordable housing; it also means that these individuals have less income remaining for other needs. There are very few units within the City of Negaunee which are potentially substandard, according to the 1990 Census data. Nearly all of the City's housing units are served by municipal water and sewer services. Those units which are not served are located at such a distance from the existing systems that service is not cost-effective. Chapter 7 - Page 16 �8.0 PARK AND RECREATION FACILITIES Existing parks and recreation sites, together with park and open space site facility recommendations for City of Negaunee are presented in this chapter. The purpose of this chapter is to provide the City with a comprehensive and sound working guide that will direct the maintenance, acquisition and development of parks and recreational facilities needed or desired to satisfy the demands of the City residents. This chapter is intended to integrate the City of Negaunee Recreation Plan into this comprehensive plan. However, the Recreation Plan should remain the primary document used by the City for any current and future park and recreation endeavors. A community recreation plan prepared in accordance with Michigan Department of Natural Resources guidelines is a comprehensive recreation plan for a local unit of government, valid for a five-year period, and is required to participate in federal and state recreational funding programs. Annually, under these recreational funding programs, funds are made available to local communities by the MDNR through a competitive grant application process. The application deadlines for applying for these grants are April 1st and September 1st. If a community's recreation plan has expired, it must be updated by the community and approved by the MDNR at least a month before these application deadlines to apply for a recreation grant. The City's current recreation plan is valid until 1999. • The first portion of this chapter provides an inventory of existing parks, recreational facilities, natural resource assets, and historically significant places located within the planning area . Recreational facilities located in surrounding communities, which may be used by City residents, are also identified in this section. The second portion of this chapter details the City's current and future recreational needs, which have been identified as necessary or desired to increase the quality of recreation opportunities offered locally. These needs were identified during the recreation planning process; however, since the plan is already four years old, discussion of projects to be included in the next plan has already begun. The final section of this chapter describes the recreational needs of the community in relation to standards set by the National Recreation and Park Association and Americans with Disabilities Act of 1990. 8.1 Existing Recreational Facilities From a recreation standpoint, it is important the City provide a broad range of recreational opportunities to local citizens, as well as tourists. When identifying existing facilities, it helps to understand the types of facilities present. The different types of facilities are described in general terms below. Mini-Park: A park containing specialized facilities that serve a concentration or limited population or specific group such as young children or the elderly. Chapter 8 - Page I �1 Neighborhood Park/Playground: An active recreation site incorporating one or more open space areas designed for field sport and providing play apparatuses. The open space areas should be able to serve the needs of both youths and adults. Community Park/Recreation Area: Area of diverse environmental quality. May include areas suited for intense recreational facilities such as athletic complexes and large swimming pools. May be an area of natural quality for outdoor recreation such as walking, viewing, sitting, and picnicking. Regional Park/Recreation Area: Area of natural or ornamental quality for outdoor recreation, such as picnicking, boating, fishing, swimming. camping, and trail uses. It may include play areas. These types of facilities tend to attract individuals from outside the community. Within the City ofNegaunee·s boundaries, there are many publicly owned park and recreation sites. These sites provide a wide spectrum of recreational opportunities that City residents and individuals living outside of the City can enjoy year-round. However, the lack of suitable sites as a result of caving areas and mining company ownership has limited the ability to develop additional recreation areas. Some sites have been lost or reduced in size due to past caving, such as Jackson Park, once over 30 acres in size. Existing Recreation Facilities, City of Negaunee City-owned and/or maintained sites: Negaunee Ice Arena: A 3.5-acre site, located at 411 Rail Street, containing a full-sized ice arena with restrooms, lobby, and four locker rooms. The arena seats 800 people, and is used for youth and adult ice hockey, public skating, social events such as birthday parties and wedding receptions, meetings and conferences, and a supervised play area for children. The site also contains a summer volleyball court, and a surfaced parking area. LaCombe Field: This 3.3-acre site is leased from CCI by the City. It contains one lighted softball field, restrooms and storage facility. There is also an open field used for football practice and soccer. Lions Field: This 2.1-acre site contains one baseball field, six lighted horseshoe courts, a basketball court, playground equipment, restrooms, concession area and storage buildings. The baseball field , restrooms and concession area are located on land owned by CCI and leased to the City. The remaining facilities are locate~ on City-owned property. Iron Town Field: This 5-acre site contains one baseball field, a concession area, restroom and storage building. The City also leases this site from CCI. Chapter 8 - Page 2 �Jackson Park: This site is owned by CCI and leased by the City. The 5-acre site contains a picnic area with 12 tables, playground equipment, two tennis courts and six horseshoe courts. It is located just west of the intersection of Gold St. and BR 28. Miner's Park: A 5-acre site located at the intersection of Maas St. and U.S . 41 , this park contains a picnic area, two lighted basketball courts, playground equipment, two horseshoe courts, a green open area, historical markers, and a volleyball court. This park is located on City-owned land. Teal Lake Waterfront: Twenty-one acres of City-owned property make up this park, located at the east end of Teal Lake just north of U.S . 41/M-28 . The park has a picnic area with six tables, I 000 feet of water frontage, fishing, a swimming area, and a boat launch. No gasoline motors are allowed on Teal Lake; boats with electric motors, sails or oars may be used. City Park I: This 1-acre site at the comer of Case and Kanter streets is the site of the City Band Shell, which is now used only for band practice and for storage. The structure can no longer be used as a bandshell, and repairs would be very expensive. The City has discussed demolishing the band shell and building a new one at another location. • Eastwood Playlot: This site contains a basketball court, playground equipment and open space. It is made up of four lots totaling about one acre, two of which are City-owned and two of which are leased from CCI. The play lot is located on Sunset Drive in the northeast comer of the City. Buffalo Hills Park: This 1-acre site is leased by the City from CCI, and contains a basketball court, playground equipment and open space. The park is located along New Buffalo Road in the eastern part of the City. Ann Street Park: Located near the intersection of Ann and Alice streets, this I-acre site has a basketball court and playground equipment. The land is owned by CCI and leased by the City. City Park II : Playground equipment is located on this I-acre, City-owned site. This site is located on Tobin Street next to the Negaunee Senior Citizen Center. Naturbahn 800-meter Luge Run: This luge run is sanctioned by the International Luge Association, and contains warming shacks, start house, maintenance buildings, equipment rental area, and a parking lot. The site is owned by CCI and leased to the City, and is located in the southern portion of the City off the Tracy Mine Road. Chapter 8 - Page 3 �r I Senior Center: This 15,000 square foot building is owned by the City and located at 410 Jackson St. The building is used for a variety of activities by the area's seniors, including meals, medical services, recreational activities, classes, etc. Negaunee City Library: Located at City Hall, the library offers story hour, a Michigan room, and occasional speakers and arts and crafts demonstrations. Sites owned/maintained by others: Community Play Field: This park is located on 5.5 acres owned by Cleveland-Cliffs Iron Company and leased to the Negaunee School District. The play field is used for middle and high school sports, as well as for recreational activities by people from throughout the community. The following facilities are located at this site: ► ► ► ► ► ► Playground/athletic field 5 tennis courts (3 illuminated) Open field area Playground equipment 1.800-person capacity stadium Concession building ► ► ► ► ► Running track Outdoor basketball court Volleyball court Tot lot Lavatory facilities Miner's Dry: Owned by Negaunee School District, this site is adjacent to the Community Play Field near the intersection of Hungerford and Prince streets, and contains wrestling and weightlifting rooms, restrooms and locker rooms. St. Paul's Playground : This church-owned site contains a hard-surfaced play area and basketball courts. Negaunee Schools: Negaunee Middle School has a gym, two outdoor basketball courts and open space. Negaunee High School has a 50' by 75' indoor swimming pool, an auditorium and a gym. Lakeview Elementary School has a playground, tot lot, two tennis courts, a basketball court, one open field, a multi-purpose room and a gym. Michigan Iron Industry Museum: This State-owned facility is located along Forge Road on a 30-acre parcel of land in both Negaunee Township and the City of Negaunee. The museum overlooks the site of the first iron forge in the Lake Superior Region. The facility has exhibits of early iron ore mining artifacts, audio-visual programs, and outdoor interpretive paths. In August, the museum is the site oflron Heritage Day, which includes concerts, lectures, and programs. The facility, with a 96-seat au~itorium, is available for club meetings, special events, and church groups. It is open to the public seven days a week from May 1 to October 31. Chapter 8 - Page 4 �Superior Nordic Training and Recreation Complex (SUNTRAC): Formerly known as Suicide Bowl, this extensive facility is located in both the cities of Negaunee and Ishpeming, south of BR 28. The 631-acre site contains a ski area, 10-, 20-, 40-, 60- and 90-meter ski jumps, lighted cross-country ski trail, two unlighted cross-country ski trails, concession area and storage area. The site is owned by CCI; a portion of the area is leased to the Ishpeming Ski Club, and plans call for donation of 281 acres of CCI land to the City of Ishpeming. 49 Rod & Gun Club: Located at 341 North Rd., this privately-operated facility offers skeet and trap shooting, and ranges for rifles, pistols, muzzle-loaders, and archery. Horsesh.) e and basketball courts are also available. Knights of Columbus: Three horseshoe courts. Veterans of Foreign Wars: Three horseshoe courts. Vista Theater: The Peninsula Arts Appreciation Council provides youth theater in summer at this facility. 8.2 • Nearby Recreational Sites Following is an inventory of recreational facilities outside of City of Negaunee that may be used by City residents. Data was obtained from surrounding communities' current recreation plans . TABLE 8-1 SELECTED RECREATIONAL SITES IN NEARBY AREAS Description Acreage City Playground Two lighted ball diamonds, two unlighted ball diamonds, four lighted tennis courts, two unli ghted tennis courts, four lighted basketball courts, restroom/ locker room, warming shelter and restrooms, natural ice rink, playground equipment, stadium , bleachers, paved track, paved field event areas, lighted football area, concession area, storage building and restrooms, tot lot, four horseshoe courts, pavilion/concession area, and Little League baseball fields 56.0 Al Quaal Ball diamond, clubhouse, pavilion, restroom building, toboggan house/ slide, ski warming shelter, ski ticket and patrol shelter, ski tow building, basketball courts, tennis courts, picnic area, picnic equipment, playground equipment, 16 horseshoe courts, three downhill ski slopes, three cross-country ski trails, snowmobile trail, lighted sledding area, and playground equipment 260.0 National Guard Armory Gym and pi stol and rifle range Site City of Ishpeming Chapter 8 - Page 5 �I TABLE 8-1 SELECTED RECREATIONAL SITES IN NEARBY AREAS Description Site National Ski Hall of Fame Museum and display area Acrea_ge 1.0 Negaunee Township Negaunee Township Park Basketball court, two pavilions. warming building/ concession area, tennis court, cross country ski trail, playground, picnic tables, grills, volleyball court, snowmobile trail access, Little League baseball field, Babe Ruth baseball field. softball field 71 McClure Storage Basin Access Site Boat ramp, gravel parking area, vault toilets 1.0 Hoist Basin Access Site Boat ramp, gravel parking area, vault toilets 1.8 Softball field, Little League baseball field , tennis courts, pavilion, tot lot, restrooms, concession stands, playground, horseshoe court, shuffleboard, volleyball court, basketball court, picnic tables, and grills 7.0 Ishpeming Township Ishpeming Township City of Marquette Presque [sle Park Two picnic areas, cross-country ski trail , playground, two tennis courts, band shell, fishing, shuffleboard, horseshoes pits, gazebo, breakwall with lighthouse, outdoor swimming pool, and water slide Presque Isle Marina Boat launching and docking facilities on Lake Superior Marquette Mountain Downhill skiing, lodge, luge run, and picnic area Lakeview Arena Recreation and convention facility used for hockey, skating, concerts, shows, exhibits, etc. Superior Dome World ' s largest wooden dome containing football field , also used for trade shows, concerts, etc. Mount Marquette Lookout Lookout view of the City of Marquette and Lake Superior, snowmobile trail, and hiking trail 312.0 40.0 Marquette Township Sugar Loaf Mountain Area Nature trail and scenic overlook NMU Forest (Longyear Forest) Nature trail, cross-country s~ trail, and physical fitness trail Forestville Dead River Public Access Site Boat launch on Dead river Little Garlic River Public Access Fishing access site Source: Local Recreation Plans. Chapter 8 - Page 6 80.0 180.0 5.0 �8.3 Recent Developments Since the adoption of the Recreation Plan in 1994, the City has had the opportunity to accomplish several of the projects identified in the plan. The inventory of existing recreation sites in Section 8.1 reflects these projects, with one major exception. One project identified in recreation plans for both the City of egaunee and the City of Ishpeming was acquisition of land along Teal Lake. The area is located entirely within the City of egaunee, but is adjacent to the heavily-used Al Quaal Recreation Area in Ishpeming. Acquisition of Teal Lake shoreline was seen as beneficial to both communities because of the ability to extend activities from the Al Quaal area. The cities applied jointly to the Michigan D R's Michigan Natural Resources Trust Fund for grant funding to acquire property on the north shore of Teal Lake. In late 1997, preliminary approval of a grant of $450,000 was announced. The grant will be combined with $150,000 in local funds to purchase 334 acres with 10,520 feet of frontage on the north shore of Teal Lake. The property will be jointly owned by the two cities. Since 1995, the City oflshpeming has acquired 160 acres of land adjoining Teal Lake, at the west end and on the south shore of the lake. This property has been added to the Al Quaal Recreation Area. • With these acquisitions ~f shoreline, the cities of Ishpeming and egaunee are now in a pos1t10n to formulate plans for development of the area. In 1994, the Teal Lake Study Committee presented a summary of recommendations developed over a period of months, which dealt with recreation and land use in the area around Teal Lake. This committee included representatives from the Negaunee City Council, Ishpeming City Council, Negaunee School District, various City commissions, the DNR, the egaunee/Ishpeming Chamber of Commerce, and other organizations. A copy of the committee's recommendations is included as Appendix A of this plan. In summary, the recommendations of the committee were to provide for aesthetic preservation, economic development and additional recreational uses. The committee recommended that development, if any, on the north shore of Teal Lake not be visible from the south shore; that commercial development be south of U.S. 41 or in the southwest comer of the lake between U.S. 41 and the lakeshore; that standards be set and enforced regarding setbacks and removal of vegetation in shoreline areas; that an overlay zoning district be established to regulate shoreline development; and that structural development be served by municipal sewer and water. 8.4 Local Recreation Needs The City of egaunee Recreation Plan, adopted by the Negaunee City Council and the Negaunee School Board in September, 1994, identifies needs and priorities for local recreation facilities and programs. Within the Plan, a specific recreation facility needs list and capital improvement Chapter 8 - Page 7 �I schedule were developed by the Negaunee City/School Recreation Commission. The needs list and capital improvements plan help to guide City officials when making decisions on improving existing park .a nd recreation sites and developing new sites. The Recreation Development Schedule in the current Recreation Plan identifies a number of needed projects to enhance the recreational opportunities available in the City. A number of these projects, such as acquisition of land around Teal Lake, and installation of a new chiller/compressor system in the Negaunee Ice Arena have been accomplished, or have been approved for funding. Other projects remain to be done, and may be carried over to the list of projects for the next five-year Recreation Plan. The following projects were listed in the Recreation Development Schedule in the 1994 Recreation Plan: Improve the Little League Complex a. Construct new practice field b. Install irrigation well Not completed Completed Negaunee Ice Arena a. Finish second floor viewing area b. Finish the equipment room 101, pro shop, referee and Jr. hockey offices c. Expand surfaced parking d. Finish the shower/lavatories within locker rooms e. Add outside extension building with snow melt pit f. Install new ice making compressor g. Install radiant heaters above bleachers in Arena 100 h. Main Arena 100 heating & ventilation 1. Main Arena 100 air conditioning Planned 1998-99 Not completed Completed Not completed Not completed Completed Not completed Not completed Not completed Construct a pavilion at Miner's Park Not completed Develop an area on Teal Lake for swimming Completed Develop a play lot in the Iroquois Drive area Not completed Improve LaCombe Field a. Construct a press box b. Establish a play lot c. Landscape entire area ' Upgrade playgrounds and equipment to Americans with Disabilities Act standards Chapter 8 - Page 8 Not completed Not completed Completed Partial completion in 1998 �t9 Acquire or develop Teal Lake open space Funded Develop boat ramp on Teal Lake Completed Dock or boardwalk improvements at Teal Lake Dock and handicapaccessible pier, 1998 Improve Suicide Bowl recreation facilities (land acquisition) Ongoing Construct a new softball field Not completed Breitung Park band shelter Not completed Now that the Teal Lake property acquisition has been funded, the development recommendations of the Teal Lake Study Committee must be considered and integrated into the project priority list. A Master Plan for the City-owned site on the east end of Teal Lake has been completed, -and the ambitious plans for the SUNTRAC facility will also be a factor in development of the updated recreation plan. • The Teal Lake Study Committee Final Report contained a variety of recommendations for development of the lake and its shoreline. With regard to recreational uses, the committee recommended that the lake should be open to fishing, but that gasoline-powered watercraft (including jet skis or personal watercraft) not be allowed. Boats with electric motors, canoes, sail boards and sailboats would be allowed. The committee felt that playground equipment was not suitable for the east shore of the lake, since such facilities are available at Lakeview School. They recommended that camping, if permitted, should be limited to the west side and southwest corner of the lake. Tobaggoning and ski sliding should be limited to the west side of the lake. Swimming areas should be allowed on the east shoreline, along with limited picnicking. The Committee felt that picnic shelters were more appropriate for the west side of the lake. Walking trails on the west and north sides of the lake were recommended, along with a boat launch and one or two fishing piers on the east side of the lake. The Committee felt that some sort of restroom facilities at the east end of the lake might be appropriate, perhaps in or near the waterworks building at the intersection of U.S . 41 and Croix Street. A public or quasi-public marina also might be acceptable, according to the Committee, but no recommendations were made as to when, where or how this could be accomplished. A Master Plan for the future development of the eastern end of Teal Lake was completed in January, 1997. Prepared by Sundberg, Carlson & Associates, the plan sets forth recommendations for development of City-owned lakefront. These recommendations in some cases echo recommendations of the Teal Lake Study Committee; some of the recommended projects were also included in the current Recreation Plan. • A barrier-free fishing dock and a boat launch are included in the Master Plan's recommendations. Both of these improvements would be located close to the old Waterworks building, along with a Chapter 8 - Page 9 �I small picnic area. Picnic tables would be placed at intervals along the City-owned portions of the shoreline to the north of the Waterworks building, along with a gazebo and benches. A new sidewalk would be constructed, and the existing lighting would be replaced with reproductions of historic light fixtures. Landscaping and signage would help to enhance the area. One alternative plan also calls for the relocation of a portion of Croix Street away from the shoreline to slow down traffic and separate recreational activities from the street. The Teal Lake Master Plan also recommends rehabilitation and reuse of the former Waterworks building. No specific use of the building is recommended, but storage and service of seasonal and transient watercraft, boat rentals, a small charter boat, marina sales, snowmobile service in the winter months, and restroom/shower facilities are mentioned. In May, 1996, the Superior Nordic Training & Recreation Complex Development Committee adopted a plan for development of the Suicide Bowl area, located in the cities of Negaunee and Ishpeming. The committee included representation from the Ishpeming Ski Club, the U.S . Olympic Education Center, the cities of Negaunee and Ishpeming, Cleveland-Cliffs Iron Company and the Negaunee/Ishpeming Chamber of Commerce. The overall goal of the development plan is to tum the area into a year-round multi-activity recreation and sports facility. Highlights of the proposed improvements include: upgrading the existing ski trails to make them suitable for use by mountain bikers in the summer and fall ; constructing a 10-kilometer paved loop for roller skiing, biathlon and in-line skating; installing additional lighting on ski trails and installing lights on the 90-meter ski jump; adding snow-making capability; creating a biathlon range; installing plastic on the 60- and 90-meter ski jumps for summer training; and building a lodge/chalet to serve as a center for all SUNTRAC activities. The SUNTRAC Development Plan anticipates that 281 acres of land will be donated to the City of Ishpeming by CCI, and that an additional 360 acres will be leased from CCI. Administration and maintenance would be primarily the responsibility of the City of Ishpeming and the Ishpeming Ski Club. The City of Negaunee may provide force account labor to assist with maintenance, but the plan does not call for any commitment of funds from the City. However, the updated Recreation Plan should take into account the additional recreational opportunities provided by the expanded SUNTRAC Complex, part of which lies within the City ' s boundaries. 8.5 Recreation Needs Standards One method to assess community recreation needs is the standards system. Standards developed by the ational Recreation and Park Association (NRP A) provide a scale against which an existing recreation system can be measured so that guidelines for future needs can be created. Standards correlate the number of acreage needed to adequately provide land for recreational uses to the community's population. Standards for Recreation Open Space: Open space needs are usually assessed using space standards, the most common and widely used measure of a recreation system's adequacy. Total Chapter 8 - Page I 0 t;iJii' �~ park and recreation space is usually expressed as acres per population. These space standards are useful in assessing current and future open space needs and demand (Table 8-2). TABLE 8-2 LOCAL AND REGIONAL RECREATION OPEN SPACE STANDARDS Park Type • Service Area Size (Acres) Acres/1 ,000 Population Uses Mini Park < 1/4 mile radius I or less 0.25 to 0.5 Specialized facility that serves a concentratec or limited population or specific group such as tots or seniors citizens Neighborhood Park/Playground 1/4 to 1/2 15+ 1.0 to 2.0 Area for intense recreation activities such as field games, court games, crafts, play equipment, skating, picnicking, etc. Community Park/ Recreation Area Serving several neighborhood . I to 2 mile radius 25 -r 5.0 to 8.0 Area of diverse environmental quality. May include areas suited for intense recreational facilities , such as athletic complexes and large swimming pools. May also be an area of natural quality for outdoor recreation, suer as walking, viewing, sitting, and picnicking. Regional Park/ Recreation Area 200+ Serving several communities I hr. driving time 5.0to 10.0 Area of natural or ornamental quality for outdoor recreation, such as picnicking, boating, fishing, swimming, camping, and trail use; may include play areas. Source: Roger A. Lancaster, Ed . 1983 , Recreation, Park and Open Space Standards and Guidelines, Alexandria, Virginia: National Recreation and Park Association. A community's park system under NRP A standards should have a minimum of 6.25 to 10.50 total acres of developed open space per 1,000 population. Based on a 1990 population of 4,741, the City of Negaunee should provide 1.2 to 2.4 acres of mini parks, 4.7 to 9.5 acres of neighborhood parks/playgrounds, 23.7 to 37.9 acres of community parks/recreation areas, and 23.7 to 47.4 acres of regional parks/recreation areas to meet this standard (Table 8-3). • Existing Public Open Space: Publicly-owned recreation sites and facilities in or partially within the City of Negaunee total 736 acres. The breakdown of this recreational land includes: 5 .0 acres of mini parks, 16.8 acres of neighborhood parks/playgrounds, 53 .2 acres of community parks/recreation areas, and 661.0 acres of regional parks/recreation areas (Table 8-3). These figures include the total acreage of the SUNTRAC complex and the Miner· s Museum, which are located partially within the City. Comparing the NRP A standards with the number of acres of recreational land found in the City, the City has more than adequate acreage of land in all types of recreational sites. However, many communities find that their need for recreational opportunities and open space can be met by facilities in nearby communities, while sometimes a community may be providing recreational opportunities and open space for neighboring communities. For example, regional recreation areas with many natural resource attributes are Chapter 8 - Page I I �r I usually not found in urban areas but in rural townships. These types of recreation areas usually accommodate beyond the needs of the local residents. Conversely, rural townships would typically not include more intensively-developed recreation facilities, such as large indoor sporting complexes, but residents of these townships could possibly access such facilities in nearby urban communities. In the City of Negaunee, this means that facilities such as the Ice Arena or the Naturbahn Luge are helping to meet the recreational needs of residents of other communities which do not have such facilities, while City resident's needs for fishing access which permits gasoline motors would be met by sites outside the City. The NRP A standards would indicate that the total acreage of recreation land in the City is adequate for the current population. However, other factors should also be considered when planning for future recreation developments. The ability to preserve unique sites or habitat for public use and enjoyment may well override such standards, for example, since these sites often meet the needs of a population far beyond a community's boundaries, or serve to protect resources not found elsewhere. 8.6 Park Accessibility The Americans with Disabilities Act of 1990 (ADA) identified specific standards that would insure that all persons, including those with disabilities, have the same opportunities to fully participate, live independently, and be economically self-sufficient within society. The Act is comprised of five sections: Employment, Public Accommodations, Transportation, State and Local Government Operations, and Telecommunications. Title II of ADA, Public Accommodations, is relevant to the level of accessibility and equal provision of service at publicly owned outdoor recreation sites. This title states that discrimination against persons with disabilities is prohibited in all services, programs, or activities provided by public entities. The general requirements set forth under this section came into effect on January 26, 1992. Remodeling or new construction of facilities and buildings had the same deadline date to become accessible to the disabled. In existing buildings and facilities, nonstructural changes to improve accessibility were required by January 26, 1992, while all structural improvements of the facilities and buildings were required by January 26, 1995. The Americans with Disabilities Act requires that "reasonable accommodation" be made to the needs of the estimated one in five people in this country who are disabled. That is, all public and private goods and service providers and employers must remove all structural and communication barriers from facilities, or provide alternative access where feasible. Chapter 8 - Page 12 �TABLE 8-3 EXISTING PUBLIC OPEN SPACE, CITY OF NEGAUNEE Type of Park Park Land Area (Ac .) Land Area Standard (Ac .) Mini Parks City Park I Eastwood Playlot Buffalo Hills Park Ann Street Park City Park II 1.0 1.0 1.0 1.0 1.0 Subtotal 5.0 1.2 to 2.4 Neighborhood Parks/Playgrounds 3.3 LaCombe Field Iron Town Field Jackson Park Miner' s Park Negaunee Middle School 2. 1 5.0 5.0 1.4 Subtotal 16.8 4.7 to 9.5 Community Parks • Negaunee Ice Arena Community Playfield Miner' s Dry Teal Lake Waterfront Negaunee High School Lakeview Elementary School Senior Citizen ' s Center 3.5 5.5 21.0 17.4 5.8 Subtotal 53.2 23.7 to 37.9 Regional Park Naturbahn 800-meter Luge Run Michigan Mining Museum* SLJNTRAC* 30.0 631.0 Subtotal 661.0 23 .7 to 47.4 736.0 53 .3 to 97 .2 Total Park Area * These facilities are located partially within the City of Negaunee Source: Roger A . Lancaster, Ed. 1983 , Recreation, Park and Open Space Standards and Guidelin es, Alexandria, Virginia: National Recreation and Park Association . • Currently, there are no written standards for making outdoor recreation facilities totally accessible to the disabled. Many suggestions on outdoor recreation facilities accessibility have Chapter 8 - Page 13 �I r been made; therefore, recommendations regarding outdoor play equipment, picnic facilities, boat docks, pathways and trails. have been incorporated into this plan. Recommendations regarding buildings, restrooms, slopes of ramps, and parking stalls should be seriously considered. These types of facilities all have current standards set by ADA. The City of Negaunee Recreation Plan recognizes the need to make recreational facilities within the City accessible to all residents. The Recreation Development Schedule calls for upgrading playgrounds and equipment to ADA standards in 1995. This has not yet been fully accomplished; however, the City will install a fully-accessible playground structure in 1998. ADA Standards: Accessibility is a factor that should continue to be taken into account when determining recreational needs in City of Negaunee. Often, existing recreational sites are not completely accessible according to the ADA standards. Restrooms, pathways, parking, and general accessibility of all amenities must be examined closely over the next few years to assure that all people are given the same opportunities within the community. Following are some examples of improvements that would help in complying with ADA. Where more than one restroom facility exists, at least one must be accessible by persons with disabilities. In some cases, this would require minimal remodeling; in others, it could require substantial modification. At least one picnic table and one grill designed to accommodate persons in wheelchairs should be available at each park (if these types of facilities are not currently available). These facilities should be identified with a sign showing the universal symbol of accessibility. At least one in 25 parking stalls should be designated for disabled parking. These stalls must be the closest spaces to the park or facility entrance and have a direct route to and from the stalls. Spaces must be 96 inches wide with a clearly marked adjacent access aisle of 60 inches and an unobscured vertical sign that shows the universal symbol of accessibility. Slope of these spaces and aisles cannot exceed 1:50. Stable barrier-free pathways which provide linkages from one recreation amenity to another should be provided at outdoor recreation facilities. These pathways must be at least 36 inches wide, and a 60 x 60 inch passing space or turnaround must be provided every 200 feet. If a pathway level changes more than ½ inch, the pathway must be ramped. If the level changes is between ½ inch and ¼ inch, the levels must be beveled. Where water fountains are available, spouts should be no more than 36 inches above the finished floor. If the fountain is freestanding or built-in and does not have a clear space underneath, a clear floor space of 30 to 48 inches alongside the fountain for a parallel approach must be provided. Wall or post mounted fountains must have a clear knee space under the Chapter 8 - Page 14 �• fountain of at least 27 inches high by 17 to 19 inches deep by 30 inches wide. Controls must be located at the front edge of the fountain and operable with one hand without twisting the wrist. A complete guideline list based on standards set by the Americans with Disabilities Act of 1990 for various types of facilities and recommendations established by the USDA Forest Service for improving the accessibility of recreational areas are detailed in Appendix B at the end of the plan. 8.7 Historical Resources The City of Negaunee contains a wealth of historic resources dating back to its founding as an iron mining community. Many downtown businesses and public buildings are historic in nature, including the majority of the downtown area and many residential neighborhoods. Local residents are proud of their historic community. • The Negaunee Historical Museum contains artifacts and exhibits which illustrate the community 's past. Located at 303 E. Main Street, the museum is open from Memorial Day through Labor Day, and is operated by volunteers from the Negaunee Historical Society. The museum is located in a home built by the Pellow family in the early 1900s; the property had previously been occupied by St. Paul's Church until the church burned. Thirteen rooms of the house have been restored and filled with exhibits, while several rooms in the basement remain to be completed . Following is a list of properties located within the City of Negaunee which carry an official historic designation. These properties are listed on the State Register of Historic Places, the National Register of Historic Places, or are identified by the Marquette County Historical Society as a historical place. Carp River Forge, Michigan Iron Industry Museum: This historical site is located along Forge Road, off CR 492, partially within the City of Negaunee. The Carp River Forge was constructed by the Jackson Iron Company at this location in 1847. The Jackson Iron Company was the first to establish an iron ore mining operation in the Upper Peninsula of Michigan. They developed the forge because of the difficulty of transporting bulk ore around the rapids at Sault Ste Marie. It was thought the forge was the most economically feasible method of using the great reserves of iron ore. The forge converted ore directly into wrought iron without the usual intermediate step of smelting the ore into pig iron. Power for the forge and adjacent sawmill came from a dam built across the nearby Carp River; the first iron produced in the U.P. came out of this forge. The quality of the iron produced from the forge started the great Michigan iron boom, which economically and socially transformed the central U.P. However, because of the climate and difficulties in supply and shipment, the forge was never a financial success. In 1854 the newly-completed Soo Locks offered a cheaper, faster route for shipping iron ore to furnaces in the lower Great Lakes, and the forge was closed. The site stayed in ruins for many years. However, a 12-year crusade by local groups and politicians led to the construction of the Michigan Iron Industry Museum at the site of the forge operation in 1985 and 1986. It was Chapter 8 - Page 15 �I officially opened to the public in May of 1987. The Museum presents the history of Michigan's three iron ranges and the people who worked them through museum exhibits, audio-visual programs, and outdoor interpretive paths. The facility is administered by the Michigan Department of State, Michigan Historical Center, which has established a regional office at the facility for its museum programs in the Upper Peninsula. About 14,500 individuals visit the museum annually. The site of the forge was officially recognized as a State historical place in 1956 and a National historical place in 1975. Burt's Discovery of Iron Ore: The site of the first discovery of iron ore in the Lake Superior region is located near Jackson Park in the City of Negaunee. William Austin Burt and his party of surveyors discovered this site on September 19, 1844, while establishing township lines and making geological observations for the federal government. Iron Cliffs Company: This historical two-and-a-half story brick and sandstone structure is located at 101 Pioneer A venue in the City of Negaunee. Features of the structure include a mansard roof with cresting, polygonal bay, and tower. It was the structure that originally housed offices of the Iron Cliffs Company. The Negaunee Public Schools' administration offices are currently housed within the building. It was officially recognized as a State historical place in 1975. Jackson Mine: The historic site is located in the western portion of the City of Negaunee, south of Teal Lake. The oldest pit at the mine, the Pioneer pit, is located approximately½ mile west of the intersection of Cleveland and Iron streets, near the site where iron ore was first discovered in the U.P. In 1845, the newly formed Jackson Mine Company sent an explore party headed by Philo M. Everett to the Lake Superior region to investigate the mineral possibilities of the Lake Superior region. When they arrived at the Carp River, Narhu-gesucm a Chippewa chief, guided the members of the party in June of 1845 to this site where he showed them iron ore in the roots of a fallen pine tree. Because of this discovery, the Jackson Mining Company, of which Everett was a founder, began mining ore at the site in 184 7; this was the first iron mining operation established in the Lake Superior area. Between 1848 and 1924, the mine shipped 4,357,256 tons from the site. The Pioneer pit became inactive in 1924. The Jackson Mining Company merged with the Cleveland-Cliffs Iron Company in 1905 because of increasing costs and declining ore prices. The mine was officially recognized as a State historical place in 1956 and a National historical place in 1971. The historical marker dedicated to this mining site is located at Miner's Park in the City of Negaunee. Marquette Iron Range: The historical marker identifying the Marquette Iron Range as a significant part of the historical development of Marquette ~ounty is located in the north central portion of the City of Negaunee, at the intersection of U.S. 41/M-28 and Maple Street. The Marquette Iron Range was the first of the iron ore deposits in the Lake Superior region to be discovered and mined. Outcroppings of iron ore were first discovered by William A. Burt and his surveying party south of Teal Lake in 1844. The Jackson Mining Company began mining for iron ore near the area of the first discovery in 184 7. Most of the early mines were open pit operations; underground mining did not occur within the range until after the Civil War. The Chapter 8 - Page 16 �Jackson Iron Company built a forge on the Carp River for producing iron blooms in 1848. The first iron produced in the U.P. came from this forge. The Pioneer furnace at Negaunee, built in 1857-1858, was the first actual blast furnace. However, most of the iron ore from the range was shipped out of the region to be smelted. In 1857, the construction of the Iron Mountain Railroad meant that ore could be moved more easily to the Marquette ore docks. Once hauled to the docks, the ore was loaded on ships and carried through the Soo Locks to the iron and steel industries in the lower Great Lakes. The Marquette Iron Range was officially recognized as a State historical place in 1856. Negaunee City Hall: This historical structure is located at the comer of Silver and Jackson streets in the City of Negaunee. In 1873. Negaunee was incorporated as a city, which was influenced heavily by the iron ore mining boom occurring in the area at the time. Forty-one years later, a red brick and white limestone building with terracotta detailing was constructed as Negaunee·s city hall. The structure was designed by John D. Chubb, a Chicago architect widely known in the Midwest. in a style reminiscent of the Renaissance. The building· s clock tower with its baroque elements is the most significant feature of the structure. It currently houses all City offices. except public works, fire, water, and wastewater. It is also the location of the Negaunee Public Library. The building was officially recognized as a State historical place in 1979. • Union Railroad Depot: The depot is located at 420 Rail Street in the central portion of the City of Negaunee. In late 1800s and early 1900s. this wooden structure served as many as 18 trains a day. Negaunee was a booming community during this period. In the early development of the Negaunee area, there were few roads. Establishment of railroads in this area and other parts of the U.P. made it possible for supplies to be shipped in and out of these areas. The establishment of a railroad system also spurred development of the iron ore mining industry in the Marquette Iron Range. The depot is currently a privately-owned art gallery. The historic depot was officially recognized as a State historical place in 1981. Negaunee State Bank Building: This historical building is located at 331 Iron Street in the central portion of the City of Negaunee. This triangular two-story wood frame structure, faced with brick, was constructed in 1912 on the site of the Old Bank Building, a local landmark constructed during 1873 and 1874 that burned down in 1912. It was designed by architect Demetrius Frederick Charlton of Marquette, who designed many significant public buildings in the Upper Peninsula. The site served as a bank from 1873-1874, 1881-1908, and 1909-1933. The Great Depression was the downfall of the Negaunee State Bank. After the failure of the bank, the building continued to house a variety of businesses, primarily insurance agencies and professionals. including lawyers, doctors, and dentists. Today, the structure is an antique shop. The structure was officially recognized as a National historical place in 1995. • Discovery of Lake Superior Iron Ore: This plaque honoring the first discovery of iron ore within the Marquette Iron Range is located along Water Street, south of Teal Lake in the City of Negaunee. It was at this location on September 19, 1844, that a U.S . Government survey party led by William Austin Burt, inventor of the solar compass, encountered a highly magnetic area Chapter 8 - Page 17 �I r that rotated their compass to point south while running the line between Townships 26 and 27 West. After this incident, Burt directed his men to search for the cause, and they found lumps of high grade iron ore, thus discovering what was to become known as the Marquette Iron Range. These pieces of iron ore were first to be found in the Lake Superior region. Seven months later. the Jackson Mining Company acquired Section 1 and became the region' s first iron mining company. In 184 7, this company constructed the Carp River Forge, the first to make iron from Lake Superior ore. The Marquette County Historical Society plaque honoring the discovery of iron ore was officially erected in 1987. 8.8 Issues and Opportunities The City of Negaunee offers a wide range of recreational sites and facilities to local residents and visitors. The acreage in recreational sites is well in excess of minimum standards for a community of this size, but facilities in the City also serve those living outside the City in many cases. The City of Negaunee Recreation Plan will expire in 1999, and currently does not reflect the upcoming acquisition of property along the north shore of Teal Lake, or the planned expansion of SUNTRAC. Some projects listed in the current Recreation Plan have been accomplished, while others remain to be done. and may need to be carried over to the next plan. Recent approval of funding for acquisition of property on the north shore of Teal Lake provide the cities of egaunee and Ishpeming with the opportunity to protect over 10,000 feet of shoreline and several hundred acres. This property provides an opportunity to develop future recreational facilities. The Teal Lake Master Plan for the City-owned property at the east end of Teal Lake outlines proposed improvements to enhance recreational opportunities in that area. Some of the proposed projects have been accomplished, while other will need to be considered in the next Recreation Plan update. Plans for expansion of SUNTRAC, if realized, have the potential to attract more users to the facility on a year-round basis. SUNTRAC project should be included in the next recreation plan update if appropriate. Increased use of SUNTRAC may create demands for support facilities, such as improved transportation facilities, lodging, dining, etc. Some recreational sites and facilities in the City may not be fully accessible as required by the Americans with Disabilities Act. The City of Negaunee contains several designated historical places and many other structures that are potentially historic in nature . These historic buildings, if preserved, offer local residents and visitors a glimpse of the past, and may provide the opportunity to develop a historic district in Chapter 8 - Page 18 r �• part of the City. Historical tourism is becoming popular in many areas, and the opportunity may also exist to attract visitors to Negaunee based on its rich mining heritage . • Chapter 8 - Page 19 �• 9.0 TRANSPORTATION 9 .1 Introduction A good transportation network is necessary for the effective movement of people and goods within and between communities. Well-maintained roads, airports, railroads and ports, with adequate capacity for current use and future expansion, are crucial to local economies and development patterns. From a residential standpoint, a major determinant as to where people live is accessibility, i.e. the presence, adequacy and maintenance of roads and streets. One reason people tend to settle in cities, such as Negaunee, is the ease of access to services, such as stores, medical facilities, etc. , and to employment, recreational opportunities, and to other communities. While some individuals prefer to locate in relatively inaccessible areas, even the most rural of townships generally sees residential development clustered around transportation corridors. Availability of adequate transportation facilities is also a key determinant in the location of business and industry. Although today's technology has allowed business and industry to overcome many of the barriers formerly posed by distance, through teleconferencing, fax machines, satellite links and so on, most firms still require shipment of raw materials in and finished product out, and/or accessibility to retail customers. • This section of the plan presents an inventory of the existing transportation facilities in the City of Negaunee and the surrounding area, and discusses future transportation needs and concerns. Included in this section are descriptions of the various elements of the City' s street system, commercial port facilities, airport, railroad facilities, transit service, and inter-community bus service. 9.2 Use of Private Vehicles In rural areas such as the Upper Peninsula, private vehicles are the primary means of transportation to and from work, for recreational travel, or for routine trips to the grocery store, church, school, etc. Public transportation systems are often limited or lacking entirely in the outlying areas, and outside of urban areas such as Negaunee, distances are often too great for foot travel. Information from recent Censuses illustrates the dependence on private vehicles as a means of transportation. For example, in 1980, the Census showed that of the 1,878 Negaunee residents who reported their method of travel to work, over 53 percent, or 955 used private vehicles and drove alone, while 30.4 percent, or 544 carpooled in private vehicles. None reported using public transportation, while 217, or 12.1 percent, walked. Twenty-two, people, or 1.2 percent, worked at home, while 49, or 2.7 percent, used other means . In 1990, 75.9 percent of those reporting a travel method drove alone, while another 14.7 percent participated in carpools. Only • Chapter 9 - Page 1 �r I 1.3 percent reported using public transportation to get to work while 7.7 percent walked or worked at home and 0.3 percent used other means. ....._ The mean travel time to work for City of Negaunee residents in 1980 was 17.2 minutes, while in 1990 it was 16.0 minutes. This reflects the large number of City residents who commute to Marquette or to the mines. Census figures also show the number of households with vehicles available, and the number of vehicles per household. Table 9-1 shows the trend in vehicle availability for the City and County, and the relationship between the two units. Households with no vehicles present are more common in the City than in the county as a whole. probably because the density of development in the City allows people to walk or use public transit if they cannot afford to own a vehicle, or are not able or willing to drive. Even taking into account the relatively high number of households with no vehicles available. there was still a minimum of nearly 3,000 vehicles available to Negaunee residents in 1990. At the same time, there were 3,757 residents 16 years old and older, meaning that there was one vehicle for every 1.3 residents old enough to drive. This illustrates the dependence on private automobiles for transportation. even in a compact community where many residents are able to walk to school, work or to obtain services. TABLE 9-1 AVAILABILITY OF PRJV ATE VEHICLES , 1980 & 1990 Number of Vehicles Available per Occupied Household City of Negaunee 1980 ,,-----._ " Marquette County 1990 1990 1980 Number Percent Number Percent Number Percent Number Percent None 245 12.5 237 12.3 2,152 8.8 2, 143 8.4 One 728 37 .0 694 35 .9 9,204 37.5 8,588 33 .8 Two 792 40.3 762 39.5 9,404 38.4 10,545 41.5 Three or more 201 10.2 238 12.3 3,754 15.3 4,159 16.4 1966 100.0 1,931 100.0 24,514 100.0 25,435 100.0 Total Total Vehicles Available* 2,915 2,932 39,274 42,155 *Based on three vehicles per household for those households reporting three or more vehicles. Source: U.S. Bureau of the Census, Census of Population & Housing. 1980 and 1990, STF-3A ------- Chapter 9 - Page 2 ' �9.3 Road System Michigan's Public Act 51 requires that all counties and all incorporated cities and villages establish and maintain road systems under their jurisdiction, as distinct from state jurisdiction. This act divides the road system into the following five categories (the legal systems of roads): state truckline, county primary, county local, city/village major, and city/village local. It also provides for the distribution of Michigan's road funds to counties and incorporated communities according to formulas that consider, among other things, the mileage in their respective legal system. The following are general descriptions of the Act 51 classifications. State Trunkline Highway: The state trunkline system is made up of state (M) and federal (U.S.) highways, which connect communities to other areas within the state and locations outside the state. These roadways provide the highest level of traffic mobility for the traveling public. In the City of Negaunee, U.S. 4 l/M-28 and Business M-28 are classified as state trunklines. U.S. 41 is an important north/south highway corridor in the central Upper Peninsula. It runs from Copper Harbor in the Keweenaw Peninsula, through the cities of Marquette and Escanaba, then to the City of Menominee and beyond, and connects the UP . to the Milwaukee and Chicago urban centers. M-28 is the major highway that links the City to the eastern and western portions of the U.P. It runs along the northern half of the U.P . from Interstate 75 (near the City of Sault Ste. Marie) to the City of Wakefield. The segment of M-28 from the community of Harvey to the intersection with U.S . 141 in Baraga County runs with U.S. 41. A multi-lane stretch of U.S. 41 /M-28 extends from the City of Marquette to just west of the City of Ishpeming, including its entire length within the City of Negaunee. While not located within the City, M-35 is an important north/south state trunkline that links the area with the cities of Menominee and Escanaba to the south. It runs along Lake Michigan from Menominee to Gladstone and then northwest through the com.J;I1unities of Rock and Gwinn to its intersection with U.S. 41/M-28 just east of the City of Negaunee. State trunklines are maintained by the Marquette County Road Commission under contract with the Michigan Department of Transportation (MDOT). The only exceptions to the maintenance responsibilities include traffic-control considerations such as some signage and painting of centerlines and the like. All maintenance costs are funded by the State. Construction projects are also funded by the State with contracts given by MDOT to private contractors. City Street System (Major and Local): By law (Act 51 ), the city street system is separated into major and local streets. The major street system consists of those city streets of greatest general importance. These streets facilitate the movement of traffic from one part of the community to another, generally as arterial streets, and carry the highest level of traffic in a community. Major streets in the City of Negaunee include the following streets: Croix, Maas (CR 492), Arch (W. of Teal Lake Ave.), Peck from Kanter to Teal Lake Avenue, Case from Jackson to Teal Lake Chapter 9 - Page 3 �r I Avenue, Iron, Tobin from Jackson to Iron. Gold, Division, Pioneer from Peck to Lincoln, Kanter from Peck to Jackson, Tracy Mine Road, New Buffalo Road, Baldwin (S . of U.S. 41/M-28), Brown, Healy from Main to CR 480, Prince from Baldwin to Everett, Cherry, Main from Teal Lake Avenue to Healy, and Lincoln. There is a total of 9.95 miles of major streets in the City of Negaunee. All other streets not classified as major are considered local. These streets make up the majority of the City· s street system, and serve to move people within neighborhoods, or to link neighborhoods to the major streets. There are 27.55 miles oflocal streets in Negaunee. County Road System: County Road 480 within the city limits of Negaunee is a county primary road. and is not considered part of the city street system. The Marquette County Road Commission is responsible for maintenance of CR 480 both inside and outside the City. One county local road is located partially within the City. Cliffs Drive/Suicide Bowl Road is classified as a county local road, and is also under the jurisdiction of the Marquette County Road Commission, including the portions located within the City. The State has proposed the jurisdictional takeover of some county primary roads and city/village major streets throughout the State. In the Negaunee area, the state identified CR 480 and CR 492 as candidates for takeover. Most of the roads selected are important all-season roads. Under the plan, the State would be responsible for the maintenance and construction costs associated with these roads. which would be paid with the funds allocated annually for each road through the Michigan Transportation Fund (MTF). If enacted, the State would likely contract out to the lowest bidder for routine maintenance and construction work on the selected roads. The county road commissions and cities and villages throughout the State, including the Marquette County Road Commission, are generally opposed to this proposed takeover. Aside from the loss of control over selection and scheduling of improvement projects on these roads, road commissions, cities and villages would no longer receive funds for maintenance. While in theory the same amount of dollars should continue to be available for the state to direct towards these roads, projects in the local area would have to compete on a statewide, rather than a countywide, scale for funding . 9 .4 National Functional Classification of Roads The National Functional Classification is a planning tool developed by the Federal Highway Administration, which is used by federal , state, and local transportation agencies. It classifies streets and roads according to their function along a continuum that indicates the greatest mobility/greatest access to property. Roads that provide the greatest mobility are classified as principal arterials. Minor arterials, major collectors, and minor collectors follow in this continuum. Roads classified as local provide the greatest access to property. The placement of roads into these categories is determined by their relationship to traffic patterns, land use, land access needs, and traffic volumes, as described in Table 9-2. Chapter 9 - Page 4 ~ �Principal Arterial: The main function of a principal arterial road is to move traffic over medium to long distances, often between regions, as well as between major economic centers, quickly, safely, and efficiently. In the City of Negaunee, the only roadway that is classified as a principal arterial road is U.S . 41/M-28. Minor Arterial: Minor arterials are roads that move traffic over medium distances within a community or region in a moderate to quick manner. They distribute traffic between collector roads and principal arterials. In the City of Negaunee, Business M-28 is a minor arterial, including parts of Teal Lake Avenue, Main Street, Jackson Street, Silver Street and Reidy Street. Collector Roads: Collector roads provide access between residential neighborhoods and commercial/industrial areas. They should provide a more general "area to area" service rather than specific "point to point" function. Collectors usually serve medium trip lengths between neighborhoods on moderate to low traffic routes at moderate speeds. They distribute traffic between local and arterial roads, usually between home and the following: work, places of worship, school, or those places where business and commerce are conducted. • Urban collectors in the City of Negaunee include the following streets : Croix, Maas (CR 492), Arch (W. of Teal Lake Ave.), Peck from Kanter to Teal Lake Avenue, Case from Jackson to Teal Lake Avenue, Iron from Silver to Division, Kanter from Peck to Jackson, Division from Iron to Tracy Mine Road, Baldwin (S. of U.S. 41/M-28), Brown from Cherry to Main, Healy from Main to CR 480, Prince from Baldwin to Everett, Cherry, Main from Teal Lake Avenue to Healy, Lincoln from Division to Pioneer, and CR 480. Local Streets: The predominant function oflocal streets is to provide direct access to adjacent land uses. All streets that are not classified as arterial or collector are classified as local roads. Local streets should be designed to move traffic from an individual lot to collector streets that in tum serve areas of qusiness, commerce, and employment. Local streets are not intended to be used as thoroughfares . • Chapter 9 - Page 5 �'IABI.F 9-2 NATIONAi. FUNCT IONAi. C:I.ASSll·ICA'I ION Classification Principal Arteria l System Minor Arterial Road System Collector Road System Loca l Road System Charac1cris1ics Function Serve corridor movements having trip kngth nnd lravel density clrnractcrbties · indica tive of substantial statewide or 1111ersw1e travel. Serve all, or virtually al l, urban areas or 50,000 and over population and a large majonly of those with population of25,000 and over. Provide an integrated network without stub connections except where unusual geographic or 1rallic ll ow condi tions dictate otherwise I.ink cities and larger town and form an integrated network providing interstate and intercounty service. De spaced at such intervals, consistent wi th popu lation densi ty, so ihat all developed areas of the State are within a reasonable distance of an arterial highway. Provide service to corridors with trip lengths and travel density greater than those predominantly served by rural routes whose design should be expected 10 provide for relatively high overall travel speeds, with minimum interference to through movement Inter-community, Typical% or Surface System Miles Typical% of surface street vehicle mtlcs traveled Con1inui1v Direct Land Access 2 lo 4 30 10 55 Con tinuous Limited-major generators only 4 to 8 15 to 20 Continuous Restricted-some movements may be prohibi ted; number and spacini: of driveways controlled 20 lo 25 20 10 35 Nol necessarily continuous; should not ex tend across arterial Safety controls; limited regulation 65 to 75 5 to 20 None Safety controls only primary tranic rnovt:rncnt Secondary-land access Primary intercommunity, inlra-metro nrcn, traffic movement Seconda ry-land access Major: Provide service to any county seal 1101 on an arterial route, to the larger towns nol directly served by the higher systems, and 10 other consolidated schools, shipp111g points, county parks, important mining and agricultural areas; li nk these places with nearby larger towns or ci ties, or with routes of higher classification; and serve the more important intracounty travel corridor. Minor: Be spaced at intervals, consistent with population density, 10 collect traffic from local road and bring all developed areas within a reasonable dista'J'(! ofa collector road; provide service to the remai ning smaller comm unities; and link the locally important traffic generators with their rural hinterland. Primary• collcc1/dis1ribu1c lranic Serve primarily to prov ide access to adjacent land ; and provide service to travel over relatively short distances as compared to collectors or other higher systems Land access between loca l anti arteria l system Secondary-land access Tertiary interneighborhood trai1ic Source: U.S. Department of Transportation, Federal Highway Administration, Highway Functional Classification Concepts. Criteria and Procedures, 1989. Chap ter 9 - Page 6 J ~ > �• 9.5 Condition of Streets and Bridges The City of Negaunee's streets range from good to poor condition. Pavement restoration work in conjunction with the water main replacement project resulted in full or partial repaving of many streets in 1997; additional repaving will be done following the completion of the water main replacement project in 1998. Repaving associated with sewer work in 1995 and ongoing water and sewer projects has also led to repaving of various segments of streets. In 1998, the City completely reconstructed West Arch Street leading to the high school, including widening, new curb and gutter, new sidewalks, street lighting, buried electrical lines, water and sewer main replacement, and new pavement. Similar projects are planned for the future, including projects in the downtown and at the east end of town, as funding becomes available. 9.6 • Financing The City of Negaunee receives funding for the construction, maintenance and improvement of roads and streets from a variety of sources. The State of Michigan, through the Michigan Transportation Fund (Public Act 51 of 1951 ), provides funding to cities, villages and county road commissions throughout the state. Michigan Transportation Fund revenues come from motor vehicie registration fees and motor vehicle fuel taxes. Funds are distributed to local units based on a formula which takes into consideration road mileage, road classification and population. Funds are also allocated for snow removal. In the summer of 1997 a four cent per gallon increase in the gasoline tax went into effect, two cents of which goes into the Michigan Transportation Fund. Act 51 was set to "sunset" in September of 1998, but was extended for one year by the State Legislature. It is possible that the current proportions of funding distributed to road commissions and cities and villages may change, if new legislation is enacted to replace Act 51. Local units of government throughout Michigan have generally found themselves falling short of funds for road and street improvements. With the overall increases in fuel efficiency of cars, and the lack of any increase in the gas tax until 1997, revenues from the Michigan Transportation Fund have not been sufficient to keep up with demand. Local units have often found themselves borrowing from one fund to cover needs elsewhere; the City of Negaunee, for example, had to use money budgeted for street repairs to cover snow removal costs during recent winters with extremely high snowfall. This resulted in the deferral of needed street maintenance projects. The expiration of Act 51 and potential changes in the funding formula could have either a positive or negative effect on local units of government. Statewide, increased funding from road projects has been discussed, but it is unknown how this will affect the City of Negaunee. • An additional source of revenue from the State for road improvements is the Michigan Transportation Economic Development Fund (TEDF). This program was enacted in 1987 by the state to help in the funding of highway and road projects necessary to support economic growth . Chapter 9 - Page 7 �r It includes the following categories: Target Industries (Category A), State Trunkline Takeover (Category B), Urban Congestion (Category C), Rural Primary (Category D), Forest Road (Category E), and Urban Area (Category F). Negaunee is part of the Ishpeming urban area, which is eligible for Category F funds. Category A is used on a case-by-case basis for economic development projects. Category B has been eliminated, and Marquette County does not qualify for Category C funding. The TEDF program is a part of Act 51. Federal Funding: Federal grant funding was made available to the State of Michigan through the Intermodal Surface Transportation Efficiency Act (ISTEA), which was signed into law in December of 1991. The most recent extension ofISTEA expired in May, 1998; Congress has passed a new six-year transportation bill, known as the Transportation Equity Act for the 21st Century, or TEA 21, which will reportedly increase the amount of funding to Michigan. At this time it is uncertain what effect the new federal legislation will have on the funding programs available to local units of government in general, or the City of Negaunee in particular. Local Funding: In addition to revenues from the Michigan Transportation fund, the City of egaunee budgets money from the general fund for street improvement projects. About $155,000 in general fund revenues was devoted to street projects in 1998. 9.7 Parking In 1993, the City of Negaunee retained ECI, a local engineering firm, to study traffic and parking in the downtown area and formulate recommendations. The study was undertaken to quantify the amount of parking available, whether that parking was sufficient, and what options might exist for increasing the amount of parking in the downtown area. The study identified 277 regular and eight handicap parking spaces in the downtown area, some of which were not in compliance with regulations concerning separation from crosswalks, intersections, fire hydrants etc. Several areas were identified where re-striping existing spaces or acquiring relatively small amounts of property could add a significant number of parking spaces. Other recommendations of the study included the development of additional parking areas for off-street employee parking and/or long-term parking, and the conversion of three streets in the downtown area to one-way traffic in order to increase the area available for parking. Restriping, relocation of crosswalks, and some other relatively minor work has increased the amount of parking in the downtown area. There continues to be a parking shortage, however, particularly during events or promotions which draw larg~ numbers of people to the downtown. 9.8 Sub-State Area Long Range Plan In January of 1995, the Michigan Sub-State Area Long Range Plan was developed by the Corradino Group, for the Michigan Department of Transportation (MDOT), as a 20-year statewide plan that detailed suggested improvements to the State's transportation system and Chapter 9 - Page 8 �• created a funding priority list. In the Upper Peninsula, the two major transportation improvement recommendations in the plan were enhancement of north-south travel to the central and western U.P. and improvement of traffic flow along heavily traveled east-west highway corridors. For the first of the two above-mentioned major recommendations for the U.P., the Long Range Plan suggested road improvements, such as bypasses and passing lanes, along existing northsouth routes (M-95, M-35, or U.S. 41) in the central and western U.P., or the possible creation of a new route (U.S. 41 directly north from the Village of Powers to the community of Gwinn). The pressure for improving the north-south traffic flow through this region could become more of an issue once K.I. Sawyer Air Force Base is completely converted from military use to civilian use and the proposed improvements to north-south highways in northeastern Wisconsin become a reality. County Road 553 between Gwinn and Marquette will be an important future link in an improved central U.P. north-south highway corridor, if connection to K.I. Sawyer becomes economically significant. • In 1995, the Central U.P . Regional Transportation Committee took the lead in a region-wide study to determine the best option for a priority north-south corridor in the central U.P. MDOT provided the Committee technical support during the study period. The goal of the study was to get local consensus to identify a priority north-south corridor. The Committee established local focus groups in the four counties most impacted by the study, Menominee, Delta, Dickinson, and Marquette counties. These focus groups discussed the issues, concerns, and opportunities relative to a priority north-south corridor in a series of meetings. The outcome of these meetings was the establishment of local consensus from each of the focus groups on how a priority corridor should run through their respective counties. The Regional Committee used this local consensus to establish a primary route that went south to north from Menominee to Marquette using U.S. 41, M-35 , and Marquette CR 553, with a spur along U.S. 2 from Powers to Iron Mountain, and a secondary route from Iron Mountain to Marquette using M-95 and U.S . 41/M28. The study report and recommendations have been presented to MDOT, and a proposal is currently under consideration which would provide funding for more detailed study of the northsouth corridor. Thi? detailed study would identify specific improvements which would improve traffic flow and safety along this corridor. The inclusion of CR 553 in the north-south corridor may lead to designation of that road as a state trunk.line in the future. This designation, coupled with the relocation of the Marquette County Airport to the former K.I. Sawyer AFB near Gwinn, could have an impact on traffic patterns in the Negaunee area, particularly along CR 480. • The State Long Range Plan's options for improving the east-west corridor through the U.P., the second of the two major recommendations, involve either M-28 from Ironwood to Sault Ste. Marie or U.S. 2 from Ironwood to St. Ignace. These two east-west highways are heavily traveled commercial truck and tourist routes in the U.P., which have significant traffic congestion problems, especially within the urban centers along the routes. The development of passing lanes and bypassing of urban centers along one or both east-west highways is suggested for areas Chapter 9 - Page 9 �r known for bottleneck traffic. However, unlike the fast of the two major recommendations in the long range plan, no local or regional pressure has yet been put on MDOT and the State for further studies of east-west traffic flows across the U.P. 9.9 Secondary Commercial Network (SCN) The Michigan Sub-state Area Long Range Transportation Plan indicates the need for an allseason transportation network in Michigan. The integration of state, county, and city roads is very important to industries and communities throughout the State. The development of a State Secondary Commercial Network (SCN) has been proposed through a cooperative effort by MDOT, the County Road Association of Michigan, the Michigan Township Association, and the Michigan Municipal League. It is the intent of this effort to identify a network that will aid county road commissions and communities in determining priorities for maintaining and upgrading roads to all-season standards and to ensure that the best possible road system exists to deli ver goods from the source to market. This new road system would also benefit the growing tourism industry, which is a large part of the State's economy. The Secondary Commercial Network would compliment and coordinate with the state trunkline system. The east/west running CR 480, which connects the Negaunee/Ishpeming urban area to CR 553 and U.S. 41 in the eastern portion of Marquette County, would be an example of a potential Secondary Commercial Network. 9.10 Traffic Volume The analysis of present traffic volumes is beneficial for determining the traffic conditions within a community. Traffic counts are usually presented as an average daily traffic (ADT) figure, which is calculated for a particular intersection or stretch of roadway. The Michigan Department of Transportation provides highway volume counts for selected state roads and streets annually. Traffic counters have been placed in 14 locations along U.S. 41/M-28, Business M-28 , and M-35 within Negaunee and Ishpeming townships and the cities of Negaunee and Ishpeming. The average daily traffic volumes for these locations in 1975, 1983, 1987, 1990, 1992 and 1996 are shown in Table 9-3. The general trend on all but two traffic counters in the area is a fairly significant upward trend over 21 years. The most significant growth occurred on U.S. 4 l /M-28, while Business M-28 saw slight growth in some areas and decline in others. Within the period from 1975 to 1996, there have been fluctuations up and down at some locations, as shown in Table 9-3. These fluctuations can be caused by road construction which changes traffic ~attems, special events which draw additional traffic, construction of new businesses or other traffic generators, etc. Overall, however, the trend has been towards increased traffic in the area. Chapter 9 - Page I 0 �' - t TABLE 9-3 NEGAUNEE/ ISHPEMING AREA AVERAGE DAILY TRAFFIC COUNTS , 1975 , 1983, 1990, 1993, AND 1996 Average Daily Traffic Route Counter Location 1975 1983 % . Chg. 1987 25 ,400 % 1990 Chg. % Chg. 1992 % Chg. U.S. 4 l/ M-28 Just W. of Negaunee Twp.'s E. limit 18,000 25 ,400 41.1 U.S. 4 l/ M-28 E. of M-35 intersection , Negaunee Twp. 11,000 14,200 29. 1 14,200 0.0 17,200 21.1 16,000 -7.0 U.S . 4 l/M-28 Just S. ofC. ofNegaunee's N. limit 11,000 14,200 29. 1 14,200 0.0 17,200 21.1 16,000 U.S. 4 I/M-28 W. of Baldwin Ave., C. of Negaunee 12,000 12,500 4.2 12,500 0.0 16,100 28 .8 U.S. 4I /M-28 W. of Croix St., C. of Negaunee 5,000 10,000 100.0 12,500 25 .0 15,900 U.S. 4I / M-28 W. of Deer Lake Rd ., C. of Ishpeming NA 13,600 NA 15,700 15.4 U.S. 4I / M-28 W. ofC. of Ishpeming, Ishpeming Twp. 7,000 8,700 24.3 14,600 U.S. 41 /M-28 W. of Bus. M-28 intersection, Ishpeming Twp . 8,000 8,500 6.3 M-35 S. of U.S . 4 I /M-28 intersection, Negaunee Twp. 1,500 1,600 Bus. M-28 N . of Main St. , C. of Negaunee 7,000 Bus. M-28 Just E. ofC. ofNegaunee ' s W. limit Bus. M-28 Bus. M-28 1996 % Chg. -13.4 39.4 16,800 5.0 52.7 -7.0 16,800 5.0 61.8 16,000 -0.6 15,700 -1.9 30.8 27.2 13 ,000 -18.2 17,600 35.4 252 .2 11 ,900 -24 .2 14,000 17.6 16,400 17.1 -- 67.8 I 1,600 -20 .5 15,000 29.3 12,700 -15.3 81.4 10,700 25.9 10,500 -1.9 10,000 -4.8 9,600 -4 ,0 20.0 6.7 1,600 0.0 2,400 50.0 2,000 -16.7 2,800 40.0 86.7 7,000 0.0 7,000 0.0 7,700 10.0 6,700 -I 3.0 7, 100 6.0 1.4 5,000 5,000 0.0 4,600 -8 .0 4,000 13 .0 3,200 -20.0 5,800 81.3 16.0 E. of Pine St., C. of Ishpeming 5,000 6,000 20.0 6,500 8.3 4,700 -27 .7 4,400 -6.4 4,300 -2 .3 -14.0 W. ofC. of Ishpeming, Ishpeming Twp. 4,500 4,700 4 ,4 4,000 -14.9 3,900 -2.5 3,500 -10.3 4,000 14.3 - I I. I 0.0 28 ,500 1.8 25,100 %Chg. , 1975-96 12 .2 29,000 Source: Michigan Department of Transportation , Annual Average 24-Hour Traffic Volumes, 1975, 1983, 1987, 1990, 1992 and 1996. Chapter 9 - Page I I �r 9.11 Public Transportation Public transit service within the City of Negaunee is provided by Marquette County Transportation System (Marq Tran), which was established in 1982. From 1982 to 1985, Marq Tran served all areas in Marquette County that were outside the cities of Marquette and Ishpeming, which were served by Marquette Transit Authority (MTA) and Ishpeming Transit Authority. In 1985, the County's three transit operations consolidated into the current Marq Tran system. Marq Tran is a non-profit mass transportation service, which receives revenue for its operation from state and federal operation system funds (48 percent), fare box (20 percent). county-wide millage, contract fares, transit pool reimbursement and interest, and other income. Within Marquette County, Marq Tran has 27 vehicles available for service, 22 of which are equipped with wheelchair lifts. Marq Tran provides door-to-door service to residents of the City of Negaunee. Buses housed at the Marq Tran main headquarters facility in the City of Marquette and the senior center in the City of Ishpeming serve residents of the City. The buses from these locations operate seven days a week, with weekday hours from 6:00 a.m. to 5:30 p.m. and weekend hours from 9:00 a.m. to 4:30 p.m. Marq Tran has a zonal fare system setup for its door-to-door service, with half fares given to seniors, disabled, and students. The Ishpeming route is a fixed bus route that runs from the City of Marquette to the City of Ishpeming, with stops in Marquette Township, Negaunee Township, and the City of Negaunee. This fixed route runs seven days a week from 6:30 a.m. to 6 p.m., with 12 round trips Monday through Thursday, 15 round trips on Friday, nine round trips on Saturday, and four round trips on Sunday. Marq Tran charges a oneway fixed fare of $0.90 for the general public and $0.45 for senior citizens, disabled. and students. The Negaunee Shuttle operates from about 10 a.m. to 4 p.m., and serves 10 locations within the cities oflshpeming and Negaunee. The fare is $0.50 for the general public, with half fares for senior citizens, disabled and students. Tables 9-4 and 9-5 show the ridership levels along the Ishpeming route and Marq Tran as a whole from 1991 to 1996. During this five-year period, the total number of passengers along the Ishpeming route dropped from 51,547 to 50,100, a decline of2.84 percent. The passenger levels during this period peaked in 1992 and then steadily declined. The overall Marq Tran ridership levels followed a similar trend, with a 2.19 percent decline in the total number of passengers using the transit service between 1991 and 1996. The door-to-door and contract services saw substantial declines in passenger numbers during this period. The tremendous increase in ridership within the "other" category from 1995 to 1996 was primarily the result of Finn ~est held in the City of Marquette in the summer of 1996. Marq Tran buses are frequently used by college students, elderly, and commuters in the City as an alternative mode of travel. The bus service is also used by residents that are Mental Health clients and/or that are participating in the Special Service Program that helps senior citizens and disabled persons with unmet transportation needs. Chapter 9 - Page 12 �Marq Tran, Delta Area Transit Authority (DATA) and Alger County Public Transportation (AL TRAN) provide intercity public transit service to the City of Negaunee and Marquette County as part of a regional bus service funded through a Michigan Department of Transportation grant. Regional Transportation or RTRAN is a cooperative effort between DATA, Marq Tran, and AL TRAN to broaden the scope of bus service provided in the central U .P. RTRAN uses M-35 as the regional route connecting Marquette to Escanaba, with stops at various points along the route. Two round trips run per day, with a oneway fare costing $8.00. RTRAN has just begun a regional route along U.S. 41/M-28 and M-95 between Iron Mountain and Marquette, also with stops in several communities along the route, including Negaunee. RTRAN currently makes three round trips on M-28 between Munising and Marquette per day, with a $5.00 charge for a oneway trip. These routes use 22-passenger buses, with wheelchair lift equipment; the target customers for these regional bus routes are college students, the elderly, employees at various operations along the routes that commute long distances, and individuals seeking medical care. TABLE 9-4 RIDERSHIP LEVELS, ISHPEMING FIXED ROUTE Year Number of Passengers 1991 51,547 -- 1992 54,068 4.89 1993 52,200 -3.45 1994 50,700 -2.87 1995 50,300 -0 .79 1996 50, 100 -0.40 % Change I 991-1996 -2.84 Source: Marquette County Wide Transportation System, 1996 . • % Change from Prev. Year Chapter 9 - Page 13 �TABLE 9-5 MARQ TRAN RIDERSHIP LEVELS, 1991-1996 Specialized Serv. Contract Serv. Fixed Routes Door-to-Door 309,754 210,829 52,966 8,996 29,848 7,115 1992 330,146 233,639 49,495 8,464 30,719 7,829 1993 322,988 234,178 48,916 7,496 26,185 6,213 1994 307,983 225,811 44,757 8,701 23,317 5,397 1995 294,980 213,997 43 ,332 9,336 21,605 6,710 1996 302,970 209,137 42,746 9,853 23,054 21 , 18 0 % change 1991-92 6.58 10.82 -6.55 -5 .91 2.91 10.03 % change 1992-93 -2.17 0.23 -1.17 -11.44 -14.76 -20.64 % change 1993-94 -4.65 -3.57 -8.50 16.07 -10.95 -13. I 3 % change 1994-95 -4.22 -5.23 -3.18 7.29 -7.34 24.32 % change 1995-96 2.71 -2.27 -1.35 5.53 6.71 215.6 5 % change 1991-96 -2. 19 -0.80 -19.30 9.53 -22.8 197.6 8 Year Total 1991 Other Source: Marquette County Wide Transportation System , 1996. 9.12 Inter-Community Bus Service Inter-community bus service to and from the City of Negaunee is provided by Superior Transportation, which in 1997 took over routes previously operated by White Pine Company. Superior operates two fixed routes in the Upper Peninsula. The north-south route runs along U.S. 41 from Calumet to Milwaukee. The south bound bus along this .route stops at 11 :40 p.m. at Jim's Jubilee in the City of Negaunee, while the north bound bus along this route stops at 3:50 a.m. The east-west route runs along U.S. 2 from St. Ignace to Duluth, MN, and does not pass through Marquette County. To use the east-west bus route, residents in Marquette County would have to take the south bound bus to Rapid River in Delta County, or drive to Rapid River or Iron Mountain to catch either the east or west bound bus. 9.13 Port A deep-water port is located in the City of Marquette, approximately 10 miles east of the City of Negaunee. The port is an important shipping point for iron ore pellets from the Empire and Tilden Chapter 9 - Page 14 �e mines; pellets are transported from the mines by rail, and then shipped to steel mills in the lower Great Lakes region. Commodities such as coal and salt are shipped into Marquette via the port. An average of 10,066,833 tons of cargo each year was hauled out of the port during this period, with iron ore accounting for about 75 percent of this tonnage. Currently, nearly 50 percent of the iron ore mined in Marquette County is hauled by rail to the Escanaba port for shipping out. However, with Algoma Steel's recent announcement that it intends to take additional iron ore tonnage from the Tilden Mine beginning in 1998, the total amount of iron ore shipped out of the Marquette port should increase in the coming years. 9.14 Air Transportation The Marquette County Airport is located just east of the City ofNegaunee,just north of U.S. 41 /M-28 in Negaunee Township. This site became the County airport in 1957; previously it was a utility airport. The airport is one of six airports in the U.P. that provides commercial passenger air service. It is classified as a "transport airport" facility. Such airports have a primary runway of 4,500 feet or longer, and are capable of handling jet aircraft. The existing Marquette County Airpo1t occupies approximately 650 acres north of U.S. 41/M-28, just no1th of the northeastern comer of the City of Negaunee. Access to the airport is provided by U.S. 41/M-28 , which bisects the Marquette-Ishpeming-Negaunee urban corridor. • The current airport has two runways. The east/west runway is 6,500 feet in length, and the north/south nm way is 3,000 feet in length. The configuration of the runways is sufficient to handle many jet aircraft; however, the airport is currently used only by turboprop planes with a maximum capacity of about 40 passengers. As of early 1998, three commercial airlines serve the Marquette County Airport. Mesaba Airlines (Northwest Airlink) provides service to Detroit and Minneapolis, where Northwest Airlines maintains hubs that provide access to connecting flights. Midwest Express (Skyway) offers service to Chicago's Midway Airport and connecting flights. Great Lakes (United Express) offers service to Chicago O'Hare and Detroit. American Eagle (American Airlines) served the area until August 1996, when passenger service was discontinued due to a decline in passenger volumes. Skyway began serving Marquette County a few months after American Eagle discontinued service. Passenger, cargo and air-carried mail volumes at the Marquette County Airport have fluctuated over the past 20 years, as a result of several factors . The number of total scheduled passengers (both enplanements and deplanements) at the Marquette County Airport increased steadily from the 1950s through the 1970s, as shown in Table 9-6. With the advent of deregulation in the early 1980s, passenger volumes at all U.P . airports dropped significantly. Many smaller airports throughout the country lost jet service at this time, and service since the 1980s has been provided by smaller turboprop planes. Since 1980, the number of scheduled passengers at the Marquette County Airport has fluctuated, but the overall trend was upward until Chapter 9 - Page 15 �1993, when over 104,000 scheduled passengers passed through the airport. Since 1993, passenger volume dropped to near the 1990 level, but has since begun to increase again. The amount of air carried cargo and package freight handled at the Marquette County Airport peaked in the mid 1970s, and generally declined until 1990. Since then, the amount of cargo and freight has remained fairly constant at between 50,000 and 100,000 pounds per year, as shown in Table 9-7. The amount of incoming cargo and freight far exceeds outgoing cargo and freight in most years, with incoming (deplaned) freight averaging 65-80 percent of total volume. The amount of cargo and freight handled at the Marquette County Airport is significantly less than at other area airports; Delta County Airport handled over 1 million pounds in 1997, while Ford Airport in Dickinson County handled over 2.5 million pounds. The amount of air carried mail was, until 1980, a fairly significant factor at most U.P. airports. From the 1950s until 1980, the Marquette County Airport generally handled between 27,000 and 280,000 pounds of mail per year, averaging about 60,000 to 80,000 pounds per year. Since 1980, however, the amount of air carried mail has dropped to none in some years to a high of 6,951 pounds in 1990, as shown in Table 9-8. What mail is handled locally is almost entirely outgoing maiL with little or no incoming air carried mail in most years. This trend occurred at most U.P. airports; some airports have seen air carried mail cease entirely. Most air carried mail is now delivered by truck to larger airports, where it is then placed on airplanes, virtually eliminating the use of smaller airports for air carried mail. A base reuse plan for K.I. Sa\vyer AFB was prepared during the time the base \•;as being closed, and one of the recommendations of that plan was that the Marquette County Airport be moved to K.I. awyer. The County Board gave a tentative endorsement of that recommendation. passing a resolution to move the airport if such a move could be shov..n to be economically feasible. In August 1996. a new resolution was passed. stating that the airport would be moved. Greiner. Inc., the consulting firm who prepared the base reuse plan, was retained by Marquette County to prepare a reuse plan for the existing Marquette County Airport. The plan, completed in August 1996, examined issues related to reuse of the property. including environmental contamination, legal issues related to property ownership, the impact on current airport tenants, and potential alternatives for reuse. The study also makes recommendations regarding a marketing strategy for the property. Reuse options recommended by the study include housing development, office space, recreation, and limited commercial and industrial uses. The existing terminal and former terminal were identified as suitable for office space, while the portion of the property w~ch fronts directly on U.S. 41/M-28 would be most desirable for commercial use. Some hangars appear to be relocatable, and were recommended for relocation to Sawyer; hangars which are not relocatable could be used for storing vehicles or equipment. The study identifies a sports complex containing tennis courts, exercise rooms, weight training, etc. as a possible recreational reuse for the former Simmons hangar. Initial alternatiYes identified by Greiner included a golf course and correctional facility; the County Board directed the consultants not to consider these alternatives further. Chapter 9 - Page 16 �- ~ . e TABLE 9-6 PASSENGE RS AT U.P. AIRPORTS, SELECTED YEARS Airport 1980 1985 1990 199 1 1992 1993 1994 1995 1996 1997 Marq uette Co unty Total Schedu led Passe ngers Enplanements Dep lanernen ts 67,95 1 33,7 18 34,233 75,2 10 37,17 1 37,039 78, 11 6 39,094 39,022 88,520 44,050 44,470 103,575 52,223 5 I,352 104,537 52,500 52,037 95,925 48, 148 47,777 79,4 I2 40,01 5 39,397 83,205 42,052 4 1, 153 82,048 4 1,900 40, 148 Dc ltn County (Escanaba) Total Sched uled Passengers Enplanement s Dep lanemcn ts 40,269 21,464 18,805 2 1,442 10,865 10,577 26,094 13,476 12,6 18 28, 197 14,366 13,83 1 3 1,929 16,30 1 15,628 29,986 15, 163 14,823 37,895 19,055 18,840 35,9 13 18,270 17,643 42, 13 I 2 I,549 20,5 82 4 1,3 04 20,627 20,677 Ford (Iron Mou nt ain ) Total Schedul ed Passengers Enplanement s Dcp lane ments 38,247 18,676 19,57 1 17,396 8,683 8,7 13 2 1,2 16 10,634 10,582 16,735 8,288 8,447 20, 11 3 10,085 10,028 23,396 11 ,724 11 ,672 2 1,2 14 10,562 10,652 2 1,092 10,579 10,5 13 19,686 9,870 9,8 16 13,654 6,787 6,867 Houghton County Memori al Total Schedu led Passengers Enplanements Dep lanement s 49,330 24,796 24,534 4 1,6 15 2 1, 167 20,448 45,568 23,099 22,469 42,748 2 1,547 2 1,20 1 42,556 2 1, 165 2 1,39 1 37,888 18 ,9 17 18,97 1 40,969 20,558 20,4 11 40,762 20,484 20,278 45,468 22, 885 22,583 47,687 23,974 23,7 13 Twi n County (Menomi nee) Tota l Sched ul ed Passengers Enplanernents Dep lanements 20,098 10,2 1I 9,887 2, 11 8 1,056 1,062 3,224 1,624 1,600 3,534 1,8 11 1,723 3,597 1,834 1,763 2,999 1,49 1 1,508 2,927 1,297 1,330 1,525 704 82 1 182 110 na na na 23,990 11 ,533 12,457 5,889 2,996 2,893 10, 155 5,072 5,083 8,30 1 4, 194 4, 107 8,220 4,074 4, 146 9,727 4,870 4,857 8,702 4,330 4,372 6,4 13 3, I 83 3,230 5,34 1 2,670 2,67 1 3, 128 1,54 8 1,580 2 1,657 10,736 10,92 1 1,077 5,0 17 5,060 17,354 8,844 8,5 10 17,493 8,8 14 8,679 19,489 9,849 9,640 18,099 9, 139 8,960 17,947 9,244 8,703 13,826 9,545 9,281 17,409 8,82 1 8,588 10, 192 5,227 4,965 Gogeb ic Coun ty To la I Sched ul ed Passengers !2npl n11 c111 cnls Dcp lanements Chi ppewa Co unty In t'!. (Ki nross) Totnl Sched ul ed Passengers Enplanemcnts Dep lanernents Chap ter 9 - Page 17 72 �TAl3LE9-7 AIR CARRIED CARGO AND PACKAGED FREIGI IT AT U.P. AIRPORTS, SELECTED YEARS (POUNDS) 1990 1991 1992 1993 1994 1995 1996 1997 288,200 74,600 213,600 69,565 24,642 44,913 73,534 22,864 50,670 79,819 26,871 52,948 61,128 21,323 39,805 82,688 21,268 61,420 77,851 28,730 49,121 54,978 21,417 43,561 53,683 16,264 37,419 305,800 93,060 212,740 50,600 21,000 296,000 956,088 248,559 707,529 949,206 316,153 633,053 1,084,357 539,605 544,752 1,542,412 770,625 771,787 I ,527,072 688,713 838,359 1,051,536 458,682 592,854 893,797 342,689 551,108 1,086,53 I 419,369 667,162 Ford (Iron Mountain) Total Cargo and Freight Enplaned Deplaned 486,232 142,553 343,679 23,400 4,000 19,400 1,039,821 432,777 607,044 1,237,587 515,529 722,058 1,544,203 602,838 941,365 1,621,980 575,414 1,046,576 1,772,130 577,370 I, 194,760 1,767,087 558,079 1,209,008 2,040,446 709,929 1,330,517 2,548,43 I 950,734 1,597,697 Houghton County Memorial Total Cargo and Freight Enplaned Deplaned 265,579 100,696 165,063 94,000 48,000 46,000 194,394 99,110 95,284 223,292 99,174 124,118 271,098 I09,388 161,710 328,483 119,821 208,662 403,160 92,305 310,855 368,979 93,714 275,265 548,061 217,204 330,857 809,544 329, I 05 480,439 Twin County (Menominee) " Total Cargo and Freight Enplaned Deplaned 150,029 41,980 I08,849 1,800 400 1,400 240,324 148,152 92,172 303,903 162,762 141,141 303,227 164,172 139,055 372,002 191,473 180,529 388,966 219,507 169,459 508,996 276,649 232,347 704,307 394,910 309,397 659,415 367,090 292,325 62,555 15,432 47,123 6,092 562 5,530 142,721 61,664 81,057 158,140 60,545 97,595 171,340 73,824 97,516 189,522 78,623 110,899 230,176 97,011 133,165 170,443 68,972 101,471 304,226 125,072 179,154 356,313 177,499 178,814 I 03,550 40,421 63,129 22,800 5,600 17,200 5,708 2,018 3,690 3,791 1,803 1,988 7,937 2,906 5,031 4,731 1,074 3,657 7,190 753 6,437 6,682 2,468 4,394 2,987 1,340 1,647 4,206 2,403 1,803 Airport 1980 1985 Marquette County Total Cargo and Freight Enplaned Deplaned 495,648 101,447 394,20 I Delta County (Escanaba) Total Cargo and Freight Enplaned Deplaned Gogebic County Total Cargo and Freight Enplaned Deplaned Chippewa County lnt'l.(Kinross) Total Cargo and Freight Enplaned Deplaned Chapter 9 - Page 18 ~ �• - - TABLE 9-8 AIR CARR IED MA IL, U.P. AIRPORTS , SELECTED YEARS Ai rport 1980 Marquette County Tota l Air Carried Mai l Enplaned Deplaned 18,300 16,956 1,344 I, 117 1,11 5 2 6,95 1 6,95 1 0 5,929 5,929 0 5,666 5,666 0 2,995 2,99 1 4 3,747 3,733 14 7323 72 18 105 4933 4703 230 2,966 2,6 16 350 De lta County (Escanaba) Tota l Air Ca rried Mai l Enplaned Dep laned 16,92 1 15,339 1,582 14, 176 14, 176 0 3,304 3,304 0 3,0 10 2,979 31 2,809 2,809 0 3,547 3,547 0 2,887 2,74 1 146 2528 2524 4 2852 2852 0 4,192 4,136 56 Ford (Iro n Mountain) Total Air Carried Mai l Enplaned Dep laned 834,4 11 22,240 8 12, 17 1 24,272 19,8 IO 4,462 0 0 0 0 0 0 0 0 0 n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s Houghton County Memoria l Total Air Carried Mai l Enpl aned Dep laned 18,736 18,736 0 5,26 1 3,008 2,253 1,479 1,479 0 1,738 1,738 0 1,856 1,856 0 2,4 16 2,350 66 3, I 84 3,0 12 172 2529 2483 46 2978 2455 523 2,3 13 2,2 88 25 Tw in Co unty (Menom inee) Total Air Carried Mai l Enp laned Dep laned 25,653 25,483 170 0 0 0 0 0 0 n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s 156 19 137 140 140 0 0 0 0 0 0 0 242 242 0 67 1 634 37 547 476 71 440 440 0 659 659 0 1,429 1,429 0 25 ,657 6,971 18,686 4,66 1 2,7 19 1,942 0 0 0 n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s Gogebic Co unt y (Ironwood) Total Air Ca rri ed Mai l Enplaned Dep laned Chi ppewa County Int' ! (Kinross) Tota l Air Carried Mai l En pl aned Deplaned 1985 1990 199 1 1992 Chapte r 9 - Page 19 1993 1994 1995 1996 1997 �It is currently estimated that the Marquette County Airport will be moved to K.I. Sawyer in summer or fall, 1999. Marquette County solicited proposals for purchase and reuse of the airport property, and as of February, 1999, is negotiating with a local developer and the Keweenaw Bay Indian Community. The developer and KBIC propose to purchase the property for use as a casino and industrial/commercial development. Negaunee Township officials and others have expressed a desire to see airport operations continued at the Negaunee Township location, even if the County airport is moved. They believe that an industrial airpark may be feasible, and that a private entity may be willing to operate the facility without state or federal funding. The County Board has taken the position that airfield uses at the current site should not be permitted once the airport is moved. The Township submitted a proposal for airport reuse, which included maintenance of an airport at the site; this proposal was rejected by the County. 9 .15 Railroads Railroads were one of the dominant forces shaping early industry and settlement in Marquette County. Rail transportation was necessary to carry iron ore from the County's many mines to ports at Marquette and Escanaba, where it was then shipped to steel mills and smelters. Communities often formed near the mines and/or where railroads were established. Rail service in the Negaunee area is provided by the Wisconsin Central LTD (WC) and Lake Superior & Ishpeming (LS&I). An east-west rail line runs through the southeastern portion of the Township, just south of U.S. 41/M-28 . The portion of this line that runs from the City of Negaunee to Eagle Mills is Wisconsin Central owned but also used by LS&I. A fee is paid by LS&I each year to have the right to use this segment of track. Just east of Eagle Mills at Diamond Junction, the WC track continues to run east-west, while the LS&I separates from the jointly used track and runs north-south and then east-west through the northeastern portion of the Township. Within Eagle Mills, LS&I operates a rail yard facility, which is used for switching cars and storing cars and locomotives. Another segment of rail line runs southwest-northeast from Eagle Mills to the City ofNegaunee. This segment of track is owned and used jointly by WC and LS&l. In the City of Negaunee, it connects with the heavily used iron ore pellet rail line that links the Tilden and Empire mines to the ore docks in Escanaba. From this interchange, the iron ore line runs northwest-southeast right through where Negaunee Township, the City of Negaunee, and Richmond Township intersect. The profitable iron ore rail line was owned and operated by the Chicago & Northwestern Railroad Co. (C&NW) from the 1860s until April of 1995, when it was purchased by the Union Pacific Railroad Company, as part of a nationwide takeover of the entire C&NW system. About two years later, WC purchased this line along with rest of the old C&NW lines in the Upper Peninsula and Northern Wisconsin from Union Pacific. Wisconsin Central purchased the additional lines because it provided an opportunity to consolidate and more efficiently move freight. Chapter 9 - Page 20 �Within Marquette County, the Empire and Tilden mines are the main customers for both WC and LS&I. As mentioned above, the WC main iron ore line runs from the mines to the ore docks in Escanaba. The LS&I iron ore rail line, on the other hand, runs from the two mines to the ore docks in Marquette. The iron ore hauled to these docking operations is then loaded onto ships and transported to steel mills along the lower Great Lakes. In 1997, about 8 million tons of iron ore was hauled by LS&I, while WC hauled about 6 million tons. In addition to iron ore, WC hauls pulpwood, logs, iron scrap, fly ash, clay, and crushed limestone on its lines serving Marquette County. However, iron ore should remain the dominant commodity hauled by both WC and LS&I within the County in the foreseeable future. With the recent acquisition of the old C&NW lines, Wisconsin Central is currently proposing to abandon the east-west rail line that runs from where LS&I splits (Diamond Junction) in Negaunee Township to Munising. WC is currently not hauling any freight along this segment of rail line. All the freight from this line is being shifted to the newly acquired rail line that runs from Partridge Junction, just north of the Empire Mine, to Escanaba. Wisconsin Central's main reasons for proposing abandonment of the Diamond Junction to Munising line are that there are no customers along this stretch and that the old C&NW line better serves its existing customers in Marquette and Baraga counties because of the distance and time savings. 9. I 6 Issues and Opportunities The need exists for additional street improvement projects throughout the City. Future water and sewer projects offer the opportunity to couple street improvements with other infrastructure improvements. Potential changes in the distribution formula for the Michigan Transportation Fund could impact, either positively or negatively, the amount of funding available to Negaunee in the years to come. There is a shortage of parking in downtown Negaunee, particularly during special events or promotions. The recommendation to include CR 553 between Gwinn and Marquette as part of the priority north-south corridor through the central U.P., together with the County Board of Commissioners' decision to move the County airport to the former K.I. Sawyer AFB, will probably increase the traffic levels along CR 480. Thus, the County, the Road Commission, and the communities served by CR 480 should work together to assure that this County primary road is maintained to a satisfactory level. Traffic counts taken by the Michigan Department of Transportation at several locations along state trunklines within the Marquette/Ishpeming/Negaunee urban corridor indicates that traffic volumes have increased along almost all segments of trunklines within the corridor area from 1975 to 1996. MDOT and the communities within the urban corridor need to use this data in making any future decisions on improving the traffic flow through the corridor area. Chapter 9 - Page 21 �Ridership on the Marq Tran Ishpeming fixed rou~e, and on the Marq Tran system in general, has declined over the past few years. Continued declines may result in changes in the level of service in the future . The new Regional Transportation (RTRAN) system will provide residents of the City of Negaunee another alternative for medium distance intercity travel or commuting within the central U .P. The aging of the local population could result in future needs for additional transportation services for the elderly and/or disabled. The recent acquisition of the Union Pacific rail lines by Wisconsin Central has allowed WC to consolidate some rail lines within the U.P ., which has resulted in a more efficient freight moving rail operation. Reuse of the existing Marquette County Airport following relocation of the airport to K.I. Sawyer may result in changes in traffic and land use patterns, which may in turn affect transportation patterns in the City of Negaunee. The relocation of the airport to K.I. Sawyer will mean increased driving time for local residents departing or arriving by air, or who are picking up or dropping off passengers. Chapter 9 - Page 22 r' I �10.0 GOALS, POLICIES AND OBJECTIVES 10.1 Introduction Throughout the preceding chapters of this plan, detailed information has been presented defining the historical trends and current situation in the City of Negaunee. This background information has helped the Planning Commission to gain an understanding of the forces which have shaped the growth and development of the City to this point. In order for a community to have a sound plan for growth and development, it is essential that goals be set. Such goals are broad statements which reflect desired future conditions, and are based on the background information, assumptions, alternatives and policy variables presented earlier. More specific policies and objectives are then developed, which define actions which can be taken to implement the goals. The final stage of the planning process, which is implementation of the plan, begins once the goals, policies and objectives have been defined. The first step in plan implementation is the adoption of this plan by the Planning Commission following a public hearing and consideration of any public comments received. Plan implementation continues through adherence to the goals, policies and objectives set forth in this plan. It should be emphasized, however, that these goals, policies and objectives are not "cast in concrete." While the Planning Commission has developed these goals, policies and objectives based on the best information available, and the needs of the community at a point in time, changing needs and desires within the community, or changes in the local population or economy may mean that these goals, policies and objectives will need to be re-evaluated. This plan must remain flexible enough to respond to changing needs and conditions, while still providing a strong guiding mechanism for future development. The Planning Commission, City Council, and City staff, together with other groups, organizations and individuals, can use this plan as a dynamic decisionmaking tool, and should assure that the plan is referred to frequently and updated periodically. To assist in understanding the nature of the goals, policies, and objectives presented on the following pages, the following definitions are presented: Goal: A broad statement of a desired future condition, the generalized end toward which all efforts are directed. Goals are often stated in terms of fulfilling broad public needs, or alleviating major problems. Goals are generally difficult to measure and are idealistic. Policy: A statement of position or course of action which provides a means of obtaining a stated goal. Policies are factual in nature, and can be measured by the impact they have on existing conditions. Chapter I O - Page I �Objective: 10.2 A specific attainable end derived from a related goal or policy to be accomplished within a specific time. When attained, they represent significant and measurable progress toward a goal, thus providing a means of evaluating progress. Economy Explanation: The City of Negaunee is a part of the Negaunee-Ishpeming-Marquette urban corridor, the commercial and employment center of Marquette County. While historically dependent on natural resources, the economy in Marquette County is now heavily dependent on the service sector. Unemployment rates have declined overall since 1982, and the local economy is fairly diversified. Many City residents work in the City of Marquette, while taking advantage of the lower housing costs in the City of Negaunee. The City contains a compact, historical downtown area, and additional commercial development along U.S. 41/M-28 . Increase business and employment opportunities, and increase the City's tax base. Policies: Encourage economic diversification aimed at recreation/tourist traffic. Promote and market the Negaunee area, and promote recreational activities and events which draw both area residents and visitors into the community. Use cooperative marketing efforts with businesses and other organizations where possible. Encourage revitalization of and restoration of the downtown area as a diversified commercial area. Improve existing and develop new shopping areas in the downtown and Teal Lake corridor. Promote future industrial development which does not have an adverse effect on surrounding areas and the community as a whole. Provide increased employment opportunities through incentive programs which support entrepreneurial enterprises in the community. Consider acquisition of developable land along U.S. 41-~28 and Teal Lake for resale or lease to private developers, providing that public access to Teal Lake is maintained. Develop an overall plan for the downtown area, to help achieve consistent design and maintain the historical atmosphere of the downtown. Chapter IO - Page 2 �Objectives: Establish a theme for the City of Negaunee, such as capitalizing on the area's rich mining heritage, the historical buildings and visible reminders of the mining era; use this theme to guide marketing efforts, beautification, building and facade improvements, public improvements such as lighting and street furniture, etc. Historic preservation guidelines would be appropriate for this effort. Encourage development of businesses which will attract visitors as well as local residents to the community, such as lodging facilities, restaurants, microbreweries, specialty shops, art galleries, etc. Support development of bed and breakfast establishments where appropriate. Such establishments can encourage renovation of older homes, spur local construction activity, and will fit well with the historic character of the community. Establish a program for recognition of the efforts and success of downtown merchants, to let these businesses know they are a valued part of the community. Develop a strategic plan for the redevelopment of the downtown area, and pursue grant funds for implementation of the plan. - Build on the success of existing community events and attractions, such as the Negaunee Invitational Basketball Tournament, Pioneer Days, ski jumping competitions, etc.; explore other ideas for events and attractions to draw visitors to the area; promote Negaunee as a site for festivals and other family-oriented events. Capitalize on recreational opportunities in the area, such as luge, ski jumping, ice fishing, snowmobiling, hunting; market these opportunities, and insure that adequate facilities are in place to meet visitors' needs. Work with local organizations to develop walking and auto tours of the City, highlighting the historical attractions in the area. Establish a dialog with Cleveland-Cliffs Iron Co. seeking access to the Jackson Pit, to reestablish an overlook as a visitor attraction. Increase awareness of Native American activities in the area, dating back to 4-6,000 years ago according to recent artifacts discoveries. Investigate the feasibility of establishing an area of land on or near Teal Lake/U.S. 41 for use by local Native Americans to market native goods and provide visitors with information about Native American culture and history. Chapter IO - Page 3 �Encourage aggressive marketing of commercial real estate, especially historically significant buildings in the downtown district. Educate local real estate firms about the potential of the downtown area, using success stories from existing businesses as examples. Increasing community pride is critical to the success of any marketing efforts. Provide opportunities for local residents to participate in community promotion through cleanup and beautification programs, family-oriented activities such as seasonal flea markets, flower and garden shows, etc. . 10.3 Natural Features Explanation: The City ofNegaunee's location over significant iron ore deposits in the Marquette Iron Range has helped shape the current development pattern of the community. The area's steep slopes limit the suitability of some areas for development, but provide recreational opportunities in the form of ski jumping, cross-country skiing, luge, etc. Some of these areas, where caving from past mining activities is not a limiting factor, can provide attractive sites for development because of the views from these steep sites. One of the more visible natural features in the City is Teal Lake; the City has cooperated with the City oflshpeming in applying for and receiving grant funds to aid in purchasing significant portions of the north shore of the lake. Continue to capitalize on the opportunities associated with the area's steep terrain, climate and natural beauty, while at the same time recognizing the limitations that result from these factors. Policies: Development on the north shore of Teal Lake should be discouraged; the City should pursue acquisition of land where possible to preserve this unique area. Protect the unique character of the Teal Lake shoreline. Continue to work with other local governments, organizations, and individuals to establish and promote events which take advantage of the area's climate and natural features. Objectives: Work with the City oflshpeming, CCI, the U.S. Olympic ~ducation Center, and others to continue enhancement of the SUNTRAC area, and promote existing and new events which are possible because of the unique topography and climate of the area. Implement a 100-foot waterfront setback for development along the north shore and other undeveloped areas of Teal Lake. Chapter l O - Page 4 �10.4 Land Use Explanation: The land use pattern in the City of Negaunee is largely the result of past mining activities, and although these activities have largely ceased inside the City, the caving grounds which remain severely restrict the City's ability to grow. About 75 percent of land within the City is owned or controlled by mining interests, and much of this area consists of caving grounds. Of the City's 15 square miles, only about three square miles contain development. Commercial development has occurred in the downtown area, with a newer commercial "strip" along U.S. 41/M-28. Industrial development in the City is insignificant, and new residential development has been limited by unavailability of land. Two new developments are expected to provide 60-65 new housing units on property formerly not available. Utilize zoning and subdivision regulations, and other local regulatory tools, to implement this plan and guide future growth and development in Negaunee. Develop the downtown and portions of Teal Lake as activity centers and recreational attractions, and develop the U.S. 41/M-28 corridor as a tourist service area, while enhancing the traditional small town character of the community. Enhance the physical appearance of the City, to increase its appeal to residents and visitors. Policies: The existing zoning ordinance should be periodically reviewed to make sure it adequately addresses local issues, facilitates development goals, and protects the character of the community. Encourage revitalization of and restoration of the downtown area as a diversified commercial area. Improve existing and develop new shopping areas in the downtown and Teal Lake A venue corridor. Promote future industrial development which does not have an adverse effect on surrounding areas and the community as a whole. Encourage preservation of historic structures in the City, possibly including designation of a historic district. The City should adopt a sign ordinance, and develop regulations which will be consistent with the character of the community; will aid local residents and visitors in finding attractions and services; and will not detract from the visual quality of the area. Chapter IO - Page 5 �Objectives: Adopt where necessary and consistently enforce ordinances directed towards unsightly buildings, blight, junk cars, etc.; these ordinances will enhance Negaunee's image as a clean, familyoriented community. Develop special zoning language for the Teal Lake area, either through a new zoning district or an overlay district; consider inclusion of special setbacks from the high water line, limitations to height of structures and/or vegetation to enhance scenic views; visual easements at street intersections; buffers along district boundaries and/or adjacent to certain uses; minimizing bulk of structures and lot coverage ratios to maintain visual access. Various uses should be permitted or restricted based on their relationship to the water. Planned Unit Development provisions and incentive zoning language should be added to the current zoning ordinance. Innovative and flexible zoning techniques which allow for mixed uses and creative design should also be explored. Sign regulations should be revised as necessary to insure signs do not detract from the U.S. 41/M-28 corridor or the downtown character. Subdivision regulations should be adopted which establish design and construction criteria governing new streets and subdivisions. In cases where City-owned property is sold, leased or otherwise transferred to a developer, stipulations should be included requiring public access easements, design standards, and/or public facilities to be provided by the developer. The historical character of the downtown should be protected; development of regulations and/or some sort of official designation based on preservation of historic properties should be considered. Landscaping should be used to enhance the appearance of the downtown, using tree planting, shrubs, ground covers, and flowering plants. Enhance the appearance of the entrances to the City, and the U.S. 41/M-28 corridor, using landscaping, signage, visual enhancement of the railroad viaduct, removal or renovation of dilapidated buildings, cleaning up of vacant property, etc. Establish a theme for the City of Negaunee, such as capitalizing on the area's rich mining heritage, the historical buildings and visible reminders of the mining era; use this theme to guide marketing efforts, beautification, building and facade improvements, public improvements such as lighting and street furniture, etc. Historic preservation guidelines would be appropriate for this effort. Chapter IO - Page 6 �Encourage development of businesses which will attract visitors as well as local residents to the community, such as lodging facilities, restaurants, microbreweries, specialty shops, art galleries, etc. Identify potential sites for an industrial park, and define the development needs for these sites. 10.5 Public and Community Facilities Explanation: The City of Negaunee provides a wide range of community facilities and services, including municipal water and sewer systems, garbage collection, electrical service, cable television, municipal offices, library, etc. Other entities at the county, state and federal level, as well as some local organizations, also provide services or facilities used by local residents. Some services, such as higher education, are available in other nearby communities. Community facilities and services are an important part of a community's quality of life, and are also an important factor in economic development. Continue to provide all needed community facilities and services in a cost-effective manner, in accordance with the standards of regulatory agencies. Policies: Continue to provide existing services in a safe and efficient manner, in compliance with state and federal standards, and expand services as needed. Develop a multi-year Capital Improvement Plan for the City, to be used as a long-range planning and budgeting tool. Provide services and facilities which will improve community appearance and serve to attract visitors to the City. Objectives: Encourage pedestrian and biking activity in the community by adding historic-style lighting fixtures throughout the downtown area and Teal Lake corridor. Place and maintain street furnishings in the downtown area and Teal Lake corridor, to make the area more attractive and provide comfort to shoppers, tourists, employees, and pedestrians. Street furnishings include planters, benches, trash containers, drinking fountains, tree grates, and bicycle racks. Explore alternative uses for the former water works building along Teal Lake. Chapter 10 - Page 7 �Provide streetscapes and urban design improvements, such as landscaping, paving, street furniture, lighting, etc., which will add character to public areas. Develop a high-visibility visitor center to provide information to tourists and local residents. A cooperative effort with the Negaunee Historical Museum and other local organizations may be appropriate. Identify deteriorated and/or undersized water mains, identify potential funding sources for repairs, and complete repair or replacement projects as needed to achieve a water system which adequately serves all customers. Identify deteriorated sewer mains, identify funding sources for repair or replacement projects, and repair or replace mains as needed to eliminate inflow and reduce the volume of effluent treated. Identify funding sources for replacement and possible relocation of the sewer interceptor which currently crosses caving grounds ; complete repair and/or relocation . Identify funding sources for repairs to the Negaunee Fire Hall, Negaunee City Hall, and other municipal buildings. Use a Capital Improvements Program to budget for and schedule repairs over a period of several years, in order to insure that these buildings remain suitable for public use. Demolish existing bandshell, select location for new bandshell, identify funding sources, and construct new bandshell. Complete additional platting, road repairs, and water system repairs in Negaunee Cemetery. Continue to upgrade electrical service and TV cable system as needed . Evaluate the financial feasibility of continued operation of the City' s cable television system. 10.6 Housing Explanation: The City ofNegaunee's housing stock is generally relatively old, although most units have been well-maintained. Because of a lack of available sites for development, there has not been significant housing growth in recent years. However, two subdivisions are currently being developed on land that was purchased by developers from mining interests; these new subdivisions will add 60-65 housing units to the local housing stock. Construction began in 1998 on a new 20-unit assisted living facility in the City, which will provide housing options for elderly residents. Chapter IO - Page 8 �Encourage provision of an adequate supply of affordable, safe and sanitary housing, consistent with the needs of the local population. Policies: Encourage continued development and maintenance of a variety of housing types, in accordance with local ordinances and state laws. Through the zoning ordinance and other land use regulation tools, ensure that sufficient sites are available to develop new housing. Stabilize and strengthen existing residential environments through housing rehabilitation and improvement programs. Objectives: Sponsor annual Home Improvement awards. Encourage rehabilitation of existing homes through more active involvement in state and federal programs where available .. Explore the feasibility of elderly housing in the U.S. 41 corridor, where shopping and services are readily available. Be aware of state and county programs for housing rehabilitation, and encourage use of available programs by local residents to help eliminate deteriorated and unsafe housing. Continue to enforce local ordinances regarding blight and deterioration, to eliminate hazards to public health and safety. 10.7 Recreation/Historical Explanation: A wide variety of recreational opportunities are provided in and around the City of Negaunee. These recreational opportunities range from playgrounds and picnic areas used by local residents to intensively-developed facilities which attract visitors from a significant distance, such as SUNTRAC (Suicide Bowl) or the Iron Industry Museum. Some of these recreational opportunities are provided by the City, while others are provided by other agencies or organizations. The City also contains a wealth of historical sites, including many historical buildings in the downtown area. Negaunee is the site of the first discovery of iron ore in the U.P., which led to the development of a thriving iron mining industry throughout the Marquette Iron Range. Chapter IO - Page 9 �Goals (Recreation): Provide a wide range of recreational opportunities, including a variety of recreational experiences for all age groups and abilities, which attract visitors to the community as well as serving local recreation needs. Develop the downtown and portions of Teal Lake as activity centers and recreational attractions while enhancing the traditional small town character of the community. Develop the U.S. 41 corridor as a tourist service area. Capitalize on the historic character of the City and the rich iron mining heritage to attract visitors to the City. Policies: Maintain existing parks and recreational facilities, and implement improvements identified through the recreation planning process. Continue to update the City of Negaunee Recreation Plan every five years, in accordance with Michigan DNR guidelines. Cooperate with other units of government in encouraging maintenance and improvement of recreational facilities in the area, as well as development of new recreational opportunities. Maintain public ownership of Teal Lake shoreline areas to assure that inappropriate or incompatible development does not occur. Increase the value of existing public recreation areas by providing equipment, amenities and other improvements to accommodate multi-use throughout the year. Promote increased use of facilities already in place, such as the Ice Arena. Aggressively pursue grant funding opportunities for recreation improvements. Pursue acquisition of additional recreational sites where possible, using federal, state and private funding sources where available. Insure that local zoning and other land use regulations provide the opportunity to develop businesses which will enhance recreational opportunities il\the City. Utilize Teal Lake's full potential for public recreation opportunities, including parks, scenic viewing areas, boat launch and mooring facilities, etc. Encourage pedestrian and other non-motorized activity in the community by adding signage, historic-style lighting, bike lanes, etc. throughout the downtown area and the Teal Lake corridor. Chapter 10 - Page I 0 �Objectives: Build on the success of existing community events and attractions, such as the Negaunee Invitational Basketball Tournament, Pioneer Days, ski jumping competitions, etc.; explore other ideas for events and attractions to draw visitors to the area; promote Negaunee as a site for festivals and other family-oriented events. Capitalize on recreational opportunities in the area, such as luge; ski jumping; ice fishing; sailing, canoeing, rowing, windsurfing and other nonmotorized boating activities; snowmobiling; hunting; market these opportunities, and insure facilities are in place to meet visitors' needs. Establish a theme for the City of Negaunee, such as capitalizing on the area's rich mining heritage, the historical buildings and visible reminders of the mining era; use this theme to guide marketing efforts, beautification, building and facade improvements, public improvements such as lighting and street furniture, etc. Historic preservation guidelines would be appropriate for this effort. Encourage development of businesses that will attract visitors and local residents to the area, such as lodging facilities, restaurants, microbreweries, specialty shops, art galleries, etc. Support development of bed and breakfast establishments where appropriate. Such establishments can encourage renovation of older homes, spur local construction activity, and will fit well with the historic character of the community. Develop a historic walking tour for visitors to interconnect tourist attractions, historically significant features, and the ethnic neighborhoods of the City with Teal Lake and the downtown. Place placards on or in front of historic buildings throughout the City. Use grant funds in combination with local funds to improve City parks and recreational facilities. Support other local units' efforts to obtain grant funds for other recreational facilities in the area. Identify opportunities to make sites and facilities more accessible to people with disabilities. Implement Teal Lake Park Master Plan recommendations. Implement recommendations of Teal Lake Study Committee. Contact the DNR regarding the continued stocking of fish in Teal Lake. Acquire land, easement, or right-of-way to provide trail access to City-owned property on north shore of Teal Lake. Implement projects identified in the City's recreation plan. Chapter l O - Page l 1 �Explore the feasibility of establishing a campground or RV park in the City. Develop a high-visibility visitor center to provide information to tourists and local residents. A cooperative effort with the Negaunee Historical Museum and other local organizations may be appropriate. Goal (Historical): Restore and preserve the historical resources of the Negaunee area, and use the unique history of the area and many historical structures to attract tourists to the area. Policies: Encourage the protection and/or rehabilitation of historical structures wherever possible, rather than replacing with new structures. Seek the support of Cleveland-Cliffs Iron Company in efforts to restore the mining heritage of the area. Objectives : Encourage owners and/or managers of historical sites to preserve and/or rehabilitate structures and sites. Support efforts of other agencies and local units of government to obtain funding to preserve, rehabilitate, and interpret historical sites. Capitalize on the downtown's historic integrity, drawing on the community's rich heritage, varied architectural styles, ethnic backgrounds, natural surroundings, recreation, sporting and cultural activities. Develop design standards to serve as guidelines for renovation of historic structures or new construction in historically significant areas. Explore the possibility of creating a historic district, perhaps using tax incentives, low interest loans, design assistance, etc. to encourage preservation and appropriate renovation of historic structures. Develop a historic walking tour for visitors to interconnect tourist attractions, historically significant features , Teal Lake and the downtown. Place placards on or in front of historic buildings and other significant historical sites throughout the City. Chapter IO - Page 12 �10.8 Transportation Explanation: The City of Negaunee is part of the Marquette-Negaunee-Ishpeming urban area, located along U.S. 4 l/M-28. In addition to these and other state trunklines, the City maintains a network of streets within its boundaries. Traffic counts have shown significant increases in traffic over the past 20 years or so. Local residents are heavily dependent on private automobiles for transportation, with only limited access to public transit. Other forms of transportation which serve the City include rail, used primarily to transport iron ore from the mines south of the City to the Marquette ore docks; air, which is available at the Marquette County Airport; shipping, generally limited to the shipment of iron ore, coal, salt, etc. to and from Marquette. Air travel will require a longer drive on the part of City residents once the Marquette County Airport relocates to K.I. Sawyer in late 1999. Continue to provide a transportation network which provides for the safe and efficient movement of goods and people through, into and out of the City. Policies : • Evaluate city-wide traffic patterns, identify hazardous areas where unsafe traffic patterns exist, and develop strategies for elimination of those hazards . Maintain road surfaces and structures in good repair. Encourage non-motorized travel throughout the City. Objectives: Develop a historic walking tour for visitors to interconnect tourist attractions, historically significant features, Teal Lake and the downtown. Encourage pedestrian and other non-motorized activity in the community by adding a pedestrian overpass over U.S. 41, signage, historic-style lighting, bike lanes, etc. throughout the downtown area and the Teal Lake corridor. Coordinate with Marq Tran regarding the placement of bus shelters throughout the City. Enhance the appearance of the entrances to the City, and the U.S. 41/M-28 corridor, using landscaping, signage, visual enhancement of the railroad viaduct, removal or renovation of dilapidated buildings, cleaning up of vacant property, etc. Implement the recommendations of the Traffic/Parking Study conducted by ECI, Inc. in 1993. Chapter IO - Page 13 �Sand Dr J p Negaunee City: Pro osed Zonin 1 City of Ne aunee Zoning Classification - Central Business District (CBD) Commercial Light Industrial Mining Plan Unit Development (PUD) Recreation Residential Rural Residential 0 1,000 2,000 3,000 Cr Feet + l__:_ompiled By: CUPPAD, 1999 14 �Teal 36 Lake 35 p J? V 1City of Ne aunee ity of •see Reverse Sidl For Zoomed y;,,. Map Layers - -Road Network D eity Border -,........,~Railroads Rivers Lakes - -Section Tics 0 1,000 2,000 3,000 11 7 Cr Feet Lake Miller Compiled By: CUPPAD, 1999 L______:_:_- - - -=- -: c___O'-Jfde1=i =~=~==========--_jL___~~=========~-_J 14 Lake � 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 Negaunee_Comprehensive-Plan_1999 Creator An entity primarily responsible for making the resource CUPPAD Regional Commission Date A point or period of time associated with an event in the lifecycle of the resource 1999-08-17 Title A name given to the resource City of Negaunee Comprehensive Plan Description An account of the resource The City of Negaunee Comprehensive Plan was prepared by the CUPPAD Regional Commission with assistance from the City of Negaunee Planning Commission and was adopted on August 17, 1999. Contributor An entity responsible for making contributions to the resource City of Negaunee Planning Commission, City of Negaunee, Marquette County, Michigan (consultant) Subject The topic of the resource Comprehensive plan publications Negaunee (Mich.) Marquette County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/429ae001897d08da8099bcf0bf0e37fe.pdf 9b8ee25fcaa264a2674ebb52895ca6b4 PDF Text Text �,. CITY OF Rl~P.~OND COMMUNITY MASTER PLAN RICHMOND CITY OFFICIALS CITY COUNCIL PLANNING COMMISSION Joseph Yelencich, Mayor Robert Cella Mar-y Dobruk Robert Fruin Larr-y Kuzdal Joseph Maniaci Leroy Rix Jeanette Schultz Harlow ,Russ" Scribner Patrick McClellam, Chairman Virginia Foster Randall Mey Charles Ongena Douglas Pentzien Rosemary Scott Thomas Tignanelli Connie Yelencich Joseph Yelencich CITY MANAGER ] Randall R. Mey .1 If I �I 1 RICHMOND MASTER PLAN I City of Richmond Macomb County, Michigan Mr. Randall R. Mey, City Manager Prepared by: Wade-Trim/IMPACT Municipal and Planning Consultants 25185 Goddard Road Taylor, MI 48180 Mr. Nicholas P. Lomako, Project Manager zzz 6244-01 Plan Adoption History Adopted by the City of Richmond Planning Commission at the September 13, 1990, meeting. I I �TABLE OF CONTENTS SUBJECT PAGE NO. Socioeconanic Analysis rntcoduction Population Charac~eristics Inccrne Characteristics Housing Characteristics f.:inployment Characteristics l - 27 l l - 8 8 - 10 10 - 22 23 - 27 Natural feature8 Introduction Significant Site Features 28 - 31 28 28 31 Existing Land Use Analysis Introduction Survey Methodology Richm)nd Land Usage Existing Land Use/Area of Influence 32 - 38 32 32 32 - 35 36 38 Structural Conditions Analysis Introduction Methodology Structural Quality Results Causes of Structural Decline :.als, Objectives, and Policy Statements Introouction C.Oals Objectives and Policies Planning and Design Standards rntroduction Corrmercial Development Standards Industrial Developnent Standards Residential Standards Lana Market Equilibrium Ccmnunity Promotion Relationship with Adjacent Townships FlcxibUi ty Neighborhood Planning ?reservation of Natural Areas ;onomic ~velopment Introouction Current Trends Tacyeting 8ppcrtunity Areas Implementation 39 - 42 39 39 40 40 - 42 43 - 47 43 43 - 44 44 - 47 48 48 48 53 53 53 55 55 55 5.7 57 58 58 58 59 65 66 '' i 57 52 55 56 - 71 - 59 - 65 - 6t:i - 71 �·7 I ...... TABLE OF CONTENTS (Continued) PAGE NO. SUl)<)ECl' ] I -·' 1 .) :J J l l ._ ) l J n - Housing Needs Assessment Introduction I.and Supply Housing Unit Replacement Housing Affordability Dwelling Unit Type Renter-occupied Units Introduction Irrmediate Needs Long-Term Needs 78 72 72 74 74 79 79 79 79 81 - 74 - 78 - 81 - 80 Historic Structures 82 Future Land Use Plan Introduction Land Use Plan Assumptions Major Land Use Categories Residential Land Use Comnercial Land Use Transitional District Industrial Land Use Public/Semi-Public Land Use 83 83 85 85 86 90 91 91 93 - 93 - 84 Plan Implementation Resources Introduction Public Support of the Long-Range Plan Land Cevelop-nent Codes Capital Improvements Program Governmental Assistance 94 94 94 95 97 98 - 101 Carmunity Facilities/City Administration Building Introduction Structural Quality Survey 102 - 107 102 102 - 107 Annexation Strategy Introduction Annexation ~1ethods and Procedures Standards for Determinations Annexation Priorities 108 108 108 109 110 II ii - 86 - 90 - 92 - 95 97 98 101 - 111 - 109 - 110 - 111 �.-, TABLE Of CONTENTS (Continued) LIST Of TABLES j TABLE NO. ] ) I D I ] ,.) l· PAGE NO. 1 Population Trends 2 2 Population Ccmparison 4 3 Age-Sex Composition 5 4 Minority Group Canposition 6 5 Persons Per Household Trends and Projections 7 6 Year 2000 Population Projections 9 7 Per capita, Median family, and Median Household Incane Ccmparison 11 8 Household Income Distribution 12 9 Poverty Statistics Ccmparison 13 10 Type of Structure Year-Round Housing Units 15 11 Occupancy Characteristics 16 12 Assisted Rental Housing Units 17 13 Housing Value Trends 19 14 Age of Structure 20 15 Year-Round Housing Unit Trends 21 16 Recent Residential Construction Activity 22 17 Employment by Selected Industry 24 18 Annual Average Employment by Industry 25 19 Employment by Selected Occupations 27 20 Existing Land Use 33 21 Existing Land Use/ Area of Influence 37 l 1 DESCRIPTIOO rr iii �..,, . TABLE OF CONTENTS (Continued) \ usr OF TABLES (Continued) •J ., TABLE 00. J DESCRIPTION PAGE 00. 22 Single-Family Residential Structural Conditions 41 23 Typical Shopping Center Standards 50 __ J 24 Recorrmended Store or Service Use Standards 51 - 52 J 25 Employment/Density Ratios for Estimating Industrial Land Use 54 ] 26 Population Ratios for Estimating Industrial Land Use 54 ] 27 Land Use Ratios for Estimating Industrial Land Use 54 28 Projected Urban Land Use Acreage Requirerrents 56 29 Local Industrial Establishments 60 - 61 30 A Checklist for Attracting Industry 62 - 63 31 Factors that Influence the Location Choices of High-Technology Canpanies within Regions 64 32 Projected Year 2000 Residential Holding Capacity of Vacant Developable Residential Parcels 73 33 Housing Unit Requirements 75 34 Income Cost Correlation o.....ner-OCcupi ed Housing Units 77 35 Incorre Cost Correlation Renter-occupied Housing Units 78 - 36 Future Land Use J;-) 37 Plan Implementation Resources .: ·1 - i .. t) ',.:] J ,J l -~ ___ ' 87 f l!-- 1 1 lV 99 - 101 �. ~LE OF o::NI'ENI'S (Continued) • .. Lisr OF MAPS J ] MAP 00. ,, 1 Regional I.Dcation 1 2 Significant Site Features 29 3 Wetland 30 4 Soils 30 5 Existi~ Land Use 32 6 Structural Quality by Neighborhood 40 7 Industrial Opportunity Areas 65 8 Future Land Use 86 9 Annexation Strategy Areas 108 FOLLOWS DESCRIPTION PAGE NO. .. ! ] J J LIST OF FIGURES I FIGURE NO. 1. .J ] Standard 42 2 Deteriorating 42 3 Substandard 42 4 City Manager's Private Office 105 5 Private Office 105 6 Work Stations 105 7 Conference 105 8 Plan of Police Station for City of 7,000 Population Roan -' J j :) ;:- ·.:7 '' .,.~ ... J FOLLCWS PAGE NO. 1 . ...J DESCRIPTION V ............ -1. . . ..... . �/ SOCIOECXHMIC ANALYSIS Introduction I - ..i ] The purpose of this analysis is to examine the characteristics of the population and local econany of Richirond and also to identify those trends · that are occurring as well as opportunities which may exist for future land use development activities. An analysis of Richmond's socioeconomic profile will help to reveal local needs in terms of housing types, provision of services, capital improvements and budgeting. Population Characteristics Historical Population Grcwth The City of Richm:::md is located within the Southeast Michigan Council of Governments Planning Area, and is one of its members. The SEMa:x; Region, one of 14 such planning and develor;:rnent regions in the s~te, includes among its members various governmental entities in Washtenaw, Livingston, Oakland, Macomb, St. Clair, Monroe, and Wayne Counties (see Map 1). Richrrond as a constituent of the SEMCCG Region, as well as the Detroit Metropolitan Region, is directly affected by regional conditions and trends. Since 1950, the Detroit Metropolitan Region has experienced significant population growth and geographical shifting of population. These trends can be seen from the data presented in Table 1. Data in Table 1 indicate that the City of Detroit, the largest City in the Region, has experienced a net decrease in population since 1950, most of which occuC"red during the 1950-1960 decade. From 1950-1970, the City of Detroit lost 336,675 people, a decrease of 18.2 percent. j ] In contC"ast to the City of Detroit's declining population, however, is an increase in population in the surrounding region. Table 1 shows that dudng the 1950-1970 period, the Tri-County Region of Wayne, oakland, and Macomb Counties grew by 39.2 percent or 1,183,734 people. Oakland and Macomb Counties had the largest increases of 129.2 percent and 238.0 peC"cent, respectively between 1950 and 1970. That area of Wayne County outside the City of Detrnit also showed a dramatic population increase during the same period. Wayne County, excluding the City of Detroit, incC"eased by 410,486 people (70.0 percent) between 1950 and 1960. There was an additional increase of 559,116 people (56.1 percent) during the 1960-1970 period. This data indicates that many of the residents moving from Detroit and otheC" oldeC" suburban cities have relocated to suburban and rural areas throLghout the remainder of Wayne County and in otheC" areas of the region. The shifting of population that occurred between 1950-1970 had an important etfect on Richmond's population growth. Data in Table l reveals that Rifhmond' s population increased by 642 people or 31. 7 percent during the 1950-1960 decade. The City continued to gain population between 1960 and 1970, incC"easing by 567 people or 21.3 percent. - 1- �J -, .J ·I 1 Ml i .i I I I ....... MACOMB COUNTY ,_,...'llaa_ ·-- MONROE COUNTY I D Ll=t~~~~I~~~~+.~~=1-=t-~t~~-~, ~ _j§- ·- - · ljJ. ...... < I I ·~/. --~ ;;.,· I ~ .I,.... ."' ,_ :=-.aa .... -~ 11a..-~:,>' OAKLANO COUNTY · ••...,..- a.., ::::-111&&1 ::=.... . ,__.. "~- ----__ ... ·--,._._.. ,, --· WAYNE COUNTY -~-........ ·-.... ·-........ ........ ,·-_ ' \ I ,._... ). \ ,/' . . ,..... ., ----··-r-··-1---· :-/ -·' .. I OHIO - -'\. ? .. ,. J4 .., i REGIONAL LOCATION MAP .C_l_T_Y_O_F_RI_C_H_M_O_N_D_ _ _ _ _ _ _ _ _ _~:~ ..J MACOMB COUNTY . MICHIGAN ~ Wade- Trim/lMPAC , Municipal anc Plar.ninr; Ccnsultan: �a.,;...; ~· ,:_.;_I",:·•, ~ L :~·. j ~ ~ 0 liiMi liliii ,, ~ __ _ ..i "--- .. J L-.:: c.;.;J TABLE 1 POPULATION lRENlS CITY OF R lctl40tfl. CITY Of OcTROIT AKJ THE 1R 1-COIJtfTY REGION 19.50-1970• CHANGE 11 1950 ~EA CITY OF RICl-t-lOND 1960a POPULATION POPULATION 2,025c 2,667c 1970 19.50-1960 NLNBm PERCENT b POPULA Tl ON 642 31. 7 3,234 CHNG:: CHANGE 1960-1970 NlNlER 567 1950-1970 PERCENT 21.3 CITY OF DETROIT 1,849,568 1,670,144 179,424 -9. 7 1,512,893 m I -<:OUNTY REG ION 3,016,197 396,001 184,961 2,435,235 3,762,360 690,259 405,804 2,666,297 746, 163 294,258 220,843 231,062 24.7 74.3 119.3 9.4 4,199,931 907,871 625,309 2,666,751 437,571 217,612 219,505 454 11,6 31.5 54.0 410,486 10.0 1,555,269 559, 116 56. 1 OAKLAND COUNTY MACo-tB COUNTY WAYNE COUNTY WAYNE COUNTY ! Exc~udlng Detroit) 1 a b Analysls by 585,667 996,153 Wade- Trim/IMPACT, Data from 1960 U,S, Census of Population, Number of Inhabitants, Michigan, Data from 1980 u.s. Census of Populatlon, Number of Inhabitants, Michigan, -157,251 -9.4 - NlNlm I, 209 -336,675 I, 183, 734 511,870 440,348 231,516 969,602 PERCENT 59.7 -18.2 39.2 129.2 238.0 9.5 165,5 �] Current Population Estimate Preliminary census figures obtained fran the U.s. Bureau of the Census indicate a City population of 4,138 as of April 1, 1990. Recent Population Trends J Information in Table 2 provides a canparison of the population trends of the City of Richmond to the County, as a whole, over the last decade (1970-1980). The City gained 302 people during the last decade which represents an increase of 9.3 percent. Macanb County's population increased during the same period at a slightly greater rate. Data in Table 2 indicates a population gain of 69,291 people or 11.8 percent for the County • •. • i Age-Sex Distribution J analysis of Rich!oond' s age and sex distribution for the Years 1970 and 1980 is presented in Table 3. This information can help to detennine future housing needs within the City of Richm:md. For exampl~, established family groups tend to reside in single-family residential units while younger married couples are inclined to reside in multiple-family developnents. An The number of males and females are similar for each group for each decade, with females outnumbering males slightly. The most dramatic changes occurred in the canposition of the total population. The proportion of the total population in five age cohorts actually declined between 1970 and 1980. Only the 20-44 years and 60 years and older age groups derronstrated a greater share of the total population in 1980 than in 1970. It can be inferred fran this data base that the population growth which occurred during the previous decade was canposed primarily of smaller families and the elderly. Minority Group Ccrn(x:)sition The City's racial mix has remained predominantly white over the last decade, althoLQh, there have been gain's achieved by the nonwhite population in this time period • .J l Data in Table 4 show the racial composition of the Citj for 1970 and 1980. White population increased by 289 persons canpared to a nonwhite population increase of 13 people. The 1980 U.S. Census reported that the City's small nonwhite population consisted of six American Indians, two Japanese, two Filipino, and eight other. Household Size -l y • j During the last 20 years the size of the average American family has been steadily declining. As a result, sane camu.mities may register a net increase in the housing supply while simultaneously recording a population 1a,ss. Data in Table 5 indicate the persons per household ratio for Richrrond for the years 1970-1980 as well as a projection through the Year 2000 • -3- �,, -, TABLE 2 CITY OF RICHMOND AND MACOMB COUNTY POPOIATION COMPARISON 1970-1980* .. l CHANGE 1970-1980 NUMBER PERCENT GOVERNMENTAL UNIT City of Richmond Macomb County J I I 3,234 625,309 3,536 694,600 9.3 11.8 *Analysis by Wade-Trim/IMPACT. aData from 1980 U.S. Census of Population, Number of ' Inhabitants, Michigan. ,J l • 302 69,291 I __.l -4- j ..: . - �___.,.. a ...., ; TABLE 3 ~- . -~ AGE-SEX COMPOSITION CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1970 AND 1980* ~ ] 1980 AGE-SEX CHARACTERISTICS (b} MALE AGE-COHORT PERCENT NUMBER . ·1 Under 5 j ] ·1 I J I 3 ' ,l FEMALE PERCENT TOTAL NUMBER PERCENT 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65+ 128 135 162 142 172 284 194 148 75 72 117 3.6 3.8 4.6 4.0 4.9 8.1 5.5 4.3 2.1 2.0 3.3 142 141 161 152 192 268 196 155 101 69 332 4.0 4.0 4.5 4.3 5.4 7.6 5.5 4.4 2.8 1.9 9.4 270 274 323 294 364 552 390 303 176 141 449 7.6 7.7 9.2 8.3 10.3 15.6 11. 0 8.6 5.0 4.0 12.7 TOTAL 1,627 46.2 1,909 53.8 3,536 100.0 .,,-:::, 1970 AGE-SEX CHARACTERISTICS (a) MALE AGE-COHORT NUMBER PERCENT Under 5 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65+ * NUMBER 145 4.9 5.2 6.4 4.5 3.9 6.2 5. 0 5.0 1.8 1.5 4.5 156 162 174 171 130 200 173 164 59 57 208 1,580 48.9 1,654 159 164 208 145 125 200 163 162 59 so TOTAL 1..J NUMBER FEMALE PERCENT 4.8 5.0 5.4 5.3 4.0 6.2 5.3 5.0 1.9 1.8 \ 6.4 51. 1 TOTAL PERCENT NUMBER 315 326 382 316 255 400 336 326 118 107 353 9.7 10.1 11.8 9.8 7.9 12.4 10.4 10.1 3.6 3.3 10.9 3,234 100.0 Analysis by Wade-Trim/IMPACT. (a) Data from 1970 U.S. Census, General Population Characteristics, Michigan. 'i ,J -' ,.. ) (bl ~ata from 1980 U.S. Census, General Poeulation Characteristics, fchigan. ·r •• ] -5- ,~ �l TABLE 4 MINORITY GROUP COMPOSITION CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1970 AND 1980* ' ' . ] ... 1 - \ 1980(b) NUMBER PERCENT White Nonwhite 1,229 5 99.8 0.2 3,518 18 99.5 o.s 289 3 8.9 260.0 TOTAL 3,234 100.0 3,536 100.0 302 9. 3 * Analysis by Wade-Trim/IMPACT. ( a ) Data from 1970 U.S. Census, General Po12ulation Characteristics, Michigan. ( b) Data from 1980 U.S. Census, General Po12ulation Characteristics, Michigan. D J ., ~1 ] ' :1 :·-1# . : I ;' -6- j' CHANGE 1970-1980 NUMBER PERCENT NUMBER ] J 1970(a) PERCENT RACE �TABLE 5 PERSONS PER HOUSEHOLD TRENDS AND PROJECTIONS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1970-2000* , ... J CATEGORY Persons Per Household ] CHANGE 1970-1980 PERCENT 1970(a) 1980(b) NUMBER 3.30 2.78 (0.52) (15.8) PROJECTIONS(c) 1990 2000 2.73 2.51 Analysis by Wade-Trim/IMPACT. * (a) Data from 1970 U.S. Census, General PoEulation tharacteristics, Michigan. l ( b) J D J Data fr.om 1980 U.S. Census, General PoEulation Characteristics, Michigan. (c) Data from Southeast Michigan Council of Governments, (SEMCOG) Small Area Forecast, Ver.sion 1984. :.3 ,. ' •· J 1 :1 ~ ·'.· ) l l 'I -7- = �····- .-, The City has experienced a decrease in the number of persons per household since 1970. The ratio has declined frc:m 3.30 persons in 1970 to 2. 78 persons per household in 1980. Projections for the Year 2000 indicate a further decline in the number of persons per household to 2.51. This projected decline will have an effect on future housing needs. The housing units will be occupied by fewer people. I • I j Population Projections _..,i 1'l :l.] I I D I ., ;J _, Data in Table 6 illustrate various population projections for the Year 2000. There are several methods available to project future population of a canmunity but all involve the extension of past trends into the future. Data in Table 6 shows five different approaches. SEMcxx; prepared a population projection for the City as part of their Small Area Forecast. Their most recent projection (version 1990) predicts Richmond will have a population of 4,372 people by the Year ~000. The Macomb County Planning Comnission also prepared future year population estimates for its member communities. Their most recent projection forecasts a City population of 4,500 people by the Year 2000. The canponent analysis methodology also uses 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 Macomb County Planning Comnission (810,000 people). If the City retains a constant share of the county population, it can be estimated that by the Year 2000, the City will contain 4,123 people. Three other projections are shown in Table 6. Two of the projections reflect the population trends occurring within the City during the last decade. The arithmetic projection extends the population grc,,,,rth on a numerical basis, (30.2 persons per year) while the geanetric method extends the growth on a percentage basis (0.93 percent per year). The arithmetic and geanetric methods yield results of 4,140 and 4,258 persons, respectively, for the Year 2000. The third projection is a City estimate taking the most recent proposed housing and develofftlent projects into cons ide ration. J j . I Income Characteristics An important determinant of the economic vitality and potential of a corrmunity is the incane available to its residents. The data presented below examines the per capita, family and household incane characteristics of City residents • r r - 8- ....... .., �l TABLE 6 YEAR 2000 POPOIATICN PBOJECTIOOS CITY OF RIQKN), MACXJ4B CXXJNTY, MIOU~ ] YEAR 2000 ProJECTICfi, BY TEO:INICOE 1980 roPUIATICN(a) 3,536 Cll4l?CHN'r SEMXG(b) 4,372 COONI'Y(c) 4,500 ANALYSIS(d) 4,123 ARrmMF.TIC(e) 4,140 GEX:METRIC(f) ~(g) 4,258 6,000 i _J Analysis by Wade-Trim/IMPACT. I I I (a) Data fran Table 2. (b) Sf.Max; Small Area Forecast, Version 1990. (c) Data from the Macomb County Planning Comnission, Population Estimate and Projections, 1988. :> (d ) Figure repesents City's 1980 share of County population applied against County's Year 2000 population projection of 810,000 people prepared by the Macomb County Planning Camnission. (e) Represents extension of population trend between 1970 and 1980 on a numerical basis . I (f) Represents extension of population trend between 1970 and 1980 on a numerical basis. I (g) Represents extension of population based upon proposed increases in the City's housing stock including grcwth and developnent expected to occur in the newly annexed Muttonville area. \ l I .1 -9I j �1 Per Capita, Family, and Median Household Income Data in Table 7 compare per capita, family and median household inccme 1.>etwecn Macomb County and the City for the Year 1979, the rrost recent year ~anparable data are available. 1 _J , J I I :l '.J , J .J l The per capita income of Maccmb County in 1979 was $8,655 which was $1,529 or 21.4 percent greater than Richmond's per capita inccrne. Macanb County's median family income for the same year was $5,007 or 23.1 percent greater than Richmond's median family income. Riclurond' s median household incane was $4,750 or 24.4 percent less than Macanb County's median household income. This pattern is partially explained by the fact that the County had a higher persons per household ratio than the City. U.S. Census data for 1980 reveals that Richirond had a persons per household ratio of 2. 78, whereas Macomb County had a ratio of 3.0 persons per household. The difference between County and City per capita inccrne may ~lso relate to employrrent. According to 1980 U.S. Census data, a larger proportion of the County's work force was employed in higher wage manufacturing industries (35%) than the City's (30%). Household Income Distribution and Poverty Status Households may be defined as all the persons who occupy a housing unit. It may include one person living alone. This differs fran a family which is defined as a householder and one or rrore other persons living in the same. household who are related to the householder. The 1980 Census data indicate the City Richmond had 1,215 households. Data in Table 8 show the distribution of households by incorre category. over 24 percent of all households had incomes under 10,000 per year. This data suggests the City may have a sizable portion of its population in poverty. Information in Table 9 corrpare poverty statistics of Maccmb County and Richrrond by total persons, number of families and households in poverty. The data indicate that the City is not unusually burdened by a population in poverty; rather it is representative of conditions found county-wide • Housing Characteristics This section of the study details the characteristics of the City of Richm::md'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 and, to a large extent, it is the characteristics of the existing structures which will determine what can be built and marketed in the future. f f -10- �l J TABLE 7 PER CAPITA, MEDIAN FAMILY, AND MEDIAN HOUSEHOLD INCOME COMPARISON CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1979* J . ., I 'f INCOME CATEGORY MACOMB COUNTY DIFFERENCE NUMBER PERCENT Per Capita $ 7,126 (a) $ 8,655 (a) 1,529 21.4 Median Family $21,659 (a) $26,666 (b) $5,007 23.l Median Household $19,472 (a) $24,222 (b) $4,750 24.4 * I CITY OF RICHMOND Analysis by Wade-Trim/IMPACT. (a) Data from the 1980 U.S. Census, General Social and Economic Characteristics, Michigan. (b) Data from Michigan Metropolitan Information Center, Southeast Michigan Community Profiles: 1980 Census, Volume I, January, 1983. j -11- J iii �" g li TABLE 8 HOUSEHOLD INCOME DISTRIBUTION CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1979* .J HOUSEHOLDS NUMBER (a) PERCENT INCOME IN 1979 Less than $5,000 $5,000 - $7,499 $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 more -, j I I 146 98 51 148 185 193 252 I * 12.2 15.2 27 15.9 20.7 9.5 2.2 1,215 100.0 115 TOTAL 12.0 8.1 4.2 Analysis by Wade-Trim/IMPACT. (a) Data from the 1980 U.S. Census, General Social and Economic Characteristics, Michigan. I 7 l -6 l . } f ~: J i ~.' I I I -12- ., _ l •••-- �I ...... TABLE 9 POVERTY STATISTICS COMPARISON CITY OF RICHMOND, - MACOMB COUNTY, MICHIGAN 1980* ; ··-' J ., j RICHMOND(a) NUMBER PERCENT POPULATION IN POVERTY MACOMB COUNTY(a) NUMBER PERCENT Total Persons (b) 34,730 5.0 230 6.5 Total Households (c) 13,789 6.0 46 5.2 7,349 4.0 56 4.0 I I I Total Families (d) -I (b) This compares to a total population of 694,600 for Macomb County and 3,536 for the City of Richmond. * Analysis by Wade-Trim/IMPACT. (a) Data from Michigan Metropolitan Information Center, Southeast Michigan Community Profiles, 1980 Census, Volume 1, January, 1983. ~ I (c) This compares to a total household figure of 229,820 for Macomb County and 1,279 for the City of Richmond. (d) This compares to a total family figure of 183,714 for Macomb County and 895 for the City of Richmond. NOTE: .1 I _J The term poverty connotes a complex set of economic, social, and psychological conditions. The statistics presented above provide only estimates of economic poverty based upon receipt of money income before taxes. Nonmoney income is not considered in determining poverty status. ·i ., \ I l }- .. . ·- .1 : J -13- �Type of Structure j • .i ] Data in Table 10 describe the type of structures which exist in the City as of 1980. overall, the housing stock is characterized by single-family homE:s. In 1980, 67 percent of the homes in the City were of the one-family variety. Only a small portion (8.5 percent) were canposed of duplexes, triplexes, or quadplexes. Nearly 19 percent of all uni ts were in structures containing 5 or more units. There were 98 (7.7 percent) rrobile hares or trailers available as a year-round housing unit. Housing Tenure Occupancy characteristics are presented in Table 11. All of the 1,279 housing units are available for year-round living. Almost all of the units (95. 7 percent) are occupied. These units are divided between owner-occupied uni ts ( 67. 7 percent) and renter-occupied uni ts ( 28 .1 percent). I I In 1980, only 4.3 percent of the housing units were vacant. Five percent of a comnunity' s habitable housing stock should remain vacant to provide diversity in housing selection, to permit housing rehabilitation or replacement activities t~ occur, and to ensure asking prices for hanes are indicative of actual market conditions, while at the same time protecting private investment. Vacancy rates below five percent demonstrate a restricted housing environment and afford little opportunity for interested households to acquire available units. Thus, it can be inferred that the City's. housing units are in demand, and that the available supply should be expanded, otherwise housing values will become inordinately inflated. Assisted Rental Housing There are 359 renter-occupied housing uni ts in the City. It is importan~ to note that 44 or 12.3 percent are publicly assisted units. Data in Table 12 reveal the existing assisted rental housing complexes in the City by location, type of structure, and financing prcgram. Unit Value Housing costs in the region, as in other areas of the nation, have been rising rapidly in recent years. The gap between the cost of decent housing, particularly new housing, and what households can afford to pay is growing. This results in increased numbers of people being priced out of the new housing market. -14- j �I 7 TABLE 10 TYPE OF STRUCTURE YEAR-ROUND HOUSING UNITS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1980* .... _j ,1. . ., I i UNIT TYPE NUMBER(a) PERCENT 860 67.1 2, duplex 80 6.2 3 and 4 unit structure 28 2.2 5 to 9 unit structure 45 3.5 168 13.1 98 7.7 2 0.2 1,281 100.0 l , detached or attached __ j ] l ) J ;J J 10 or more unit structure Mobile home or trailer Unaccounted TOTAL * Analysis by Wade-Trim/IMPACT. (a) Data from the 1980 O.S. Census, Census Tracts, Detroit, Michigan, SMSA. \ J , J .I :' ·. ). -15- j - �TABLE 11 OCCUPANCY CHARACTERISTICS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN · 1980* I ·:,. d CATEGORY NUMBER{a) Year-Round Housing Units I I I •I I Occupied Housing Units Owner-Occupied Renter-Occupied Vacant Housing Units Vacant. for Sale Vacant for Rent Other (b) Vacant Seasonal and Migratory TOTAL HOUSING UNITS * PERCENT OF TOTAL HOUSING □NITS 1,281 99.9 1,225 866 359 56 4 95.6 67.6 28.0 4.4 0.3 14 1.1 38 3.0 1 0.1 1,282 100.0 Analysis by Wade-Trim/IMPACT. (a) Data from 1980 U.S. Census, Census Tracts, Detroit, Michigan SMSA. (b) Includes rented awaiting occupancy, held for occassional use, or boarded up. J l -16- �~ ll.i.:.i L.__ _.J \(.._, .. - u - - - l.......J ·. __. ~ ., .. _ .._..J , ) TABLE 12 ASSISTED REHTAL HOUSING IMITS CITY Of' RIOM>hO. MAC()E COllffY• MIOflGAN 1968• OEVELOf'MOfT HANE ANO ADORESS MANAGEMENT SlROC'TUlAL TYPE Richmond Manor ~6901 Dow Street Richmond, Ml 48062 P & L Manngement (}I} )}29-2704 Low Rise R/S IMITS 44 0 RAPb IMITS 0 SECTION 8c IMITS 28 AVERAGE WAIT (IN MONTHS) N/A FINN«::ING PROGRAM/ (IMITS TYPE) Section 221 (d)}. 44 TOTAL UNITS I 11 TOTAL IMITS -Co"lllled by Wnde-Trlm/lMPACT, from SEMCOG, Directory of Assisted Rentnl Housing In Southenst Mlchlgnn, 1981 nnd cumulatlve supplements. I 8 R/S: Rent Supplements. RAP: Rent Assistance Payments. b cSectlon 8: Through this program, HUD provides payments to owners of developments that are newly constructed or substantially rehabilitated. These pnyments subsidize the difference b,Jtween the monthly rent and a percentage of the adjusted Income of eligible tenants. NOTE: Section 221(d)}: This program was established In order to provide direct mortgage Insurance to finance rental or cooperative multl - faml ly housing for low- nod moderate-Income households. HUD lllllY ensure 100 percbnt of the total cost of the project flnnnced under Section 221(d)}. I) re) ~ , - ;~·;··.. �.., The City of Richm::md is not imrune from rising housing costs. Data in Table 13 sho.,., the median value of housing for the City for the years 1970 and 1980 for owner and renter-occupied units. Values are expressed in 1980 dollars. The cost of owner-occupied uni ts has increased in real teDDS by 25 .12 percent ( $9, 778 over this ten year period. Contract rent prices, however, have declined over the previous decade, by $47.30 or a decrease of 16. 29 percent. Although contract rents have increased in actual dollars, there was a decrease in real terms, as adjusted for inflation. This could be attributable to several factors including an increased supply of rental housing (see Table 16). I I Age of Structure The age of a house is one factor used in the evaluation of the structural quality of the building. The average lifespan of a house averages 50 years, with some lasting longer while others deteriorate faster, depending upon the quality of original construction and maintenance. Using this standard, many hemes built in the City prior to 1940 should be approaching the end of their utility. 7u I I I Data in Table 14 identify the number of year-round housing units by year of construction. Over one-third (38 percent) were built since 1960, 25 percent of which were built since 1970. The data sho.,., that 47 percent of the homes were built before 1949. These homes will require regular niaintenance to remain structurally sound. .., ~~ I I ] I I The number of housing units grew in the City by 33.9 percent between 1970 and 1980 (see Table 15). This is over 24 percent higher than population gro.,.,th during the sarre period of time (see Table 2). The larger growth in housing is explained by ::.he trends toward a smaller household size. Recent Residential Activ i.ty Data in Table 16 document the trends in new residential construction in the City since the last U.S. Census (1980). A total of 212 units (net) were added to the City's housing supply since 1980. This is because of a large amount of vacant, developable land available for new residential construction. The existing land use inventory indicates there is adequate land available for future residential construction. Based on data in Table 16, it can be calculated that the City currently has 1,491 housing units. -"! I I - - 18- �7 ..., TABLE 13 HOUSING VALUE TRENDS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1970-1980* J -1 CATEGORY 1970(a) 1980(b) CHANGE 1970-1980 PERCENT NUMBER Median Value of Owner-Occupied Units $38,925 $48,703 $9,778 Median Value (Gross Rent) of Renter-Occupied Units $290.25 $242.95 -$47.30 r ~ I I * I :> I I J 25.12 -16.29 Analysis by Wade-Trim/IMPACT. (a) 1970 U.S. Census data indicate the City's 1969 median value of owner-occupied units is $17,300 and median contract rent value at $129. 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.) /4lt (b) 1980 U.S. Census data indicate the City 1979 median value of owner-occupied units approximates $43,100 and median contract rent value at $215 (consultant estimates based upon Census Tract data). These fgures 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.) \ 1 -19- �TABLE 14 AGE OF STRUCTURE CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1980* .., I ] YEAR STRUCTURE BUILT 1970 1960 1950 1940 1939 i j to to to to to NUMBER(a) March 1980 1969 1959 1949 earlier TOTAL HOUSING UNITS I * PERCENT 324 167 192 102 494 25.0 13.0 15.0 8.0 39.0 1,279 100.0 Analysis by Wade-Trim/IMPACT. (a) Data from the 1980 U.S. Census, Census Tracts, Detroit, Michigan, SMSA. J _, l J ., -2 0- 1 �.. ·• ... ..... ....... , -, l . I TABLE 15 YEAR-ROUND HOUSING UNIT TRENDS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1970-1980* l . J ] CHANGE 1970-1980 NUMBER PERCENT YEAR 1 CATEGORY 1970(a) 1980(b) 955 1,281 ) Year-Round Housing Units 324 33.4 i .... J J * Analysis by Wade-Trim/IMPACT. (a) Data from the 1970 U.S. Census, Detailed Housing Characteristics, Michigan. (b) Data from Table 10. \ l.... ., ,. . j -21- �.., TABLE 16 RECENr RESDHll"IAL CXN5'mOIOO N::ITvIT'f. CITY OF RIOM:ND, MCOm CClJN'r.{, MIOIIGt\N 1980-1987* ... l 1 1980 CATEX;ORY j I I 1981 1982 1983 1984 1985 1986 1987 1988 Detached Single-Family Units 8 3 l 2 9 11 17 20 13 84 Tua-Family Uni ts 0 4 0 0 0 2 0 2 0 8 Multiple-Family Units 44 0 0 0 0 0 12 81 38 175 GROSS TOTAL 52 7 l 2 9 13 29 103 51 267 0 0 0 2 0 2 0 0 0 4 52 7 l 0 9 11 29 103 51 263 Less Derrolitions NET TOTAL I 'il,. *Comp. iled p by Wade-Trim/IMPACT frcm SEMCCG, Residential Construction in Southeast Michigan, Annual Reports. I I J ·· , ... '10rA: ) l -22- �•· -, Employment Characteristics The primary determinant of population within a corrmunity is the employment opportunities available nearby. However, within a particular labor market area some local municipalities function as major employment centers while others ar-e pdmarily places of r-esidence or "bedroom" carrnunities. The City of Richmond, being in Macomb County, is part of the six county Detroit Metropolitan Area Labor Market which also includes the Counties of wayne, Oakland, Livingston, I.a.peer, and St. Clair. Thus, the employment opportunities available, not only in the City but in other parts of the Detroit Labor Market Area, constitute the economic base to which the City is inexorably tied. According to the U.S. Census, there were 1, 356 City residents employed in 1980 or 38 percent of the total population. The following text will identify what industries this work force works for, and what positions they hold. Historical data is also presented to reveal changes in employment patterns. I I I Employment Industry Data in Table 17 document the employment by major industry groupings for employed residents for the years 1970 and 1980. I I .. ., _.I I J ] In 1970, the greatest share of the work force was employed by manufacturing industries (27. 7 percent). Other major employers were the wholesale and retail trades and professional services industries. By 1980, 293 residents were added to the local work force, an increase of 27.6 percent. Manufacturing industries continue to employ the greatest share of this work pool. This situation is expected, due to the heavy reliance on the autanotive industries in the Detroit area. DJ.ring the last decade, substantial expansion took place within the finance and professional services industries. This paralleled a shift in the local laboc macket, fran a manufacturing economy to expansion in the service sector. Although thece was a 700 percent increase in agriculture, forestry, and fisheries wockers, the ceal numerical increase was only seven. Data in Table 18 compare nonagricultural employmerlt in the Detroit Metropolitan Area for the years 1970 and 1980. Manufacturing employment dropped from 569,000 in 1970 to 494,100 in 1980, a decline of 13.1 percent. Conversely, there was an inc cease in both nonrnanufacturing employment and government employment over the same period of time. Nonmanufacturing employment increased by 182,100 people (23.9 percent), whereas, government employment increased by 29,800 people employed ( 13. 3 percent) . Total nonagricultural employment increased over the decade by approximately 137,100 people oc 8. 8 percent. Thus, there was a shifting in the type of -23- J .. .... , ...... �j ;:::? 'IABIE 17 / ·°'\ ) -. ™PLOYMENI' BY SELECTED INillSTRY CITY OF Ric:BKH), M2'£CMB CX:IJNTY, MICllI.G!\N ' l I _., 1970 am 1980* I . ,_ 1970(a) INil'.JSTRY ~ PEFCENI' NlMBER .PElO'm NCJmER 0.0 7 .50 7 700.0 PER.rm' 1 Agriculture, Forestry, and Fisheries I I I Construction 71 6.7 91 6.7 20 28.2 Manufacturing 295 27.7 402 29.6 107 36.3 64 6.0 58 4.3 ( 6) 10.3 291 27.4 260 19.3 (31) 11.9 Finance, Insurance, and Real Estate 74 7.0 125 9.2 51 68.9 Business, Personal, and Entertainment Services 66(*) 6.2 71 5.2 5 7.0 135 12.7 269 19.8 134 49.8 67 .6. 3 73 5.4 6 8.2 0 0.0 - -0 0.0 0 0.0 1,063 100.0 1,356 100.0 293 27.6 0 I I - ~ ClWG?.s 1970 - 1980 1980(b) Transportation, Comnunications, Utilities, and Sanitary Services Wholesale and Retail Trade Professional, Health, Education, and Related Services Public Administration 'l Mining J TOTAL(d) O(c) i 'I J * Analysis by Wade-Trim/IMPACT, (a) Data from the 1970 U.S. General Social and Econanic Characteristics, Michigan • • 1 - 'J (b) Data fran the 1980 U.S. Census, Census Tracts, Detroit, Michigan SMSA. (c) Consultant estimates based upon 1970 "other" employees. ' (d) Empioyed persons 16 years of age and older. ·.,) l .! -24- �:,, l TABLE 18 A ~ EMPIDYMENr BY INilJSIRY THE DEIIDIT METIDroLITAN ARFA AtHlAI.. 1970 AND 1980* (OOO's) CWG: 1970 - _1980 INilJS1'RY 1970(a) 1980(a) RH3ER PER(Di ] Total Private I Nonmanufacturing(b) Total Manufacturing I 759.2 941.3 182.1 23.9 569.0 494.l (74.9) (13.1) Total DJrable Goods(c) Total Nondurable Gcx::lds(d ) I Total Government t Jotal Nonagricultural I I 476 . 5 413 .8 (62.7) ( 13. J 92.5 80.3 (12.2) ( 13 . : 223.1 252.9 -29.8 - 13 .3 1,551.2 1,688.3 137 .1 8.8 *Analysis by Wade-Trim/IMPACT, February, 1986. (a) Data from the Michigan Employment Security Corrmission, Report on Employment, BIS 1830E, for respective years. (b) Nonmanufacturing includes service, retail trade, utilities, transportation, ·7 cormiunication, construction and other similar industries. ., _j (c) Durable manufactured goods include autorrobiles, electrical machinery and furniture products arrong others. ~ (d ) Foods, textiles, apparel, printed materials and chemicals are among the gocds termed nondurable . J NarE: The D=troi t Metropolitan Area includes Wayne, Qakland, Macomb, Lapeer, St. Clair, and Livingston Counties • . i -25I J ~ �work performed. Accompanying the shift was a concomitant increase in the number of persons employed in the region. Much of the employment increase can be attributed to the growth in the number of wanen who entered the work force during this period. As measured by increases in the work force, the region experienced a rrodest amount of economic growth since 1970. The population projections developed for the City assume this rroderate rate of economic growth will continue and act to provide employment opportunities for future residents of the City. Ernployrrent by Occupation ...., •' J I I I Data in Table 19 display trends in employment, by occupation, for the City of Richmond in 1970 and 1980. This data also indicate a change in the type of work being performed. Between 1970 and 1980 there were large increases in the number of technical and administrative support employees (51.9 percent) and managerial employees (68 percent) This trend is projected to continue. -0 I I • 1 I I _J l ,j .. .· i -26- �] TABLE 19 .EMPLOYMENI' BY SELECTED cx:::a:JPATIOOS CITY OF RIOH:'tID, MACa4B axJNrY, MIOIIGAN 1970 and 1980* i OCCUPATIOO rDmER OWG:S 1970 - 1980 1980(b) 1970(a) PEXENT NUMBER PERCENr 7 j I I I D I I Managerial and Professional Specialty 194 18. 2 326 24.0 132 68.04 Technical and Administrative Support 156 14.7 237 J7.5 81 51.92 Sales Workers 113 10.6 105 7.8 (8) (7.08) Service Workers 125 11.7 185 13.6 60 48.0 12 1. 2 13 1.0 1 8.33 Precision Prcx:iuction, Crafts, and Repair 209 19.7 197 14.15 (12) (5.74 ) Operators, Fabricators, and Laborers 254 23.9 293 -21.6 - 39 15.35 1,063 100.0 1,356 100.0 293 27.56 Farming, Forestry, and Fishing TOTAL EMPLOYED *Analysis by Wade-TrirtV'IMPACT. l ] (a) Data from the 1970 U.S. Census, General Social and Econani~ Characteristics, Michigan. (bl Data from the 1980 U.S. Census, General Social and Economic Characteristics, Michigan. NOTE: Data is for employed persons, 16 years of age and older. -27- �NATURAL FEATURES Introduction The development of land including the excavation, fill, clearing, grading, and construction that occurs on a site can significantly impact the natural environment. Special attention rrust also t:e given to environmentally sensitive areas. Environmentally sensitive areas can t:e defined as land areas whose destruction or disturbance will imnediately effect the life of the community by either: 1) creating hazards such as flooding; or 2) destroying important resources such as wetlands and w~od lots; or 3) wasting important productive lands and renewable resources. I I I The purpose of this report, therefore, is two-fold. First, this study determines land rrost suitable for development, which would require the least developrrent costs and provide the maximum amenities without having adverse effects on existing natural systems. Secondly, this report will help identify lands most suitable for recreation-conservation. The applicable natural features of the City of Richmond are presented t:elaw. I I Topography Significant Site Features •0 ." Significant site features are those surface characteristics which serve to "shape the corrrnunity," in some instances discouraging development, and in others attracting particular land use activities. The first of these to t:e examined is topography. The topography of the City of Richrrond is gently rolling to hilly. Land elevations range from a low of about 707 feet above sea level at the southwest quadrant of the city to a high of 750 feet above sea level at the intersection of highway M-19 with the northern City boundary. The gently .rolling terrain presents few constraints to future development within the City of Richmond. 1For a complete discussion on the importance of protecting envi~onmentally sensitive areas see Performance Controls for Sensitive Lands, Planning Advisory Service Reports 307 and 308, June 1975. • I -28- �'.1 :.l Woodlands United States Geological Survey (USGS) data for Richrrond show the existence of a large woodlands area in the southwest section of the City. V'KXX:llands are available as wildlife habitat and for aesthetic enjoyment. ~ands also moderate certain climate conditions, such as flooding and high winds, by protecting watersheds from siltation and soil erosion caused by stoanwater 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 development. Significant woodland areas are identified on Map 2. i .J I • ;Jf .. l Major Bodies of Water .... I There is one lake within the jurisdictional limits of the City of Richrrond as identified on Map 2. I I I ll I I 1 l .r • Besides their obvious aesthetic and recreational benefits, lakes serve as natural retention areas for stormwater runoff, act as groundwater recharge resource and also tend to rroderate the microclimate in proximity to its shores. Protection of these natural assets should be given high priority. a Hydrology Surface drainage in Richmond is accomplished by a system of natural drainageways and creeks. Included is the Gillett Drain and Fisher Drain. Their location is illustrated on Map 2. These water courses are prone to flooding during major wet weather events. Development within flood prone areas must be carefully managed. Floodplain management involves balancing the economic gain from floodplain development against the resulting increase in flood hazard. The Flood Emergency Management Administration of the U.S. Deparurent of Housing and Urban Development has not developed Flood Insurance Rate maps for the City of Richmond since the City is not a E>articipant in the National Flood Insurance program. Those areas subject to periodic flooding within the City have thus not been recorded. However, flooding has not been reported to be a problem. v~etlands In 1979, the Goemaere-Anderson Wetland Protection Act was enacted by the st.ate of Michigan. This legislation was passed to protect wetlands by cestricting their use to certain activities (fishing, boating, farming, arrong othe rs) while permitting other activities only after permit 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 tie activity is in the public interest. -29- • �SIGNIFICANT SITE FEATURES - 740 _,,,,,- CONTOUR ELEVATION LINES ~~i(W~\( WOODLAND 1 DRAINAGEWAY c::::; BODY OF WATER MAP 2 CITY OF RICHMOND :~i;~ I ~:.:;..: ~~_!.,._;=..:.-~~=-~-""7-:":-:~:-:":::~:-:------------------t ~1~ MACOMB COUNTY , MICHIGAN Wi!de-Trim_l!MP.1111CT Mumc1pa and Planning Consultants �,. I Under the Act, the follawing wetlands are protected: 1. Wetlands contiguous to an inland lake, pond, river, stream, oc similar natural water course. 2. Wetlands five acres in size or larger in counties which contain a population of at least 100,000 people. The Act also pecmi.ts 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 cocmtUnities for the City of Richmond (see Appendix). · The Fish and Wildlife Service of the U.S. Department of Interior has conducted a wetlands inventocy of the City of Richrrond using stereoscopic analysis of high altitude aerial photographs. This inventory is shown as Ma[? 3. Mar;> 3 indicates the presence of wetland areas primarily in the southwest portion of the City which are protected under the Goemaere-Anderson Wetland Protection Act. Soils Two majoc associations are found within the City of Richmond. description of each association is shawn below. A brief Areas of this soil are on rroraines and on glacial till plains. The soil has rrodecately slaw permeability, slow runoff, and m::xiecate infiltration. A seasonal high water table makes woi:-kability difficult during the wet seasons, but the soil is easily worked undei:- proper:- rroistuce conditions. The ocganic matter content is rroderate, the natural fertility is modecately high and the available moisture capacity is high. Limitations are a seasonal high water table, maintenance of soil structure, and poor trafficability under wet co~ditions. Corx)ver Loam (0 to 2 percent slopes): Parkhill Loam (O to 2 percent slopes): Parkhill soils are law to high in oi:-ganic matter content and high in natucal fectility. If these soils are not artificially drained the water table is near the surface rruch of the year. Infiltration is slaw, permeability is m::xierately slow, the available rroisture capacity is high and runoff is slaw or ponded. Management of Parkhill Loam that includes artificial drainage, supplies ocganic matter, and maintains soil structure is l.ffif)Ortant. Map 4 indicates that there are soil types within the City which can be plassified as sensitive. ' -JO- • �L.. :..---- ..,.- ~- i:_ ..;"-'..,, w.. ~ J J - " - -- L .J PO --Ill -.. ~ ...J Hx. ...., n-.., PFOY PO~ -------- - -- a: < cl '"'" --------- WETLAND __ _ ~j l2'!ltF1-L 2 EM, 1 ___ rNFOtlMAT10N AVAn.AnU. FROM wm,.ANTl INVF.NmRY MArS ___ . =--=-~-"'==="= -----...--. -~ -_ ___ ~--_:-.:=:p-~ .... . ........ __ . .----_____ ....... __ -~__ . -- ··----4 ...... _ --·---:::-;---...=:--__...--=-·-=----·---__ ... __ ... - ._..,------~ __ ___ .... .-------...... __ ... ____ _ --·-·-__.....~~ .--------___ . ___ . "'-----~ --- . -- -· -------------------- . CITY OF RICHMOND . ,..... ,...__ -~-·~..--.. .. -. 1,_ -•-►-"_.., .. _.._._ .. . _., ,,.._ ._.."'.__,,..,._ _..,___, ___ ,___ ......,. ...__.__ .,..-_ L ..._ -·------- ,....,.,...._ .. ·-- -•-··- - PIILUSTTHNE WETLAND ·-:::::-· (UMOf:A '1'111! ACM:SJ --------·---------·-·-·-·-·- ·- -- ....,._ .._ __.---_ __ _ •·- - PROTECTED PI\LUSTRINE WETLAND -- W-..4~1J""' ~ t l l .... ..,_,.,.,.._ lt ....... ------·• ... tia..,.. MAP 3 :~~ .~..!.._.:...-,=;,;~,--=:~U7.N~T::-Y~~M:--:-;l-;:C::';H~IG:;::-A-=--:N-;----------------------ll-,e~J MACOMB CO , ■-•• Wade-Trim/IMPACT Municipal and Planning Consultants �·• ·· - .... SOILS G • SENSITIVE SOILS MAP~ CITY OF RICHMOND :M; ::=_.!..!_!_..:::::.:.....,....::_:c:..::::::.:...:.:.,:..:..:~-:--::::~-:-:::::-:-7"':"--------------------~...~ .a MACOMB COUNTY , MICHIGAN •-•• Wude-Tr,m/lMPACT Municipal a.n d Planning Consulr3nls �. I r Sensitive soils within th~.! City of Richrrond are generally i;xx>dy drained un<l have high water table making them unsuitable for waste dis~osal. The soil inter:-pretations are general in nature and will not eliminate the net.'<l for on site study and testing of S!;)ecif ic sites for the design and construction of specific uses. f I -3 - �· -- EXIsr:nl; LAND USE ANALYSIS Intrcduction The collection, ccmpilation, and analysis of existing land use inforrna.tion is an essential element of a corrrnunity's ccmprehensive plan. The preparation of the Future Land Use Plan is only possible when there is a clear undez:-standing of existing conditions and relationships between land uses. The inventory of existing land uses serves as the basis for analyzing land use patterns and future development trends. In the course of execc1s1ng its zoning powers, the City rrust give reasonable consider:ation to the charactez:- of each district and its suitability foz:paz:-ticular uses. An inventory of the existing development pattern would further this objective. The Existing Land Use Map and acz:-eage table which are included in this report will also sez:-ve as a ready z:-efecence foe the City in its considecation of everyday pcoblems in land use management and public improvement proposals. Survey Methodology A field suz:-vey was conducted for the puz:-pose of gathering existing land use data. Each parcel in the City of Richmond was visually inspected in the field and its use compared to, and cecorded on, 1980, 100 scale aerial phot<YJraphs which were supplied by the Macomb County Planning Ccmnission. Land use categories wece then developed which incorporated all types of existing uses and which would readily distinguish one class of property from another. The classifications were then rr,apped on a 500 scale mylar property line base map of the City, cceated by Wade-Trim/IMPACT specifically for this planning program. Acr.eage calculations for each land use category were obtained by direct measurement of the existing land use rr,ap, using an electronic digitizer connected to a Hewlett-Packard canputer. Richmond Land Usage Nine ( 9) land use categories were utilized for purposes of this analysis. Map 5, entitled Existing Land Use, ceveals these clas~ifications and their gee.graphic distribution thz:-oughout the conirnunity. The City of Richmond encompasses an area of 1.79 square miles or ~p!;)roximately 1,148 acres, of which a!;)proximately 47.13% (541.17 acres) have been developed. The remaining 52.87% (607.01 acres) have been considered as undeveloped and includes open space and agricultural land under cultivation. Table 20 provides a descriptive surrrnary of the various land use classifications within the City and the extent to which each use contributes to the total land area. -32- •· ...........-. �I FlflO .SUAV!Y1 AUGUST 24 ,29,29. 1988 EXISTING LAND USE P---~ I LAND UNDER CULTIVATION ~ OFFICE (-. ......·.! SINGLE FAMILY : :~;~-::: COMMERCIAL C'Z:m MULTIPLE FAMILY ~ INDUSTRIAL ~ MOBILE HOME PARK !:EE PUBLIC/SEMI-PUBLIC C:::J OPEN SPAC~ AND OTHER MAP 5 •-• OF RIC HMOND CITY :.:::..:...~~~:::-::::-~~:--;:-.;;:~;::;-;;--;:-;--------------{~j MACOMB COUNTY, MICHIGAN ■-•• Wade-Trim/IMPACT Municipal and Planning Cons11tr;ints �r- l ""'It TABLE 20 I EXISTING LAND USE CITY . OF RICHMOND, MACOMB COUNTY, MICH(GAN 1988* i I ..J ] . PERCENT - ·1i LAND USE CATEGORY ACRES Single-Family Residential 272.27 23.71 Multiple-Family Residential 24.41 2.13 ] Mobi l. e Homes 14.24 1. 24 Comm e rcial 61.03 5.32 3 Ot: Ei.ce 1. 86 0.16 29.30 2.55 i ·-J I ndustcial Utilities OF TOTAL ) Publ i c/Semi-Public 138.05 12.02 r) Agciculture (land under cultivation) 119.62 10.42 Open Space (includes coad right-of-way) 487.39 42.45 1,148.17 100.00 ] TOTAL a *Wade-Tri m/IMPACT l and use survey, August 24, 26, and 29, 19 8 l::l. \ J ] • fI -33- j �7 Single-Family Residential Single-family residential uses comprise 272.27 acres (23.71%) of the total developed land within the City. Single-family residential development is evenly dispersed throughout the City with heavier concentrations of r:-esidential developnent located in the northeast and southeast quadrants. The majority of the homes within the City of Richmond are located on platted lots within subdivisions ranging in density fran three to four dwelling uni ts per acre. A few hemes on larger parcels exist adjacent to the City's northern boundary on the north side of Pound Road. J Multiple-Family Residential The multiple-family classification represents properties containing three or rrcre units on the same site. They may be rental or condaniniurn units or cooperatives in complexes or in single structures. Land uses so classified also include related lawn areas, parking areas, and any small recreation facilities associated with the development. Multiple-family development accounts for a.bout 24.41 acres (2.13%) of the acreage in the City of Richrrcnd. Multiple-family apartment complexes, including Nancy Manor and Richrrcnd Club Apartments, are located on the north side of Division Road, west of Skinner Drive; and along Dow Street, east of Grand Trunk. 1. Mobile Homes Within the City of Richrrcnd, rrcbile hanes occupy 14.24 acres (1.24%) of the total land area. Mobile home development is contained within a rrobile hane park, located between Beebe Street and Skinner Drive. Cornnercial J l ~ 7 .. .: Comnercial uses have developed in a "strip" pattern primarily along the Main Street (M-19) and Division Road corridors of the City. Comnercial use accounts for 61.03 acres (5.32%) of the land area total. Cornnercial uses within the City of Richmond include car dealerships, gas stations, hardware stores, restaurants, and other convenience and retail uses. Office Office uses are financial institutions, medical, and professional service (i.e., legal, real estate, accounting) establishments. Only approximately 1.86 acres (0.16%) of the City is developed for office use. Existing off ice uses include a professional center located at the southeast corner of Division Road and Stoecker Lane; offices on Beebe Street between Monroe Street and water Street; and offices on the west side of Main Street, south of Beier Street. ' ..' I I l I -34- �,.., I i ...... Industrial The majority of the City of Ridurond' s industrial uses are located in the central portion of the City, along the Grand Trunk and Western Railroad. Primary industrial uses within the City include a concrete and lumber canpany north of Division Road to the south of Grand Trunk and Western Railroad; a concrete plant south of Division Road; Southeast Michigan Gas west of Burke Road; and a meat canpany north of Division Road, to the east of Grand Trunk and Western Railroad. There are 29. 30 acres (2. 55%) of industrial land within the City. .J ] Public and Semi-Public .. J ] Public land use includes open land for outdoor cultural, public assembly or 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 awned 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. The City contains approximately 138.05 acres (12.02%) of public and semi-public uses. Land uses in this category include St. Michael's Cemetery and St. Augustine Catholic School in the southeast quadrant of the City; Richrrond High School, Richmond Middle School, and a public library in the southwest quadrant; little league baseball diamonds and a recreational facility to the south of Madison Street; and a variety of smaller uses located throughout the City. Agriculture (Land Under Cultivation) Lands in this classification include areas used for productive agricultural purposes. Within the City of Richmond, there are 119.62 acres (10.42%) of land area being cultivated for agricultural purposes. The available agdcultural land in this vicinity is considered to be very productive. Crops cultivated include corn, cucumbers, beans, onions, and other vegetable crops. J ] ,, I _,, ) ::. ,. ·:-- ... \ Ooen Space and Other This classification includes lands that are vacant and not being used foF agricultural purposes or other uses. For the purposes of this analysis, vacant land also includes roadways and wooded lands. Within the City of Richrrond, 487.39 acres (42.45%) of the land area is vacant or fallow. Vacant land, depending on its location and physical limitations, could be used for residential and nonresidential development, transitional land uses, and agricultural crop production. '' . \ J -35- �l ... Existing Land Use/Area of Influence The City of Richmond has chosen to investigate the existing land use pattern and physical features in an area bounded by Hebel Road, as extended, to the north; Lowe Plank Road to the west; 31 Mile Road to the south; and the Macomb/St. Clair County boundary to the east. It is believed that this area will have the rrost immediate impact upon the City in regards to long-range planning policies, future zoning trends, infrastructure needs, and potential service delivery requirements. ., J The area of influence, comprises a land area of 2.75 square miles or approximately 1,760 acres. Approximately 12% (205 acres) have bee~ developed. The remaining 88% (1,555 acres) have been considered as undeveloped and may include cropland, open land, wooded areas, and vacant !_)roperties. _j Seven land use categories were utilized for purposes of this analysis (see Table 21). They include single-family residential, off ic~, cornnercial, industrial, public/semi-public, land under cultivation, and open space. A description of each of these classifications and locations of the various land uses are presented below. Land use classifications within the area of influence are indicated on Map 1. Single-Family Residential In general, single-family homes are located on large acreage parcels along major arterials within the planning area. Low density residential land use accounts for approximately 118.74 acres (6.75%) of the total land use . within the area. Higher density multiple-family residential develoi;ment is nonexistent within the area of influence. Increasing residential land use densities would not be feasible at the present time because of a lack of utilities and infrastructure necessary to support higher densities. Corrmercial Ccmnercial uses within the area of influence are located primarily along 32 Mile Road to the east and west of the City of Richrrond, and along highway M-19 in the Muttonville area. Within the planning area, there are 45.80 acres (2.6%) of commercial land use. Major commercial uses include Michigan National Bank., K-Mart, AIS Equipment, and Lumber Jack Building Supply. j ...1t Office Office uses within the area of influence are located within an office building on the south side of highway M-19 in the Muttonville area. Office use consists of 1.63 acres (0.09%) of the total land within the planning area. ·j .::,, t -36.J �..... I,-. TABLE 21 I EXISTING LAND USE/AREA OF INFLUENCE CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1988* I I _j ACRES Single-Family Residential 118.74 6.75 45.80 2.60 1.63 0.09 Industrial 16.51 0.94 Public/Semi-Public 22.26 1.26 244.25 13.88 Open Space (includes road right-of-way) 1,310.96 74.48 TOTAL 1,760.15 100.00 Commercial Office I I I Agriculture (land under cultivation) I I *Wade-Trim/IMPACT land use survey, August 24, 26, and 29, 1988. l j '' -37- j PERCENT OF TOTAL LAND USE CATEGORY I �-. Industrial Industrial uses al:'e located on the north side of 32 Mile Road to the east of the City boundary, and on the north side of highway M-19 in the Muttonville al:'ca. Within the plaMing area, thel:'e are 16.51 acres (0.94%) o( industria.l land uses, including Foste!:' Oil Canpany and an extractive use. i .j Public and Semi-Public • - -~i Public and semi-public uses within the area of influence account for 22.26 acres (1.26%) of land area. Public and semi-public uses include a cemetery on the east side of Memphis Ridge Road, a wastewater treatment plant on the north side of 31 Mile Road, and two churches . ' .....l j Agriculture (Land Under Cultivation) I I There is a significant amount of productive agricultural land within the northern quadrants of the area of influence. Within the plaMing area, there are 244.25 acres (13.88%) of agricultural land. The available agricultural land in this vicinity is considered to be very productive and includes corn, beans, and other vegetable crops. Open Space I I This classification includes lands that are vacant and not being used for agricultural purposes or other uses. For the purposes of this analysis, vacant land also includes roadways. Within the area of influence, 1,310.96 acres (74.48%) of the land is vacant or fallow. There is significant potential for the utilization of vacant land within the area of influence. Adequate services and infr-astructure, including sanitary sewer, must be available, however, before this potential can be fully realized. 1 t l _j .J ] f ' -38- j �1 7 Sl."RUC'lURAL CXNDITIOOS ANALYSIS i ... Intrcduction ! ; I - -· a part of the housing needs assessment, information on the physical condition of single-family hanes was ccmpiled. In those neighborhocds 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, becomes expensive to the individual and the cormn.mity in a variety of ways. As ] I <'"'ll 1· i I I ...J j J Stc-uctural detedoration most often results in a decrease in neighborhood property values, with the City ultimately experiencing a reduction in tax cevenues. Because of this loss of tax dollars, the ccmnunity is often forced to reduce services, which may serve to further hasten the deterioration of the neighborhood. This need not be -the case, since suitable programs may be designed to arrest the deterioration process. The nature of any particular program, however, depends on the magnitude of the deterioration, the amount of funds available to implement program cecornnendations, and the policies of the local government. Methodology 1 j J '··) The assessment of the structural condition of hares in the City of Richmond was accomplished through a survey which rated the individual units against selected criteria. A nwindshield" and on-site survey of all single-family detached building exteriors in the City was conducted in June, 1988. Each home (excluding multiple-family units and mobile hanes) was assigned to one of three structural categories: standard, deteriorating, or substandard. The standard category includes recently built hemes, those currently under construction, and hanes of all ages which are in generally good condition, but which may need maintendnce or minor repairs. Those few structures included in this category which would benefit from minor repairs generally require only cleaning and painting. An example of a standard structure is shown in Figure 1. The homes in the deteriorating category are in poor condition as evidenced by either a defect in a single major structural elerre~t (roof sag, walls out of plumb, or cracked foundation) or by five or rrore 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 heme appears to be econanically feasible. A deteriorating structure is shown in Figure 2. The homes in the substandard category are typically so dilapidated as to render them unsafe for habitation. They contain at least t\.JO defects in major structural elements, or one major defect combined wi th five or more minor structural flaws. Rehabilitation of these units is assumed not to be EJ<,onemically feasible, because of their- advanced stage of deterioration. Figure 3 shows an example of a substandard home. . i I . .i J -39- �7 Structural Cuality Results It can easily be inferred that the vast majority of housing units within the City are structurally sound, since they have recently been built; however, a cursory survey of the City's housing stock, conducted by Wade-Tdrn/IMPACT in June, 1988, indicated that a significant number of dwelling units were showing evidence of structural decay. j Data in Table 22 document the structural status of all single-family detached homes in the City of Richmond. Structural conditions are generally good in total, reflecting both the fairly recent vintage of the majority of hemes in the corrmunity and the original quality of construction. Approximately 99 percent of the single-family detached housing stock appears to be in standard condition. Only nine homes are classified as deteriorating, while three units are designated as substandard and warrant rerroval. ! I ~J "1 While the overall condition of single-family homes in the City of Richroc>nd is excellent, there are two subareas which exhibit conc~ntrations of deteriorating housing. The greatest concentrations of deteriorating structures are found in the southeast quadrant of the City, south of Division Street; and the west central portion of the City between Ridge Road and Division Street (Map 6). J 1 Causes of Structural Cecline What causes one-family structures in the same general geographic location to have widely varying degrees of stcuctural decay? Many factors can be contributing agents, but in the City of Richmond the rrost prevalent factors causing structural decay include the following: Obsolete and Inadequate Original Construction Table 22 shows 1. 3 percent of the total structures as being deficient. Field inspection revealed many of these were older homes. While these buildings may have been standard at the time built, the advanced age of the buildings is causing inadequacy to grON in importance. Structural defects, lack of adequate facilities and amenities, and poor general appearance, are major contributing factors causing these buildings to become blighted. This is probably the rrost important cause of building decay in the City . .l 1 l •l Inadequate Buildirg Maintenance Older housing areas generally have a. large proportion of elderly people, many living on a fixed income, such as a pension, which does not provide adequate allowance for repairs at the same time that the structure's age and obsolescence requires extensive repair and maintenance. In addition, many elderly persons are not physically able to make repairs that might be normally made by a younger householder at minimum expense. f I J -4 0- �,,_, ~ 1 ~ ~ ! ...z I < ► § ~ a: rj .... Gd STRUCTURAL QUALITY BY NEIGHBORHOOD STANDARD STRUCTURES DETERIORATING STRUCTURES SUBSTANDARD STRUCTURES 1-6 NEIGHBORHOOD NUMBERS NEIGHBORHOOD BOUNDARY MAP 6 ND •~• RICHMO OF___ CITY ;...;_;;__,;____,;__ _.;;__~~=-:--,-~----------«[~] MACOMB COUNTY, MICHIGAN --- Wade-Trim/IMPACT Municipal and Ptanmng consu1tants �-, TABLE 22 \ SINGLE-FAMILY RESIDENTIAL STRUCTURAL CONDITIONS CITY OF RICHMOND, MICHIGAN 1988* _j ] STRUCTURAL CONDITION Standard Deteriorating j NUMBER PERCENT 928 9 98.7 1.0 3 0.3 940 100.0 Substandard 1 I I *Analysis by Wade-Trim/IMPACT, Structural Quality Survey, June, 1988. I I J I I ~ -l f I "3 ~-:_- .·..·.., .. ' j -4 1- �• .-, l ! ..... •J , J~tible I.and Uses Incanpatible land uses usually occur in residential neighborhoods where industrial or ccmnercial uses exist mixed in with the residential uses • The opposite is also true where residential units are mixed with industrial and COlil'rercial uses. The City sho,.,s evidence of mixed uses along its major section line roads. These uses also cause the generation of undesirable traffic flow patterns and parking problems. The City would be improved with the elimination of incompatible land uses. - J I I I ~ 'iii I I ., J . '' f I j -42- �r:;. J 1 FIGURE 1 STANDARD i .l The standard category includes recently built homes, those currently under construction, and homes of all ages which may need minor repairs and maintenance but are generally in good condition. l ·-, 7 J I I I •I ,,...... I J ·I l j �• q .. -7 FIGURE 2 DETERIORATING ! ...... ; J ] 'l Structures in the deteriorating category are in poor condition as evidenced by either a defect in a single major structural element (roof sag, cracked foundation, walls out of plumb) or by five or~ more minor structural flaws ranging from missing materials to open holes and cracks. This category is such that while the deficienci~s are undesirable, repair and rehabilitation of the structure appears to be economically feasible. J J 3 I D J . .] :1 J ] ..' . ..l '' �;i ;J ..... i FIGURE 3 SUBSTANDARD i .J Substandard structures are so dilapidated as to render them unsafe for habitation. For classification purposes, they contain at least two in the major structural elements or one major defect~ combined with at least five or more minor structural flaws as defined above. At this stage of deterioration, rehabilitation is assumed to not be economically feasible. J I I I I I I fI _::, ) ., • "' j �1 GOALS, CE.J"EX:TIVES, AND POLICY STAD:MENIS I Introduction l • J l I I I I I ln order lo ef foctively plan for its future growth and development, the City of Rich.Irond must first set certain goals and objectives based on comnunity consensus, to guide the decision making process and establish a basis for Future Land Use Plan Formulation. These goals and objectives must reflect the type of ccmnunity desired and the kind of lifestyle its citizens wish to follow, given realistic econcmic and social constraints. The following text represents a reccmnended set of goals (the ultimate purposes ·or intent of the plan), objectives (means of attaining ccmnunity goals) and policy statements (specific statements which guide action) which are prepared to guide local City officials in reviewing future land use proposals. While the Future Land Use Plan indicates, in general, the type and location of future development, it should not be used independentiy of the plan policies. The policies are the key ingredients of the plan in that they provide flexibility and allow adaptation to new and unforeseen situations as they niay occur. Goals The City of Richmond recognizes the many advantages available within the cornnunity including available recreation activities available Central Business District, attractive neighborhoods and hemes, a good educational system attractive natural assets and generally excellent carmunity facilities and services. The City of Richmond wishes to maintain and enhance these important community features while pursuing methods of encouraging ordecly and balanced economic develofn1ent in the future. In recognition of these facts, the City of Richrnond adopts the following general corrrnunity goals to guide future develofn1ent activities: l. I I Promote the orderly economic development of the City of Richmond. Orderly econcmic development can be defined as maximizing the use of public dollar investments in facilities and services, such as water and wastewater systems, roads, schools, transit, law enforcement, fire protection, and parks. 2. Protect and manage the a1verse and valuable land, water, and air resources of the City for the use and enjoyment of present and future generations. 7I 3. Promote and maintain a balanced ecological system in the City of Richmond and develop methods that will enable City residents to continue the physical developnent of the area without damaging the environment. i ', -43- j �l Ensure diversity, stability, and balance of land uses to serve human needs: residential areas; natural and recreational areas; schools and cultural activities; adequate public services; access to shopping, health services, and places of employment. 4. Objectives and Policies 1 Achievement of comnunity goals can be accomplished if the City of Richirond adopts and adheres to the following objectives and policies with respect to residential, comnercial, industrial, public and semi-public lands, and the natural environment. Residential Develq:ment ObJective I I Prarote the development of planned residential areas designed to offer a variety of identifiable living environments. Policies I •I l. Prarote the identification, preservation and redevelopment of historically significant houses and neighborhoods in the City of Richirond. 2. Promulgate future land use policies which will prevent the encroachment of carrnercial or industrial activity in established residential areas. 3. Ensure that new residential development of appropriate density does not occur in areas which are unsuitable and inccmpatible such as established heavy canmercial or industrial districts, or other areas of the City where the quality of residential development would be compromised by abutting land uses. 4. In areas of the City other than historical distcicts, redevelopment for residential purposes is to be encouraged due to cost efficiency in utilization of existing infrastructure capacity and improvements. The City of Richmond shall encourage the preservation of homes and districts deemed to be of historical significance. 5. Establish residential land use policies which are compatible with environmentally sensitive areas and encourage residential develoi;:roent into areas which do not demonstrate significant environmental constraints. . l _J' f I l -44- �6. City programs which offer housing assistance to lcw and moderate income and special needs groups should, when determined by City Council to be practical and possible, be continued and upgraded. 7. 8xaminc innovative methods of financing substandacd cesidential units in the City. 8. Continue to nonitor the conditions of residential hanes in the City to detect and eliminate housing code violations. 9. Apply consistent residential site standards to conventional and manufactured housing during the City's subdivision review process. 10. Encourage the development and use of technological innovations in housing construction which provide safe and livable housing and at the same time provide reduced housing costs. 11. Analyze City building and land development codes to identify and modify those regulations which unn~cessarily inflate the cost of housing. 12. Encourage energy-efficiency residential develo~nts. 13. Encourage development patterns which do not physically isolate low and moderate income and special needs groups from other sectors of society. 14. Recognize the need for and encourage the development of affordable housing in the City of Richmond. I 15. Examine the feasibility of creating new financial incentives for the development of low cost, affordable housing in the City of Richmond. I Ccmnercial ~velcpnent ] J I I I ~ ~ and the conservation redevelopment measuces in of new Objective Provide a full range of corrrnercial facilities which are adequate to serve the resident population within the Richmond Market Area. Policies 1. Recognize the City of Richrnond as an accessory corrrnercial center serving the local consumer population. 2. Encourage the establishment of new corrmercial uses and the expansion of existing establishments in the City. ' 1 -· .· ) '' f J j -45- �l 7 ! 3. Encourage the development of clustered ccmnercial and/or office facilities in close proximity to major street intersections, thus providing the opportunity to offer a variety of goods and services most conveniently, r-ather than fostering the developnent of strip carrnercial developnent. J 4. Strip commercial thoroughfare frontage developnents should 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 ccmparison or multi-purpose shopping trips. 5. Encourage the use of marginal access drives and limit the number of entrances and exists serving comnercial uses as a means of reducing traffic conflicts along major business corridors. 6. Require all proposed canmercial rezoning to be justified in terms of neighborhood, ccmnunity, and market area needs, as applicable. 7. A compatible relationship should be established between carmercial centers and adjacent residential properties through the use of such buffer devices as walls, landscape areas, and transitional uses. The disruption of residential areas by poorly located corrmercial activities should be avoided. 8. Corrmercial development should be located in close proximity to other land uses which have similar facility and service needs in order to provide a rrore efficient and cost effective delivery of services. 9. All corrmercial developnent shall be established only in areas where adequate public facilities and services already exist, will be provided prior to occupancy, or are scheduled to be available within an approved time frame. ' I I I 1, I I ·1 J I I Iooustrial Develcpoont Objective Encourage a variety of light industrial development with attractive sites which will strengthen the tax base and provide a place of employment for area residents. Policies 1. Encourage the development of new types of industries and those that are econcmically 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, especially airport and rail facilities. , f -46- �3. Locate industrial areas where they have reasonable boundaries and are not subject to encroachment by incanpatible uses. 4. Preserve and rehabilitate appropriate industrial areas by rerroving incanpatible uses, consolidating land, and rerroving 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 development 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. J 7 j Natural Envirorment I I I Objective To maintain and preserve sufficient open space and recreation facilities to satisfy the needs of City residents. Policies 1. Implement land use patterns which will ensure sufficient open space to serve the needs of the future population and which will protect essential natural resources. D 2. I I Encourage patterns of developnent which will maxlffil.ze environmental protection and canpatibility while striving to meet the Township's social and economic needs, by recognizing the fact that natural resources are a vital carmunity benefit. 3. Evaluate all future development and redevelopment in terms of protecting and enhancing the natural environment including, but not limited to, air and water quality. I I 1• The proposals enl.ll'tterated above for the City of Richmond are objectives and policies to guide future development. If the planning program is to be rrore than a confusion of varied opinions, then it is essential that these objectives and policies be seriously considered. They will help maintain an orderly, prosperous, and attractive development pat.tern in the City. These statements are suggested as a starting point for the City officials. As the planning process progresses, the goals, objectives, and policies rray be altered and new ones formed. Thus, these reccmnendations are flexible and need constant attention. It is recomnended that the goals, objectives and policies be reviewed and updated as necessary, and adopted on an annual basis. - ' r j -47- �J ·7 I P ~ AND IESIGN -' ~ Introduction i ·. J Prior to the preparation of a Future I.and Use Plan, a series of planning and design parameters must be established to guide the preparation of the plan. ] ... 1 ] This chapter will identify the market potential for cornnercial and industrial properties in the City of Richrrond through the application of nationally recognized planning and design standards. This data will be used to determine the arrount of urban land which can reasonably be expected to be absorbed by the comnunity by the end of the planning period. Ccmnercial Development Standards I I I •I I J I I Ccmnercial development is a very important ingredient of the corrrnunity econanic base. Comnercial establishments provide goods and services to consumers, promote economic stability, and can generally enhance the quality of life for area residents. However, if carmercial districts are not suitably located and carefully planned they can be a disruptive element and ultimately detract fran, rather than enhance, the ccmnunity environment. Planned shopping centers have distinct advantages over strip comnercial development. The developer of a planned center is able to locate the center in a strategically favorable market demand setting, plan for controlled site access and adequate parking, provide effective, attractive landscaping, leave roan for building expansion, and coordinate architectural facade and signage treatments. On the other hand, relatively unplanned shopping areas, situated along major thoroughfares, and generally developed in a piecemeal, uncoordinated fashion, are often constructed as individual speculative ventures, without forethought to possible future changes in market demands or comnunity needs. For these reasons, the City of Richmond should encourage the development of carefully planned, clustered, cornnercial developrrents, rather than isolated uses in uncoordinated commercial strips. Shoppi.o:J Center Requirements There are three primary types of shopping centers: center, cornnunity center, and regional center. ·1 _, l t .• ~ ... J rr the neighl::orhood A ne ighl::orhood center serves the convenience goods needs of local shoppers and traditionally includes uses such as grocery stores, drugstores, barber and beauty shops, coin laundries, hardware stores, and other similar uses established primarily to serve the day-to-day shopping and personal service needs of local neighl::orhood residents. The neighborhood center is typically designed to serve a population of 2,500 to 40,000 persons (depending upon the density of development) living within a 1-1/ 2 mile radius. A land area of three to five acres is generally required to acccrrmodate buildings, parking, and service/loading space and to honor setback standards . -48- �·•I r A ccmnunity scale shopping center is built around a junior department store or a variety store as the major tenant, as well as a supermarket. In addition, the center may contain other kinds of comparison goods establishirents. Conrnercial uses included in these types of centers include restaurants, general merchandise, apparel and accessories, furniture and appliance stores, and so forth. Professional offices may also be located in these centers. Carmunity shopping centers typically serve a population of 40,000 to 150,000 people living within a 3-m.ile radius. ! . . .) The regional scale shopping center provides a wide variety of goods, including general merchandise, apparel, furniture, and hane furnishings. The regional center is built around a full-line department store and is designed to serve a population of 150,000 people or more, living within a 15-mile radius. The shopping center standards, discussed above, are surnnarized and presented in Table 23. I I I Unrelated Ccmnercial Uses Not all corrrnercial uses are sited within preplanned shopping centers. Special attention must also be given to uses which are free-standing, independent structures, not part of a planned shopping center environment. Most of these uses are considered "highway-oriented" businesses, since much of their trade results from exposure and accessibility to passing rrotorists. Data in Table 24 present reccmnended market base standards for many of these uses such as apparel stores, restaurants and liquor stores. For land use planning purposes, the total amount of such acreage which can be expected TIU.1st be projected. Wade-Trim/IMPACT recomnends that five acres per 1,000 people be provided for such development. -) Office Space Requirements i ._j Data in Table 24 also document the population base necessary to support different types of office development typical of local, communities (doctors, real estate, accounting, travel agencies, legal off ices, and banks). To provide for additional office development, Wade-Trim/IMPACT recarrnends that three acres per 1,000 people be provided for planning future office developnent. J J I I f , -:'" IJ . J -49I ..J �'-- .........., ," . .._.,..:t, : · ~ l ·-···: -- ... .. - ., L ....J -- . .. ' L-i~w....l -----·· .....,,__, : ;-.,-,··, TABLE 23 TYPICAL SHOPPING CENTER STANIWm:i* POPUI.ATIOO BASE a::t,tR)SITIOO SERVICE AREA CENTER TYPE SITE SIZE 3- 5 acres Supennarket as the principal tenant with other stores providing convenience goods or personal services. Typical GlA of 30,000 to 100,000 square feet. Trade area population of 2,500 to 40,000 people. Ne ighl:x::>rhood, Ne iyhlx:Khood ccmnunity Center Junior department store or variety store as the major tenant, in addition to the supermarket and several merchandise stores. Typical GlA of 100,000 to 300,000 square feet. Trade area population of 40,000 to 150,000 people. 3-mile radius 10 acres 150,000 or ioore people. Regional Center Built around a full-line department store with minimum GlA of 100,000 square feet. Typical center GlA of 300,000 to 1,000,000 square feet. 10-15 mile radius 30-50 acres Center I VI 0 I •urban Land Institute, Shopping Center Develognent Handbook , (Washington, NCJI'E: GlA represents gross leasable area. o.c.), 1977. 6-minute drive time 1 to 1-1/2 mile radius �A TABLE 24 7..... j mxn,,MENOED SIORE OR SERVICE USE STAND!\RIS CITY OF RICBM)ND, MACCMB CCONI'Y', MICHIGAN 1990* i ., J SIORE OR SERVICE USE Food Stores Drug Stores Liquor Stores Restaurants and Taverns Laundries (coin-operated) 7 J I I I •I I J I ] Dry Cleaners Beauty Shops Barbee Shops Television Repair Real-Estate Offices Br-anch Banks Accounting Offices Nur-series Travel ~encies vbmen's Apparel Stores Spar-ting-Goods Stores Books and Stationery 'Furnitur-e and Home Furnishings Stores Carner-a Stores Autorrotive Service Stations Hardware, Paint, and Building Supply Stores POPULATION BASE 4,000 9,000 3,100 varies 12,400a 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 RENrAL REVENUE TYPICAL BOIIDING SIZE rorEmIAL (SCOARE FEET) lcw high high lcw low medium high high 20,000 5,400 2,000 3,300 high high high high rredium low MARKE!' PENETFATION law medium medium low high high n/a medium high medium medium medium 1,600 1,300 1,200 750 1,400 1,000 4,000 n/a 1,300 800 2,500 n/a 2,000 law medium 10,200 high lcw n/a high high low medium \ 55,100 2,800 medium low medium high 2,000 vades 8,700 medium medium 5,700 rI J low -51- �TABLE 24 RECCt-1MENDED SIORE OR SERVICE U S E ~ CITY OF RICEMJND, MAC01B COONrY, MIQUGAN .J 1990* (Continued) l POPUIATION SIORE OR SERVICE USE J I I Convention Hotels Bowling Alleys and Billiard Parlors Coctors Offices Legal Offices Stock-Brokerage Offices MARKET PENEIRATION BASE RENrAL REVENUE POI'ENI'IAL TYPICAL BUILDn:x; SIZE (SQJARE FEET) b varies n/a varies C C C C low low low high high high 1,000 6,000 15,000 1,000 800 800 *Data from Darley/Gobar Associates, Economic, Real Estate, and Marketing Consultants, as published in House and Hane Magazine, 1973. I I 7 J aFigure is very approximate, depending on whether residents have their own machines. bNot applicable; does not depend on residential population. cCurrent figures not available - popularity is declining rapidly. n/a Not Available NOTE: I I Population base refers to the number of actual customers each store or service requires for its support. Market penetration is each one's relative ability to withstand competition; a store with low penetration needs a greater number of residents in the area than one with the same population base and high penetration. Assume a 3:1 site to building size ratio to determine total land area need. .1 i .J rI J -52- �Indus~rial Developnent Standards • J' ] 1i ] J D :],. The quantity of developed industrial land a cornnunity may have in future years is dependent upon its current employment base, availability of utilities, local political philosophy, as well as a myriad of other factors industry considers when deciding to locate in a particular carmunity. The economic developnent element of the Master Plan lists the rrore important features industries analyze when choosing a site. For land use planning purposes, however, it is necessary to estimate the amount of land that can reasonably be expected to be developed for industrial purposes, so capital improvements can be adequately progranmed in advance and to insure that an ample supply of land is available. Tables 25, 26, and 27 sunmarize three methcdologies camonly used in calculating future industrial land area needs. They are population, land use, and employment density ratios. The greater accuracy is achieved through application of employment/density ratios (Table 25). If employment by industry type can be estimated, a worker density factor can be applied, resulting in a total acreage requirement. Estimating employment levels is, ho,.,rever, beyond the scope of this study. Industrial land needs are rrore readily estimated using land or population ratios. Population ratios represent acreage requirements as a proportion of the total population. Data in Table 26 indicate that 12 acres of industrial land are required for every 1,000 people. Estimating industrial land use can also be accanplished by employing land use ratios. By surveying the amount of land devoted to industrial uses in other comnunities, an average can be calculated and used as a standard for planning purposes. The American Planning Association recently compiled this data; it is presented in Table 27. Using this standard, eight percent of the land area in the City of Richmond should be utilized for industrial development. Residential Standards As of 1980, there were 1,281 year-round housing units in the City of Richmond (see Table 10). These units occupied a total land area of 311 acres. This represents a density of 4.33 units per approx.i mately 296 acres or 0.23 acres per unit. J I The housing element of the Master Plan indicates that Jy the Year 2000, a total of 2,510 housing units will be required to house an anticipated population of 6,000 people. Assuming a similar development pattern to what exists today, a factor of 0.23 can be utilized as the acreage standard for determining future residential land area needs. Land Market Equilibrium I r I Land use planning must insure that the total supply of land for urban use is controlled to match the demand for this land. By meeting supply with ~nd, orderly gro,.rth can be achieved, while at the same time maintaining property values. If too much developable land is recomrended, urban sprawl and haphazard development could occur with adverse effect on property values. -53- �J ...,. I TABLE 25 EMPI.DYMENT/DENSITY RATICS FOR ESTIMATING INOOSTRIAL IAND USE* .J ... , • J I I AVERAGE NUMBER OF El-IPLOYEES PER NET SITE ACRE INIXJSTRY Intensive Industriesa Intermediate Extensive Industriesb Extensive Industriesc 30 14 8 ~rban Land Institute, Industrial Development Handbook, 1975. aindustries include electrical equipment and supply, printing and publishing, apparel and textile products, transportation equipment and similar us~s. bindustries include lumber and wood products, furniture and fixtures, food and kindred pcoducts, chemicals and similar uses. cindustries include tobacco products, petroleum and coal products, wholesale trade and similar uses. TABLE 26 POFUUuICN RATICS FOR ESTIMATING INIXJSTRIAL IAND USE* I I CATIX?DRY FATIO Total gross land requirement for all industry Land requirements for light industry Land requirements for heavy industry 12 acres/1,000 population 2 acres/1,000 population 10 acres/1,000 population *Joseph ~hiara and Lee Koppleman, Planning Design Criteria, 1969. I TABLE 27 UNO USE FATIOS FOR ESTIMATIN:i INilJSTRIAL LAND USE* I PERCENT INOJSTRIAL LAND _; COMMUNITY SIZE AVF:RAGE Small Cities and Towns (under 42,000 people) Large Cities (over 200,000 people) If *American Planning Association, PAS Memo: j -54- 8% 12% Land Use Ratios, May, 1983. �1 ' _j J ..., f .J I I I I I 1 J I I 7 -'' I r The acreage needs for each urban land use can be projected using the standards identified. Data in Table 28 indicate the future land area requirements for each of the urban land use requirements. Table 28 indicates that the future land area requirements throughout the planning period are satisfied by the City's Future Land Use Plan. Cc:mnunity Prorrotion To effectively service the needs and desires of the City of Richmond residents, while at the same time strengthening the comnunity tax and employment base, requires the prorrotion of a well planned and diversified econany. Often a comnunity will attempt to attract additional comnercial or industrial development if it finds itself lacking in this type of land use. This is done by providing ·rrore acreage for a particular use than it can reasonably expect to utilize. In this matter, a community can ",advertise" that it desires a particular type of development. Relationship with Adjacent Townships Future land planning decisions for the City of Richmond rust·recognize the important role of the City in meeting the majority of the consumer needs of the resident populations of toth the City and adjacent Townships. The City should investigate all appropriate means of maintaining the economic vitality of this business center, either through new development, or redevelopment, of existing City properties. In addition, the City of Richmond may wish to consider a planned program of toundary adjustments as a means of providing additional developable acreage. The annexation strategy section of the implementation chapter of the Master Plan includes recornnendations for future boundary adjustments. The urban land projection is based upon a premise of an ideal situation shielded from political, economic, and environmental constraints. Its use lies in its function of projecting the minimum amount of land that can reasonably be anticipated to develop over a given period of time. However, other factors must be considered in land use plan development which will influence the arrount of land provided. These factors, as they pertain to the City of Richmond, include flexibility, · principals of neighborhood planning, large lot development, preservation of natural areas, corrrnunity prorrotion, and the City's relationship with adjacent townships. Flexibility \ Ideally, when locating residential development in a land use plan, the arrount of such proposed land use should closely correlate with anticipated population growth. However, it must also t:e understood that the ideals of land use planning do not necessarily correlate with the realities of zoning. For example, if several vacant areas appear to t:e ccmpetitive for future growth, because of such factors as potentially available utilities, proximity of existing development or gcx:d major road access, it is often not feasible from a zoning standpoint (i.e., considering the legal implications) to limit growth to one of the areas just t:ecause population ~tojections suggest that there will t:e sufficient land in that area alone to accommodate all future growth. Therefore, additional acreage is necessary to provide a degree of flexibility in future land development. -55- �----•r • .___, L ~ I. . ·--- .... - -L....,..J tiTABLE 28 -- (;..._.,J _,..•• ~ L- .....· _; ~ PROJECTED URBAN LAND USE ACREAGE REQUIREMENTS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN YEAR 2000 1 URBAN LAND USE Commerclal Neighborhood Center STANDARD REQUIREMENTS EXISTING DEFICIENCY COMMENTS I per 5,000 people, 6-mlnute drive time service radius la K-Mart Shopping Center -0- Adequate through Year 2000 Community Shopping Center per 40,000 people la Richmond CBD -0- Adequate through Year 2000 Regional Shopping Center per 150,000 people or more la Lakeside Mal I (Ster I Ing Hgts.) Port Huron -o- Adequate through Year 2000 Unrelated Uses (Highway Commercial) 5 acres per 1,000 people 20.95 acres 30 Offices 3 acres per 1,000 people 18 acres 19.00 acres -0- Adequate through Year 2000 12 acres per every 1,000 people or 8 percent of total land area 72 acres 76.62 acres -0- Adequate through Year 2000 0.23 acres per unit 396 acres 634.65 acres -0- Adequate through Year 2000 I Ul °'I Industrial Residential Minimum Requirements •Analysis by Wade-Trim/IMPACT. aBased upon future City of Richmond Population of 6,000. 6 acresa a a Cluster Uses at Major Intersections or 92 acres �-, Neighborhood Planning ! Where appropriate and feasible, the Land Use Plan should encourage neighborhood-size residential developments. The neighborhood unit is an area which has all of the public facilities, services, and other amenities required for family living. It is generally characterized by an elementary school and park at its center. Ideally, no through traffic enters the area. It is thought of as an environment in which children and their parents (or other age groups in sane cases) can rrove freely and in safety without barriers to their activities. Gerontolc:gists have begun to focus on the neighborhood as the rrost appropriate scale within which to plan and deliver services to the elderly. Anticipating sufficient acreage to accorrmodate viable neighborhood units may increase the amount of urban land provided. _j ., ) Preservation of Natural Areas I I I Areas of natural beauty should be preserved wherever possible; and areas suitable for recreation should be protected and development ~estricted, as may be appropriate. Developrrent of such areas and adjacent areas should be controlled to reinforce the preservation of their natural character. Such a controlling device is providing additional acreage for development elsewhere in the corrmunity. • I I l ,J I f I _) l J -57- �l EXXHJUC DE.VELOPMEN'I Introduction .J Econanic development is the process of intervening in the normal econanic cycle to achieve a specific goal. It is usually aimed at stimulating private investment in order to generate employment, increase the tax base, or to increase the econanic viability of an area. J There are many ways to pursue economic develo:pm.ent. Emphasis can be placed on short-term changes, such as expanding existing plant capacity, as well as long-term solutions, which could include diversifying the econanic base and attracting- new types of industry. Experience has shown that in order for econanic develop:nent to be rrost effective, a ccmnunity must understand what economic activities are most likely to take root and grCM in the market area. I I I ,, I I 1 Interviews have been conducted with City officials and business persons to evaluate the City's future economic role in the region.· Information gathered from the interviews has been used to document the City's strengths and weaknesses in terms of capturing future development. Based upon the analysis and a set of selection criteria developed by the City of Richrrond, a range of industries for privately financed industrial development has been defined. Future economic development is encouraged to locate in certain areas of the City designated for industrial use. These industrial areas are identified in the City's Future Land Use Plan. "Opportunity areas" have been identified to focus future economic development at priority locations. Finally, rrethods of finance and business incentive techniques are presented including ways to use managerrent skills and grant programs already available to the City. Current Trends Socioeconanic Analysis 1 J I I . ., l I ...: ' ' .;; .:: J' The socioeconomic analysis section of City's Master Plan indicates that in 1980, the highest percentage of employment was in manufacturing (29.6%), follCMed by professional services (19.8%) and wholesale/retail trade (19.3%). Although manufacturing jobs increased between 1970 and 1980 at a rate of 36.3%, the largest percentage increase in employment between 1970 and 1980 occurred in the finance, insurance, and real estate industry. Although that trend is projected to increase, it cannot be ignored that industries involved in manufacturing and wholesale/retail trade are the largest employers in the City and will continue to play a major role in the City's future econany . ,' --~· Iii J -58- �EXXKMIC DE.VELOEMENT Introduction ' _., J ·7i .J I I I Econanic developnent is the process of intervening in the normal econanic cycle to achieve a specific goal. It is usually aimed at stimulating private investment in order to generate employment, increase the tax base, or to increase the econanic viability of an area. There are many ways to pursue economic developnent. Emphasis can be placed on short-term changes, such as expanding existing plant capacity, as well as long-term solutions, which could include diversifying the econanic base and attracting - new types of industry. Experience has shown that in order for econanic developnent to be rrost effective, a carmunity must understand what econanic activities are most likely to take root and grow in the market area. Interviews have been conducted with City officials and business persons to evaluate the City's future economic role in the region.· Information gathered from the interviews has been used to document the City's strengths and weaknesses in terms of capturing future development. Based upon the analysis and a set of selection criteria developed by the City of Riclurond, a range of industries for privately financed industrial development has been defined. Future economic development is encouraged to locate in certain areas of the City designated for industrial use. These industrial areas are identified in the City's Future Land Use Plan. "Opportunity areas" have been identified to focus future economic development at priority locations. I I l Finally, methods of finance and business incentive techniques are presented including ways to use management skills and grant programs already available to the City. Current Trends Socioeconanic Analysis J I I ,_., The socioeconanic analysis section of City's Master Plan indicates that in 1980, the highest percentage of employment was in manufacturing ( 29. 6%), followed by professional services (19.8%) and wholesale/retail trade (19.3%). Although manufacturing jobs increased between 1970 and 1980 at a rate of 36.3%, the largest percentage increase in employment between 1970 and 1980 occurred in the finance, insurance, and real estate industry, Although that trend is projected to increase, it cannot be ignored that industries involved in manufacturing and wholesale/retail trade are the largest employers in the City and will continue to play a major role in the City's future econany • . .. .;. I I -~~) '~ ai J -58- ~ �Trends Comparison I J I I A review of the Michigan Manufacturing Directory for 1980 and 1990 indicates that within the last ten (10) years the City of Richm::md, and surrounding areas with a "Ric.hm:md" mailing address, have lost four (4) industries but gained a total of twelve (12) new industries, thus resulting in a net gain of eight new industrial establishments. Industrial Base, 1990 Four ( 4) of the new industries are in the manufacturing business, and three (3) are involved in printing and publishing. The remaining industries are involved in various activities and do not exhibit any discernible trend. Three (3) of the new manufacturing industries are machine tools and metal forming related, while the fourth manufactures autorrotive parts. A list of all local industries appearing in the 1990 Michigan Manufacturing Directory is provided in Table 29. Targeting It appears that the City of Richmond will continue to attract smaller manufacturing canpanies in the future because of the several advantages that are available to them locally. Additionally, these industries appear to have the greatest potential for expanding and diversifying the area econcrny. Industrial Standards I I J I I Data in Tables 30 and 31, presented on the following pages, represent a checklist that the City can use to complete its inventory of positive advantages and further attract potential industries. Table 30 is a checklist of factors that are important to industries while Table 31 provides the actual results of a survey of factors that influence the location choices of high technology canpanies. A total of 691 firms, typically with fewer than 500 employees, were surveyed in 1981. The checklist and survey embrace such topics as organization, cornnunity development, labor, financing, industrial sites, and business climate. S011e of these may end up being more important to a particular firm or project. The City of Ric.hrrond, however, if it is to be successful in econ011ic developnent, must work to provide all of them. A compilation of this data will also provide the basic information needed to prepare a "corrrnunity data" brochure, which potential prospects will need to thoroughly understand the cornnunity. Strengths and Weaknesses There are clearly several advantages to certain types of industries interested in locating in the City of Richmond. Advantages to the manufacturing industry appear to be the strongest. There are several manufacturing industries already located in the City with an available labor force that is well trained and experienced. '' j -59- �7 TABLE 29 I LOCAL INOOST.RIAL ~LI.SlffNIS J CITY OF RIClHH) 1990 i 1 ' , Albers cabinets - cabinets, wood, kitchen Allwood Building Components - structural wood members - trusses, wood 7 J Arro Manufacturing, Inc. - rrotor vehicle parts and accessories - transmission parts, manual - transmission parts, autorrotive Columbus Elevator - feeds, prepared, not dog and.. cat Courier Journal - newspapers, publishing and/or printing DeFauw cabinets - cabinets, wood, kitchen Erie Roll Form & Engr., Inc. - machine tools, metal forming - machine tools metal forming, other - machine tools, metal forming, rebuilt Giovanni's Appetizing Food Products, Inc. - canned specialties - seafood, canned and cured Image Finishing, Inc. - hot tubs, plastic, fiberglass - coating, engraving, allied services - furniture, plastic, fiberglass Independent Press - newspapers, publishing and/or printing Industrial Printing - printing, corrmercial Kar-Cin Precision Machinery - machinery and equipnent - screw machine prcx:lucts Lenox Cement Products - concrete, burial vaults - concrete, septic tanks Miller Transit Mix - concrete, ready-mix I I I •1. I I _,,' INOOST.RIAL POOax:TS INilJSIRY \ PTE, Inc. Richrrond Instruments Co. tools, dies, jigs, and fixtures - electronic components - measuring and controlling devices ' f -60- �-, II TABLE 29 "'"· r.a:AL INWSTRIAL ESIABL.ISEMmrS CITY OF RICBOID i .1' I I I 1!> I I .1 1990 (Continled) INWSTRY INOOSTRIAL ProIIX:TS Richrrond Publishing Co., Inc. - newspapers, publishing and/or prin~ing Richrrond Ready-Mix Co. - concrete, ready mix Richrrond Tool and Mfg. Co . - machine tool assec. S & S Pallet Co. - pallets, skids, wood Threaded Pro::lucts Co. - foundries, gray, and ductile iron - values and pipe fittings - castings, etc. Titanium Pro::lucts Corp. - machinery and equipment - machinery metal working U.S. Pattern Co. Inc. - patterns industrial United Portable Sign Sales Inc. - signs and advertising displays wellington Mfg. Inc. - stampings, autorrotive Young Lumber - saw and planing mills Source: Michigan Manufacturing Directory, 1990 I ..J I l f f -61- �TABLE 30 A cmx:KI.IST FOR ~ INilJS'I'Rr I .J ORGANIZATION 1. Is there a well organized economic development group at work in the comnunity? 2. Is the development organization concerned with working with existing industry to stimulate local development of new ventures and expansions? 3. Has a coordinated, well planned and well rehearsed presentation for industrial prospects been developed? -, j I I I COMMUNITY DEVELOFMENI' D I I 1. Co you have a plan that will meet the recreational needs of your area? 2. Is the business district neat and attractive and have plans been developed to encourage improvements? 3. Coes the corrrnu.nity provide adequate water and sewerage, and have plans been developed to meet future needs? 4. Are you, as a public official, supportive of economic development? IABOR ··,! 1. Is the supply of skilled and unskilled labor in your area adequate to support new industrial development? 2. Is the cost of labor in your general area at or below the national average for skilled and unskilled workers? 3. Has the skill needs of area employers been determined and programs initiated to help them meet their ne~s? .J 1 FINANCI~ ] 1. Is local financing available to encourage rrodest industrial development? 2. Co you have an industrial development revenue bond authority, and is it properly constituted to respond to inmediate needs? ' f -62- j �l• Table 30 A CID:KI.Isr Pm ATIRACTIH; ~ (Continued) J INOOSTRIAL SITF.S I 7 j 1. Have all potential industrial sites in the area been identified, catalogued, and data sheets on available sites prepared? 2. Has a reasonable sales and price policy been established on potential industrial sites? 3. Are any sites owned or held under option by the local development group or other organizations that would ensure irrmediate availability to a prospect? 4. Has water and waste treatment service been provided'to selected sites or definite plans developed to provide such services? I I I I BUSINESS CLIMATE 11!, I I .., J 1. Is the taxing policy of your area considered fair to manufacturers (by manufacturers)? 2. Is your locality businesslike and efficient in providing services such as water, sewer, garbage collection, fire and police protection to industry? 3. [):)es the business leadership of your ccmnunity take the initiative in solving specific business and industrial problems? 4. Is your ccmnunity attractive in appearance with easy access to shopping areas and neighborhoods? *Checklist from David G. Dickson, "How Cities Can Attract Industry," Michigan Municipal Review, April 1982. I J .. '; ,..) '' I • I .J -63- �7 TABLE 31 FACIORS THAT INFI1.JacE 'mE I:OCATICN cmrCES OF HIGH-'.l'EOH)[a;Y a:MPANIES wrmIN REXiICNS .J PERCENT OF a:MPANIES '!BAT ] cr.R5IIERED 'IEESE FACTORS 9VERY SIQi!FICANT• OR ·srGNIFICANT· 'ID THEIR IOCATICN CHOICE FACIORS Availability of workers 7 j 96.1% 88.1% 87.3% 52.4% Technical Skilled Professional I I Unskilled State and/or local government tax structure I Corrmunity attitudes towards business 81.9% Cost of property and constD1ction 78.8% Good transportation for people Ample area for expansion 75.4% Proximity to gocxj schools 70.8% Proximity to recreational and cultural opportunities 61.1% transportation facilities for materials and prcducts Good I Proximity to customers 46.8% Availability of energy supplies 45.6% .J J ] Proximity to raw materials and component supplies 35.7% Source: Joint Economic Ievelopment Corrmittee, data from a mailed survey of 691 high-technology firms, typically with fewer than 500 employees, 1981. '' -64j \ �J review of the checklist for attracting industry in Table 30, and the survey in Table 31, indicates many other advantages and strengths that the City of Richmond has to offer to prospective industries and employees. Ricturond has favorable tax rates, excellent school facilities, numerous recreational opportunities and close proximity to major urban areas. All of the City's existing industrial areas have rail access and are serviced by central water and sewer service. A .J J While there are several advantages available to industries in the City of Richm::md, there are also certain draw backs that make it difficult to compete with other carm.mities in attracting new industrial development. The rrost important impediments seem to be a lack of additional central water capacity and a location that is scmewhat rerroved fran the region's major transportation network. The City must have adequate water available to service new industry. While the City is planning to develop two new water supply wells, it is recommended that Richmond connect to the Detroit water supply as soon as practical. -, J I I Richrrond is located in close proximity to . I-94 and has di_rect access to State Highway M-19. However, until rrore direct access to the nation's interstate highway system is available in the future, the City of Richmond will continue to attract smaller industries that are less dependent on major highway access for the shipping and receiving of their goods by truck. Good transportation facilities for materials and products was considered to be "very significant" or "significant" to 56.9% of those industries responding to the survey in Table 31. I ~ Interviews Wade-Trim/IMPACT conducted interviews with key members of the ccmnuni ty involved in local econanic development including the City Manager, the president of Security Bank Northeast, the president of Macomb County Bank, and the Director of the Macomb County Econanic Cevelopment Department, to further assess the City's future econanic role in the region. I I It was learned from the interviews that the Ford Tractor Plant in the City oE Romeo is currently converting its facility to produce automotive engines. Ccmpletion is expected in late 1990 and it is projected that the conversion will have a major impact on the City of Richmond's industrial base. Autorrotive suppliers and plastic injection rrolding companies are expected to locate in the area to service and supply the new engine facility. Also, it is further believed that many metal fabricating ¥1d processing plants will expand into plastics processing since the processes and technologies.involved in both industries are similar. I Opportunity Areas . .) f Map 7, Industrial Opportunity Areas, identifies areas in the City that ar.e most suitable for future industrial development. The greatest opportunity for future industrial development appears to be in Richmond's existing and planned industrial areas located in the central portion of the City, along 'the Grand Trunk and Western Railroad and within the City's industrial park located north of Division Street and east of Skinner Drive. Several well established industries are located in these areas and adequate developable area and municipal services are available to support new industrial developnent. �..... Lf f --, 1 J } ~ . ~ ► ~ I a :;; ~ a: c (j ► Q.. 7 INDUSTRIAL OPPORTUNITY AREAS ~ CITY INDUSTRIAL OPPORTUNITY AREAS - PROPOSED INDUSTRIAL EXPANSION AREAS MAP 7 CITY OF RICHMOND ~~ .=..:....:._::..--=..:.-;..;.;...;;..;...;.;..;..;....;;;,.~-,,..-,-,--------,--------cl~J MACOMB COUNTY, MICHIGAN ■-- Wade-Triml/MP.~CTd Mumc1pa 1 an Planning consultants �1""' < I In addition to those areas identified within the City of Richmond, Map 7 also identifies two (2) areas of future industrial expansion that are currently located in Richmond Township. These areas would provide for the logical expansion of Richmond's industrial opportunity areas. Area "A" would allow for expansion of the City's industrial park to the north to Madison Road. Additional access to the park would be provided from Madison Road. Approximately 25. 28 acres of land are available for expansion in Area "A." The City's Existing Land Use Map indicates that this area is currently agricultural land under cultivation. 11 Area B is of 32 Mile for infill existing on II located east of the Grand Trunk and Wes tern Railroad and north Road. Designation of this area for industrial use will allow development adjacent to existing industrial uses already · the north side of the road. There are a myriad of Providing a complete this report; however, which the City should incentive programs available to the City of Richmond. inventory of all the tools is beyond the purpose of the following represent those resources or activities actively praoote within its territory. Implementation Several methods of implementing a successful econcmic development program are available. A description of recommended actions and programs to stimulate econanic develofffient within the City of Richmond is provided below. Incentive Programs Small ccmnuni ties are going to have to be prepared to cc:mpete by putting together attractive incentive programs for companies that fit their growth strategy. In this day's "Giveaway" environment, no cormnunity can afford to overlook the importance of incentive programs for job growth and econanic develofffient. 1. • Tax Abatements Under Act 198, a Plant Rehabilitation District (for an obsolete facility) or an Industrial Ceveloprnent District (for a new facility) may be established if a local government levies a total property tax of 30 mills or mor:-e, or an incane tax. The City of Richrrond does not levy an incane tax, but the local millage rate exceeds 30 mills. Thus, the City of Richrrond qualifies under Act 198. Plant Rehabilitation Districts must contain 50 percent or rore obsolete facilities according to assessment valuations. At the discretion of local government, tax incentives within these designated areas may be offered for up to 12 years for capital improvements. For obsolete plants being rehabilitated, assessments can be frozen at pre-renovation values. Expansion and new facilities are assessed at current value, but the millage rate may be reduced by 50%. Both of these al te mat i ve taxes are called an "industrial facilities tax. They f¥e paid in lieu of property taxes on capital facilities and in addition to payment of continuing regular taxes on land (specifically excluded by the act). 11 -66- �r Tax abatement improves a business cash flow but at the expense of the lost tax ::-evenues of the carmmity. Thus, projects must be judged on their cost/benefit rrerits. One rrethod of evaluation is through the creation, and subsequent adoption, of tax abatement guidelines~ Such guidelines would identify the criteria for an abatement nawardn as well as identify the length of an award. Factors which may be evaluated include type of use (R&D facility, manufacturing, assembly, etc.), the size of capital investment, total potential employment, or the applicant's track record, among others. ~ suggest the Ccmnittee fund m:x:iel tax abatement guidelines for use by its constituent comnunities. 2. Tax Increment Finance Authority Act (P.A. 450 of 1980) This Act allows cities to make public improvements in a specific redevelopment district that are necessary to induce and accorrm:,date additional private development such as industrial, comnercial, and residential construction within the designated district. The financir¥J from these public improvements cares f ran the increase in property tax cevenues generated by the new private develofIItent. The amount of tax increment revenue available for a particular redevelopment project is determined by multiplying the total tax rate of the City by the projected increase in assessed valuation. Richmond established a Tax Increment Finance Authority to make improvements within its downtown district and is no.,, implementing a streetscape design plan to improve conditions along Main Street. The current status of P.A. 450 is found in P.A. 280 of 1986. It provides that as of January 1, 1987, no new authorities or authority districts may be created and an exis.ting authority district may not be expanded. However, it does permit existing development areas to be expanded and new developrrent areas, within existing authocity districts, to be created. 3. Economic Development Corporations This act is intended to stimulate industrial and cc:mnercial development through a nonprofit Econanic Development Corporation established by a rru.micipality. Land may be acquired by eminent domain and transferred to the Econanic Development Corporation. The Econanic Development Corporation may acquire land, construct buildings, and acquire ~ipment, which it would then sell or lease to private industry. Financing is obtained through the sale of bonds, or from loans or grants from the local community. Each municipality may establish one Economic Development Corporation, or two or rrore units within the sarre county may so organize. If Economic Development Corporations are organized for both a county and a subarea within the county, the corporations maintain their separate areas of jurisdiction but may, of course, cooperate in developing projects. '' -67- �I II 4. .. Michigan Econanic Oevelopment Authority Loans Ir · The Michigan Econanic Development Authority (M.EOi\) was created by the state legislature in 1982 to encourage econcrnic growth and employment by assisting the private sector and local governments. MEDA can make loans, financed by bonds issued on oil and gas severance taxes, to cormu.mities or to EOC 's in municipalities. The loans can be used for public .improvements if the improvements directly aid in the maintenance or growth of the governmental unit's econanic base. The camn.mity must cane up with SO percent of the project cost from its own or other sources, and MED!\ will loan the other SO percent. In addition to these npublic develop:nent n loans, MEDA will make loans to private industry for projects resulting in job creation or maintenance. The agriculture, forestry and energy industries are eligible for these loans, as are manufacturing ind us tries. 5. I Carmunity Oevelop:nent Block Grant Programs The CDBG program is a flexible program designed to provide financing for activities previously eligible under separate categorical grant programs, including urban renewal, rehabilitation loans, water and sewer grants, and so forth. Metropolitan cities (SO, 000 or m:xe people) and qualified urban counties are guaranteed an arrount called an "entitlement." Smaller corrrnunities ccrnpete for the remaining "discretionary 11 funds. This competition is better known as the "Small Citiesn Program which is administered by the Michigan Department of Commerce, Office of Community Development. A ccmnunity participating in an urban county CCBG program (such as Richmond) is ineligible to enter into the Small Cities program fund competition. A grant recipient may use CDBG funds for "special econanic development activities" including the acquisition, construction or installation of industrial buildings, or other real property equip:nent and improvements. Funds can als0 be used to provide assistance to private for profit businesses such as loans, interest supplements and technical assistance. II I We recomnend that the City of Richm:Jnd annually prepare a project priority list of CDBG eligible activities for local goverrnent consideration. In addition, Richmond members should actively ronitor county discretionary activities, funded through the CCBG program, to ensure the City receives its "fair share" of financial assistance. 6. Direct Assistance Successful implementation of econanic development programs may require the use of local general funds • Some of the available financing tools are enumerated as follows: Ir Ir • I I -68--" �f ' a. Land Write-Downs Land_ write-downs involve the conmunity selling land at less than its fair market value. In urban renewal type projects, this typically involves acquisition of dilapidated structures, ·clearing the land and selling the land at less than the public's investment in acquisition and clearance or at below market value. The reduced value may cepcesent the appraised market value of the land subject to reuse cestrictions more limiting than mandated by the local Zoning Ordinance. The cost of land write-downs to the carmunity is the cost of acquisition, demolition and relocation minus the proceeds fran the cleared sale of the ·1and. They aid a business/investor by reducing the total capital it will need to develop a project, as well as the amount it may need to bocrow. Reducing the arnount that needs to be borrowed in turn reduces debt service payments, thereby increasing the net revenue generated by the project. b. Direct Loans Access to municipal funds to make direct discretionary loans to businesses gives the ccxmu.mity its roost flexible overall tool for pcomoting development. An endless variety and combination of loan types, teems and conditions are possible, and the municipality sha.ild tailor its terms to fit the conditions of each project. Among the variations are construction, interest-only, balloon, vaciable rate, and secured loans. Construction loans are short-term, low interest rate loans given during the construction i;,eriod which will reduce overall construction costs. Interest only loans are loans on which the borrower pays only the interest during the loan period and the principal is repaid in one lump sum at the end of the term of the loan. Balloon repayment loans are loans repaid as principal and interest over the term of the loan, but not in amounts sufficient to retire the debt before the term expires. The balance outstanding at the end of the loan period is then repaid in one lump sum at expiration. Variable interest rate loans are loans on whic~ the interest rate charged varies over the term of the loan. A secured loan is backed by a lien placed upon an asset which gives the lender a direct claim against the asset in the event of default. The Conmittee should be .responsible for assisting local investors and carmuni ties alike in negotiating the terms of any of the loans or land write-down agreements. Information Campaign ' I It is critical that the investment corrmunity be made aware of the local comnitrnent to assist existing and new development. This awareness is made available through the dissemination of cormiunity data. -69- - �I P" i Factual information al:::out the comnuni ty is helpful to those engaged in location decisions for industry and cornnercial business. This data should include many tq;>ics such as population, socioeconanic data and trends, econcmic base, prevailing wage rates, utility services and rates, local tax structure, and recreation/cultural opportunities. In addition, when dealing with a particular firm, supplemental data may be needed including area suppliers, regional market data, local incentives, lat:or skills (for industry), disposable incane, or trade area data (for business). This data can be assembled into a printed brochure; however, a more unique approach is to prepare and distribute a video production. Tapes can be prepared by production canpanies or a university's media dei;,artrnent. Also, local television stations may have names of free lance producers. Tapes have certain advantages. More information can be conveyed in less time. Video corrmunication adds a personal quality that is carmonly lost in text. Most importantly, a tape is especially useful in the case of firms wishing to maintain confidentiality in their location search, because their personnel can learn a great deal al:::out the area without making a personal visit. • Video productions are time consuming and costly. Prices vary, but a program will cost $500 to $1,200 per finished minute. Thus, a typical 15 minute production will cost approximately $12,000 . The City of Richmond should subscribe to the Crittenden Directory of Corporate Real Estate Managers and to the Crittenden Office and Industrial Space News to target their mailings (see attached advertisement). In this manner, mailings can be delivered only to active candidate firms, thereby reducing the overall cost to the City. It must be recognized, however, that rrost future jobs will be created from existing businesses • . • businesses already familiar with local comnunity facts. Ccmnunication with these businesses is essential to sell them on the advantages of their present location, to maintain personal contact, and to reaffirm a feeling of appreciation. To this end, we reconmend that the City oE Richroond prepare a quarterly newspaper column identifying what is being done to assist industry, and to identify what success has been achieved. · r II 'I • I -70- Ii �r Organizational and Educational Efforts Despite the goals and ambitions of the City of Richmond, the success of local economic development will depehd on the cooperation of the other local agencies involved in business development. There are several separate agencies operating in Macanb County that provide business counseling, pursue business attraction, or provide financial help. These agencies include the Business Assistance Center and the Area Development Off ice for Business Retention operating th.rough the Macomb County Department of Planning and Economic Development, and the Macanb St. Clair Private Industry Council for Job Training. Close coordination with these agencies allows Richrrond to effectively respond to an econanic crisis, whether it be a positive one where a fi.rm is making a quick decision of whether to come to the area or not, or whether it be responding to the negative crisis of trying to retain a firm that is seriously considering leaving the area . rr -71- �ECU;m::; NF.EI:S A.5SESSMENI Introduction Ceter:rnination of housing needs is based upon three components. First, it must be canputed if an ample supply of developable residential land is available to accomnodate the expected population. Secondly, replacement of existing structures which are, or may be expected to becane, substandard during the planning pericd must be accounted for. The final component is a canparison of a household's ability to pay for a particular housing type in relation to the cost of supplying or constructing the housing. Land Supply Residential Holding Capacity • The major constraint on future population and housing unit growth is residential holding capacity. Residential holding capacity may be defined as the maximum arrount of population which can reasonably be expected to reside within an area over a specific time pericd given the availability of developable parcels and restrictions of density dictated by the Zoning Ordinance. The resultant population figure added to the existing population of a corrmunity would reveal the total number of people which a carmunity could nhold." Data in Table 32 reveal the vacant developable residential acreage within the City of Richm::md that can reasonably be expected to be developed by the Year 2000. The data also indicate the total population and dwelling units which can be anticipated as a result of developing all the vacant residential acreage. The data in Table 32 show the City could acconmodate nearly an additional 3,000 persons by the Year 2000 above its existing population. The City of Richmond under ideal conditions, could "hold" a total population of 7, 116 persons at the end of this century. As previously described, a Year 2000 ccmnunity population of 6,000 is only anticipated. This projection was used in the development of the City's Future Land Use Plan. Thus, the Year 2000 will similarly represent the planning period for this Housing Needs Assessment. Residential Land Distribution The City of Richm:md' s Future Land Use Plan for the Year 2000 is shewn on Map 8. It identifies those areas prograrrmed for industrial, can:nercial, and residential development. Table 28 indicates that there is an ample supply of land to accept new residential development throughout the plaMing period within the City of Richmond. ', -72- �r TABLE 32 PROJECTED YEAR 2000 RESIDENTIAL HOLDING CAPACITY OF VACANT DEVELOPABLE RESIDENTIAL PARCELS CITY OF RICHMOND, MICHIGAN COMMUNITY City of Richmond 1 VACANT RESIDENTIAL ACREAGE AVAILABLE 1 POTENTIAL DWELLING UNITS 1,179 309 POTENTIAL 2 POPOIATION 2,959 eased upon estimate of residentially zoned property of adequate size to enable development within the forecast period. 2 The total population capacity refers only to those parcels which can reasonbly be expected to be developed within the forecast period. Odd shaped parcels which would require extensive assembly to develop are not reflected in these figures, nor is the current City population. \ '' -73- �,.. I Residential development is projected to occur within three City subregions. The residential areas extend outward fran the central city core. The rrore intensive types of residential projects (multiple-family, planned unit develoi;,nent, roobile hane parks) are generally in closest proximity to the ~orridors, with lower density residential areas located in the interiors of the sect ions • Housing Unit Replacement The number of housing units which will be required by the Year 2000 poi;,ulation, described above, is dependent upon the construction of additional housing units and on the replacement and/or rehabilitation of existing substandard structures. Data in Table 33 show the number of housing units required by the Year 2000 to accarm:::date the residential base of the City of Richmond. In the Year 2000, 2,510 housing units will be required to house an anticipated population of 6,000 people. • This projection was based upon a vacancy rate of five percent. Five percent of a corrmunity's habitable housing stock should remain vacant to provide diversity in housing selection, permit housing r~habilitation or rei;,lacement activities, and to ensure that asking prices for housing are indicative of actual market conditions, while at the same time protecting ~rivate investment. Vacancy rates below five percent demonstrate a restricted housing environment, affording little opi;,ortunity for potential households to be absorbed by available units • indicated above, the replacement of substandard structures must also be consideced when determining future housing requirements. This arrount will, of course, depend upon the actual number of hanes that will, in fact, becare substandard during the planning period. We know, however, that three units in the City are presently substandard (see Table 22). In addition, since 1980, approximately 0.4 derrolitions per year have occurred (see Table 16). Extending this average through the Year 2000, reveals that by the end of this century, an additional five units will be required to be replaced. Thus, 8 units rust be replaced during the next 11 years. A5 Calculating the Year 2000 housing requirements of the City, can be canputed then as the total number of new units required plus replacement units. Table 33 indicates that 2,510 housing units will be required by the end of this century. This represents 1, 229 new uni ts above what was available in 1980 or 966 above that which exists today. (Data in Table 16 reveal that a net total of 263 units have been constructed since 1980.) As noted above, 8-year round housing units will require replacement by the Year 2000. This figure, added to the 966 new units required, result in a housing need of 974 units by the Year 2000. Housing Affordability The housing stock in a comnunity should be .affordable to its residents. If ~using costs are prohibitive, housing needs remain unmet in spite (:f housing unit availability. -74- �r TABLE 33 HOUSING UNIT REQUIREMENTS CITY OP RICHMOND, MICHIGAN 1980 AND 2000* CATEGORY Total Population Persons Per Household Total Occupied Units 1980a 3,536 CHANGE 1980 - 2000 NUMBER PERCENT 2000 6,000b 2,464 69.7 2.89 2.51 -0.4 -13.l 1,225 2,390 1,165 95.l 0.6 13.6 1,229 95.9 Vacancy Rate ( %) 4.4 TOTAL YEAR-ROUND HOUSING UNITS 1,281 s.oc 2,510 *Analysis by Wade-Trim/IMPACT, April, 1989. a Data Erom 1980 U.S. Census, General Housing Characteristics and Census Population and Housing. bCity estimate based upon recent housing development proposals. C Consultant estimate. \ ff -75- �Total household income determines the price range of ~fordable housing for virtually all families. In the case of purchased housing, the price of a house is typically three times the family incare. Thus, it is assumed that a family earning $20,000 per year can afford a $60,000 hane. One rrust recognize that this type of analysis is only one indication of affordable housing. In actual practice, the price of a house that a family can afford is determined mainly by three factors: the size of the oortgage that must be secured and its interest rate; the property tax, insurance and utility rates on the house at that particular location; and the total indebtedness of the household for all i terns other than housing. Nevertheless, such as analysis provides an indication of housing cost trends and the ability of the purchaser to acquire such housing. Data in Tables 34 and 35 shew the breakdcwn of affordable purchase and rental housing by household incane for the City of Richmond residents. O..ner-OCcupied Units Data in Table 34 correlate 1980 household incane levels of City residents with the assumed maximum value of a house which they can afford and with the values of specified cwner-occupied housing units in the City. It is apparent that the value of owner-occupied hares in the City bears very little relationship to incane. The income level under $5,000, as well as the income level above $20,000, have large numbers of households that are rot finding housing at prices they can afford. Families with incanes ranging between $5,000 and $19,999 have few problems finding affordable housing, as an oversupply of owner-occupied housing units valued between $15,000 and $59,999 exists in the City. What is occurring is that the surplus of housing valued in this range is being utilized by three disparate groups: by families which can afford such housing; by those who are expending a higher proportion of their income than is normally considered acceptable; and by those who can afford housing of greater value. Data in Table 34 indicate a need for t:oth lower and higher cost owner-occupied housing. '' -76- �TABLE 34 INCDm can' CDRRELATIOO c»mR-OCClJPIEDRil:i!N:imITS CITY OF RICDO-l.D, HACnm OXffl'Y, MIOIIGAN 1980* tUmER OF ~PIED HAXDU.M VAUJE OF AFFORO\Bl.E tnJS~(a) IOJSEI.OW INCXME CATEXnRY I -.J -.J I IDJSFBllffi IN INCnIB CATEXnRY(b) tUmER OF SPfX:!IFIED c»mR-OCClJPIED mrrs IN nus l:D.5IK; VAUJE CA'.I"l~}:)RY ( c) ID.5~ 1LfiIT SURPLIB/ IEFICUlC'l ( d) Less than $5,000 12.0% · Less than $15,000 84 16 -68 $5,000 - $9,999 $10,000 - $19,999 12.3% 27.4% $15,000 - $29,999 $30,000 - $59,999 86 192 96 403 +10 +211 $20,000 - $49,999 $50,000 or mor-e 46.1% $60,000 - $149,999 $150,000 or m::>r-e 323 - 15 185 - 0 700 700 2.2% *Analysis by Wade-Tdm/IMPACT. -138 -15 ~ (a) Maximum value of affordable housing calculated to be 300 percent of incane. (b) Data estimated fran the 1980 U.S. Census by applying the percentage of households per incane category to the total number of specified 0,,/ner-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 incane category. - - �t I -~, •• TABLE 35 IlllJ,lE CD:>f ~ 0 0 REN1'ER-OCCUPIF.D l:UJS~ UNITS CITY OP R I ~ , KA£DtB CXXNI"Y, HIOIIGAN 1980* KAXD«.M 10.JSFlllC.D no:i-tE C A ~ AFFOOIWlLE PCtmlLY umr(a) NllfflER OP o:lliEIDilli IN rna::ME CA'I"EnlRY ( b) NlMBER OP RmTAL UNITS IN VAUJE CATEXlllY(c) 1nisroo wrr SURPI.IB/ rePICim;Y (d) 12.0% Less than $125 40 21 -19 Less Lhan $5,000 $5,000 - $9,999 12.3% $125 - $249 41 244 $10,000 - $14,999 12.2% $250 - $374 41 63 +203 . +22 63.5% $375 or: irore 211 5 -206 $15,000 or: iror:e 333 333 l Ul I * Analysis by Wade-Trim/IMPACT. (a) Maximum affordable tronthly rent calculated to be 30 percent of nonthly household inccme. (b) Data estimated fran the 1980 U.S. Census, by applying the percentage of households per inccme category to the total number of specified renter-occupied housing units for which cash rent was received. (c) Consultant estimate based upon 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 households per inccme category and number of units per incane category. �r ClirEU.IN:i UNIT TYPE Renter~cupied Units A similar analysis conducted for renter-occupied units indicates results similar to the incane cost correlation conducted for owner-occupied units. In 1980, there was an undersupply of rental units available to serve low incane households and a greater shortage of rental units for higher incane groups earning $15,000 or rore. However, those households with inccm:s between $5,000 - $15,000 had an abundant supply of affordable housing available to them. The inccme cost correlation for renter-occupied housing suggests a need for a slight increase in rental housing units for low income groups and a need for at least 206 rental units for households with incomes over $15,000. Introduction With the evident need for additional housing units in the City, attention must now be focused upon the type of housing which should be provided. Such a consideration rrust include a discussion on :imnediate needs and long-range recorrmendations. Immediate Needs The discussion on housing affordability revealed that a large share of low income households desired a living environment which allowed them to enjoy the independence, privacy, and dignity of a single-family, residential neighborhood, even though they were paying more than what is normally considered acceptable (30 E;)ercent) for such housing. Low incane groups are ill-equipped to bear the burden of increased housing costs. Two e~les illustrate this point. Today, many household units are headed by single heads of households, The responsibilities of meeting financial obligations and balancing the camritrnents of career and children inhibit expending additional household inccme for housing. Many senior citizens live on fixed incomes. It is financially difficult for them to assume an increased housing cost; yet mal"\Y do. Psycholcgical costs are more prevalent with this population segment since elderly residents have usually acquired a sentimental attachment to their danicile type and conm..mity. Thus, special attention should be given to lower income groups to make cer-tain that affordable and equivalent housing types be provided in the City of Richrrond. There are several rrethods of reducing the cost of housing that are t:eing , ~loyed in many ccmnunities today with increasing success. An analysis of ~arious alternatives follc-ws. -79- �A viable option which the City should encourage is manufactured or factory built housing. The average cost of each unit including carpeting, draperies, furniture, and all appliances, (but not land) - range from $40,000 to $80,000. It also affords its purchaser a residence that is easy and inexpensive to maintain. Exterior finishes typically used are cedar siding, pref inished aluminum horizontal lap siding, or hardwood paneling. Due in large part to these qualities, manufactured housing is now accounting for one out of every three new hemes being sold in the United States. Another way to reduce housing costs is to reduce the size of the house. Smallec houses are attractive not only because they cost less but also because they are more energy efficient and easy to maintain. The affordable small house today is being redesigned to retain important amenities, such as privacy, a patio, a well-equipped kitchen, a garage and visual appeal. Families are becoming smaller thus requiring smaller homes. Smaller homes are also attractive to the elderly, and households headed by single parents since they cost less to purchase and require less time, energy, and inccrne to maintain. • Smaller homes do not need large lots when compact lots are used. Major cost savings come fran reductions in the length of streets, sidewalks, and utility runs, as well as land • Affordable housing is easily encouraged through a reduction in mini.mum lot size requirerrents and the creation of new small lot districts; revisions to setback requirements so that flexible siting techniques, such as "zero lot line" can be used; and encouraging the use of "cluster" plans. Data provided in Table 35 also demonstrate that there is a surplus of rocxjerate cost rental units and a deficiency of both lower and higher valued cental units. ' Alrrost all of the rental units in the City are multiple-family units. The City should prorrote the conversion of "surplus" moderate cost rental units to attcact higher incc.rne households. This can be accomplished by providing new building facades and site arrenities such as carports, swirtrning pools, tennis coucts, heal th clubs, and massive landscaping. Subsequent action would involve public information campaigns. We recanmend that owners of rro:ierate-cost rental properties be contacted by the City and informed of the findings of this report. In this manner, the conversion process can be instigated. • Conversion of moderate cost rental units to accommodate lower income families may be cost prohibitive. The City of Richrrond and developecs within the community should be aware of the need for low cost rental housing and take it into consideration when constructing new units in the future. ' f -8 0- �Long-Term Needs Nationally, the demand for single-family residential hares has increased significantly in the past five years. The increase in single-family residential construction is a result of stable interest rates and the af feet that the Tax Reform Act of 1986 is having on the construction of multiple-family dwelling units through the loss of depreciation benefits. Nationally, the vacancy r:ates for apartment units increased from 7.5% in the 1984 to 10.4% in 1986. In spite of a decrease in the demand for multiple-family housing at the national level, the City of Richrrond has recently experienced an increase in the number of multiple-family units constructed. This is considered to be the result of pent up demand for housing in Macomb County and the neighboring Cetroit Metropolitan area. It is expected that trends in the City of Richmond will fall in line with those nationally. Rent prices of the new units will increase as a result of the Tax Reform Act thus increasing the econanic appeal of single-family hane ownership. w11ile single-family residential develo{;Jllent is expected to continue to be in demand, affordability continues to be a pr:oblem for would be home buyer:s. The City of Richmond is encouraged to implement the various strategies outlined in this plan to better accorrmcdate affordable housing and single-family hane ownership. I I -81- �11 r HISTORIC SIBOCTURES A. ccmnunity' s historic buildings are the tangible links with its past and reflect its unique character. .. According to the Michigan State Housing Preservation Office, there are no existing hemes within the City of Richmond that are listed on either the Michigan State Register of Historic sites or the National Register of Historic Places. However, there are several har.es that are architecturally and historically significant that may warrant preservation. The Historic District Carmission Act (PA 169 of 1970) enables local units of government to create historic districts and appoint historic district camu.ssions for the purpose of regulating both historic and nonhistoric structures within districts created pursuant to PA 169. The City of Richm:md is advised to consider the creation of a historic district as a means of preserving some of the City's larger, "nonhistoric" homes. The homes are an im~ortant aspect of the City's heritage and contribute significantly to its supply of affordable housing . • • '' II . -82- �r roroRE IAND OSE PIAN Introduction The Fulure Land Use Plan is designed to serve as a guide for future dE:velopment. If it is to serve the needs of the ccmnunity and function effectively, it rrust incorporate several important characteristics. 1. '!he Plan ~ t Be Generalized The Plan, by its vecy nature, cannot be implemented imnediately. Therefore, only generalized locations (not necessarily related to property lines) for various land uses are indicated on the Plan. 2. The Plan Shculd Embrace An Exteooed But Foreseeable Time Pericxi The Plan depicts land uses and community development strategies through the Year 2000. 3. The Plan Should Be ~rebensi ve 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, including environmentally sensitive properties. 4. The Plan Soould l'J::kI:oiledge Regional Corxlitioos and Treros The City of Richm:md is an integral part of Macomb County; therefore, the Plan should acknowledge the City's regional context. Through recognition of regional implications; the City's Future Land Use Plan will be more realistic and reasonable in terms of guiding the future utilization of land resources in the City. 5. The Plan Must Be Flexible The Plan may require periodic rev1s1ons to reflect significant changes in local, state, or national conditions which cannot be foreseen at this time. For example, within the past thirty years, several major innovations in land develoi;mtent have occurred. Included arrong these are: the initiation and expansion of the freeway system; rrodifications in shopping facilities (shopping centers, enclosed malls, free parking); relocation of employment centers fran the cities to the suburbs; changes in housing preferences fran the traditional single-family hane to apartments, tcwnhouses, condominiums, and rrobile hanes; and the declining family size. f I -83- �It is, of course, impossible to predict the variety of changes which may occur over the next decade or two. Therefore, the Plan should be analyzed and rocxiified periodically to reflect changing conditions. 6. The Plan Must Be Updated Periodically A comprehensive review of the Future Land Use Plan should be undertaken approximately every five years to provide for an adequate analysis of new conditions and trends. Should major rezonings which are in conflict with Plan recamendations be accanplished, the Plan should be reviewed and amended accordingly, to reflect th~ current ccmnunity developnent goals and policies. The Future Land Use Plan depicts the ·generalized desired develoi;xnent pattern for the City of Richmond into the next century. It is designed to provide the necessary guidelines for making future land use, comnunity facility, and capital improverrent decisions. The preparation of the City of Richmond Future Land Use Plan has been carried out over a two year period. Plan fot1I1Ulation was preceded by field survey, mapping, and analysis of existing land use information and related data and determination of long-range goals and objectives for ccrcmunity developnent. The City's major r:oadway system serves as the general framework. for the Future Land Use Plan. The Plan is intended to represent in a generalized manner, the desired development pattern for the City of Richmond to the turn of the century. The Plan is also designed to function as a guide for comnunity land use, zoning, development, ccmnunity facilities, capital improvements, and so Eorth. The City of Richmond Future Land Use Plan is itself only one element, albeit a significant one, of the Canmunity Developnent Plan. The Land Use Plan defines developnent goals and objectives, establishes reasonable population densities, and provides reccrnnendations regarding. the most desirable arrangement of the corrrnunity-wide land use f)attern. A program for providing recreational amenities to the City's residents has recently been developed in a recreation plan. A community facilities and capital improvements program intended to determine necessary services, service costs, and the City's ability to finance them should also be pref)ared. Other studies which analyze certain specific aspects of ccmnunity growth and developnent, including Sf)ecif ic proposals for the CBD, may be required in the future. These studies should, of course, be based upon and canplement the general guidelines and reccmnendations contained in the Future Land Use Plan. • '' -84- �r Land Use Plan ~ t i o n s The land use planning process begins with a set of known facts (land use data, population, housing counts, average number of persons per household, etc.) which are collected, ccmpiled, and analyzed. The process then requires that certain assumptions be made regarding changes in these various elements which might be expected to occur. For example: Will population increase, remain static or decrease? Can the average household size be expected to continue to decline? Will there be a need for more diversity in the local housing stock to accommodate an anticipated trend in lifestyles? How rruch land is it reas.onable to allocate for comnercial and industrial purposes? The assumptions that were employed to provide the basis upon which the City of Richlrond Future Land Use Plan was generated are contained in the Planning and Cesign Standards section of this plan. Major Laro Use Categories The basic fabric of the City of Richmond's Land Use Plan is canprised of five major land use categories which function as follcw: Residential Offers ample acreage to develop a full range of unit types to provide adequate housing opportunities for the City of Richmond's present and anticipated population. CCllmercial Provides areas to serve the various shopping needs of both the local and sub-regional population. Transitional Iden ti fies an area considered to be in a state of flux, which could serve as a location for a selective mix of land uses without causing undue land use conflicts. Iooustrial \ Ackno...ledges existing industrial uses adjacent to the Grand Trunk and Western Railroad and at the northeast corner of Skinner Road and 32 Mile Road. Public '' Ackno...ledges and provides for the acquisition and preservation of desirable major open space areas which serve both a local and sub-regional recreational need and which have an effect upon Richrrond's land use distribution pattern. -85- �The Residential category is further divided to reflect more specific elements which are unique part of it. Future land use allocations, including acreage and percent of City land area in each land use category are included in Table 36. A more detailed discussion of each of these various land use categories, which together comprise the City of Richm:md's Future Land Use Plan, follows (see Map 8). Pesidential Iaoo. Use A substantial amount of acreage is required in any community to provide ample area for the development of a variety of housing types and ancillary facilities, including parks and schools. Nearly 64% of Richmond's total land area will be devoted to various types of residential and related land uses. Thus, those residential land uses depicted on the Future Land Use Plan represent a nost significant plan element. The Plan provides residential categories which will accarm:xiate a variety of housing types, including single-family hares, apartment units, townhouses, and roobile home units. Each housing type has unique characteristics and tends to attract a specific type of family unit. Apartments are, as a rule, rented and tend to attract those not seeking a permanent address. Typical apartment dwellers include singles, young married couples without children, divorcees, and the elderly. As a result, the average number of persons per apartment unit is generally la,,,,er than the average for other unit types. Townhouse units may be either rented or owned (condaniniurns), depending upon the manner in which the individual project is structured. Townhouses often attract the saire type of individual or family group who rent apartments. Hawever, inasmuch as the typical townhouse unit mix includes a sizable m. uroer of two, and even three, bedroan uni ts, the average number of persons per unit is usually sanewhat greater than the apartment average. Mobile hare units also have a tendency to provide housing for those living alone, young married couples, and the elderly. Consequently, this type of unit also has a relatively low average number of persons per unit. The single-family hare is a,,,,ner occupied. Single-family haneowners tend to reside in the same home for a number of years. Married couples with children have traditionally provided the greatest market for single-family hanes. Thus, this type of unit usually has the highest average number of persons per unit • • I I -86- �TABLE 36 FUTURE LAND USE CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1989* ACRES LAND USE CATEGORY PERCENT OF TOTAL 634.65 55.28 Multiple-Family Residential 78.51 6.84 Mobile Homes 18.02 1.57 Commercial 20.95 1.82 Transitional 19.00 1.65 Industrial 76.62 6.68 Public/Semi-Public 138.05 12.02 Open Space (include Road Right-of-Way) 162.37 14.14 1,148.17 100.00 Single-Family Residental . *Complied by Wade-Trim/IMPACT, September, 1989. \ '' -87- �_ _J I I \ nn .... ,·.- FUTURE LAND USE ~ SINGLE FAMILY \-.-:::.-.-.; TRANSITIONAL ffififilj MOBILE HOME PARK - COMMERCIAL 1::;:::::J MULTIPLE FAMILY ~ INDUSTRIAL '' ~ PUBLIC / SEMI-PUBLIC M AP 8 •- • OF RIC HMOND CITY .::::.:...:.....:.._.::;.;._....:,..;.~=-:-:---:-:-:-:=:-:-:-::::--:--:--:--------------~:~] MACOMB COUNTY, MICHIGAN •-• Wade - Trim / IMPAC T Mun,c,oal and Planning Cvnsu/f:ints �""" - . "'"'U:::::' FUTURE LAND USE CS] 6m~m1 [;:;:;:] TRANSITIONAL SINGLE FAMILY MOBILE HOME PARK ~ COMMERCIAL INDUSTRIAL MULTIPLE FAMILY ~ PUBLIC / SEMI - PUBLIC �r Richmond's housing stock is presently ccmprised of 1,281 single-family homes, while apartments represent approximately 25% of the total housing units. The planning assumption upon which the Future Land Use Plan is based projects a future housing mix of 89% single-family, and 11 % apartment/townhouse. The Plan has been designed to accorrmJdate all types of dwelling units by providing a variety of residential land use categocies, ranging from single-family to planned unit development. ... Singl~amily P.esidential Districts The Single-ramily Residential Districts embrace nearly 635 acres, or approximately 55% of the City's total land area. The types of uses envisioned in the single-family category include: single-family hanes on relatively large acreage parcels. single-family hanes on sanewhat smaller metes and bounds building sites. single-family subdivisions. various public and semi-public uses, as may be desirable. Thus, the Plan recognizes that single-family development may occur in more than one fashion. The Plan also acknowledges that certain uses of a public and semi-public nature may be reasonably accorrrnodated in single-family areas. In addition, th,e Plan is cognizant of the Michigan State Supreme Court holding that manufactured housing units cannot be excluded from districts in which site-built, single-family hanes are allowed, simply because they are factory built. The Court did acknowledge, however, that a municipality had the right and responsibility to adopt adequate, reasonable regulations to assure that manufactured units would be compatible with other site-built housing in the vicinity. Therefore, while the Plan honors the holding of the Court regarding placement of manufactured housi~ in all districts in which single-family hanes are allowed, it also recommends that the City of Richmond adopt adequate, reasonable Zoning Ordinance provisions governing manufactured housing to assure, insofac as is possible, that such housing will meet standards of canpatibility. The ruture Land Use Plan reconrnends that the City not deviate from the current minimum lot size requirements which are in place in the existing Single-Family Residential Districts. Thus, overall maximum allowable subdivision densities are to be based upon current minimum lot size requirements. ,, -88- �Each 1ndividual single-family home and all other uses permitted must be served by both municipal sanitary sewer and water, unless otherwise exempt. Other public facilities and services, including schools, playgrounds, parks, police patrols, and fire protection will be ~required in varying degrees, depending upon actual, relative population densities. Hultiple-Fani.ly Pesidential Districts Approximately 79 acres of land for multiple-family develof;ment (roughly 7% of the City's total land area) are allocated in the Plan. The Two-Family/Multiple- Family category provides for the develof]ttent of a variety of uses, including: garden apartments townhouses condaniniums multiplex units duplex units single-family hanes various public and semi-public uses, as may be desirable Multiple-Family Districts will accomnodate an array of unit types, ranging from t""°-family (duplex) units to garden apartments. The Plan also provides for the development of single-family homes in Multiple-Family Districts, thus continuing the City's past policy in this regard. Again, provision is made for public and semi-public service uses. Permitted development densities may range between four to five units per acre (duplex) to ten to fifteen units per acre (garden apartments} depending on dwelling unit type. Single-family lots must meet or exceed the minimum area and frontage requirements for the least restrictive of the City's single-family residential districts, as specified in the Zoning Ordinance. Each dwelling unit, of whatever type, and all other uses in the district must be served by both municipal sanitary sewer and water. Individual developers are responsible for providing facilities and services sufficient to serve the needs of their prospective markets. Additional public service (police patrols, fire protection) will be required, with thetr extent dependent upon relative p:)pulation densities. Mobile Hane Park District f I There is one rrobile hane park within the City at the present time located betw"een Beebe Street and Skinner Street. The ccmnuni ty, however, recognizes that rrobile home parks provide a reasonable housing alternative for many people, not only locally but nation-wide. Innovations in mobile home park design, amenities provided in parks, technolcgical improvements in unit construction, and improved legislation governing park operation and administration have aided in eliminating many of the traditional objections to rrobile heme parks. -89- �r • Additional area for coobile hane park develoi;ment has not been designated within the City of Richmond. The City will consider the classification of appropriate areas foe the development of roobile hones should its boundaries be expanded to include segments of the adjacent area of influence. The types of uses consideeed a~pcoQriate in the roobile heme park disteict include: mobile hane units of various sizes coobile home parks on-site recreation facilities for exclusive use of park residents on-site service and stoeage facilities for the primary use of park residents Park densities may average approximately six units pee acre. The spatial sepaeation between individual units is currently governed by the Mobile Home Park Camrission Act and associated published Administrative Rules and Regulations promulgated by the Mobile Hane Park Ccmnission. Each mobile hane 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. • Ccmnercial I.and Use Corrrnercial development is an important aspect of the growth of any community, in terms of offering adequate commercial services to residents as well as providir.g a reasonable tax base and increased employment opportunities. The size of the [X)tential market will ultimately determine the extent of the City of Richmond's Ccmnercial Base. Some ccmnercial uses are designed to serve a relatively small, local market and depend almost exclusively upon the population residing within the community. Other retail sales and service outlets, however, demand a larger market extending beyond the ccmnunity boundaries. Richmond's existing corrrnercial developnent is directly related to the City and Area-wide existing and potential population and Richmond's accessibility to a sub-regional market area and the traveling public. ,, -90- �Transitional District Approximately 19 acres (1.7% of the City's total land area) have been allocated for transitional types of uses in a Transitional Use District. The Transitional District is designed to acknowledge certain unique aspects of specific portions of the City. These districts provide the potential for more intensive but limited development on relatively small scale parcels, which are themselves located in such a manner as to serve, in part, as buffers between low density residential neighborhccds and ccrrrnercial areas or heavily traveled major thoroughfares. The Transitional District functions as a land use link between the Corrrnercial Business District north of Division Street and the Canmercial nucleus fronting Main Street to the east of south Forest Street. The Transitional District also serves as a buffer between the industrial land uses south of the Grand Trunk and Western Railroad and the single-family residential neighborhood north of Monroe Street. The following are recognized as being appropriate types of uses to be accamodated in the Transitional District. various types of offices medical clinics branch banks credit unions governmental agencies The Transitional District, contiguous to the CBD, recognizes the desirability of introducing appropriate land uses to offer a suitable means of linking the more intensive uses characteristic of Richmond's primary ccmnercial activity cores. The Land Use Plan recognizes the existing single-family hemes located in this vicinity and acknowledges the desirability of their eventual conversion to office or other appropriate types of uses. Transitional uses considered most appropriate in this vicinity include various types of offices, branch banks, credit unions, and medical clinics, as well as multiple-family units on parcels of sufficient size to accommodate both on-site parking and adequate outdoor living area. Iroustrial Larxi Use The econcmic character of a cormu.mity must be assessed in tenns of potential as well as existing conditions. A Land Use Plan must acknowledge the desirability of providing ccrrrnercial and industrial development to offer property tax relief to residential properties. I I In sane carrnunities the inccme characteristics of the population are such that industrial development is not encouraged. In these rare instances, property taxes are based primarily on residential assessments. In rost ccmnunities, however, industrial develoE;:rnent is encouraged, both to provide employment for residents and also as a means of creating a tax base sufficient to support necessary public facilities and local services. -91- �• The property taxes collected in the City of Richmond will no doubt require augmentation by an expanded industrial tax base, if adequate levels of services are to be provided. Therefore, the City of Richmond's goal is to encourage industrial development, in an effort to provide both employment opportunities and a reasonable tax base. The City of Richrrond Land Use Plan establishes one industrial category. This category provides for a wide range of appropriately located industrial uses which, when developed, will enhance employment opportunities and provide a substantial canmunity tax base. Light Industrial District Approximately 77 acres (nearly 7% 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 develor;xnent of those uses which are generally 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: manufacturing, 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 auto repair garages Those uses permitted in the Light Industrial District include operations which are, in the main, confined within a building. Ccmpliance with reasonable performance standards is required in an effort to reduce adverse effects on neighboring residential properties. The land use plan has targeted two areas in the corrmuni ty as the City's primacy industrial areas. These districts are located on the City's east side, east of Skinner Street; and west side, north of Division Street. Both of Richmond's industrial areas are adjacent to the Grand Trunk and vlestern Railroad . • eI -92- �r. ' Public/Semi-Public Laro Use The L:ind Use Plan designates 138 acres (approximately 12% of the City's total land area) for both public and semi-public land uses. Existing public uses include property occupied by the Richmond public school district, a private school, churches, city parks, and municipal buildings. The City may wish to consider the acquisition of additional public lands should expansion of its boundaries into the adjacent area of influence occur in the future. I I -93- �• PIAN IMPI.alEN'rATIOO ~ Introduction The City of Richm::md' s Mastec Plan is, itself, a canprehensive comnunity policy statement. The Plan is canprised of a variety of both graphic and narrative policies intended to function as benchmarks and to provide basic guidelines for making reasonable, realistic cornnunity developroont decisions. The Plan is intended to be employed by City officials, by those making private sector investments, and by all of those City of Richmond citizens interested in the future developroont of the comnunity. The completion of the Plan is but one part of the community planning process. Realization, or implementation of the goals, objectives, and reccmnendations of the Plan can only be achieved over an extended period of time and only through the cooperative efforts of both the public and private sectors. Implementation of the Plan may be realized by actively: • 1. assuring ccmnunity-wide kno.,,ledge, approval of the Plan; understanding, support, and 2. regulating the use and manner of developnent of property through up-to-date reasonable zoning controls, subdivision regulations, and building and housing codes; 3. providing a prcgram of capital improvements and adequate, econanical public services by using available governmental financing techniques to encourage desired land develoµnent or redevelopment; and 4. participating with the private sector in the process of co-developnent, whereby local governrrent provides incentives, subsidy, or other inducements to assist the private sector in their developnent efforts. Public Support of the Long-Rarge Plan The necessity of citizen participation and understanding of the general planning process and the specific goals, objectives, and policies of the Plan are critical to the success of the City planning prcgram. A well organized public relations program is needed to identify and rnarshall public support. Lack of citizen understanding and support could well have · serious implications for the eventual implementation of planning proposals. Failure of the public to back needed bond issues and continuing dissatisfaction concerning taxation, special assessrrents, zoning decisions, and development proposals are sane of the results of public misunderstanding and rejection of long-range plans • • rr -94- �r I . In order to organize public support rrost effectively, the City of Richrrond 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), undcc Section 11 states that. the City Planning C01Trnission "shall have the IJC!w'~r Lo promote public interest in and understanding of the plan, and to that end may publish and distribute copies of the plan, or of any repoct and may employ such other:- means of publicity and education as it may determine." . The validity of the Plan, as well as the right of the Planning Corrmission to review various developnent proposals to assure their canpatibility with the City's expressed policies, requires that the Plan be officially adopted by the Corrmission. 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. Land Cevelocrnent Codes Zoning Ordinance Zoning regulations are adopted under the local police power granted by the State for the purpose of promoting corrmunity health, safety, and general welfare. Such regulations have been strongly supported by the Michigan courts, as well as by the U.S. Supreme Court. Zoning consists of dividing the oorcrnunity into districts, for the purpose of establishing density of population and cegulating 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 rrust be consistent throughout the ccmnunity. • The intent of zoning is to assure the orderly developnent of the community. Zoning is also employed as a rreans of protecting property values and other public and private investments. Because of the impact which zoning can have on the use of land and related services, it should be based on a comprehensive long-range ccmrunity 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 intrusio& of business and industry into residential neighborhoods; requires the spacing of buildings fac 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. - I I -95- �rr There are a variety of zoning approaches and techniques which may be employed to help assure that Richrocmd remains an attractive ccmnunity in which to live and conduct business. These techniques acknowledge the critical role oE both City oEficials and staff in enforcing the provisions u[ Lhe local zoning ordinance. Tuo key tools available to City ofcicials seeking to assure quality development are special ap~roval use procedures, and performance guarantee provisions. .. ... • 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 corditions • These types of land uses are called special · approval, conditional, or special exception uses. The City may use this flexible zoning process to permit uses of land by following special procedures, including a public hearing and site plan review, to ensure the conpatibility 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 develOEXttent requirements and standards upon which these decisions are made must be specified in the Ordinance. 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 l?rOlOOte the use of land in an environmentally, socially, and economically desirable manner. To ensure compliance with a zoning ordinance and any conditions imposed under the ordinance, a ccrrmunity 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 al?l?roval is sought, be deposited with the Clerk. This performance guarantee l?rotects the City by assuring the faithful completion of the improvements. The ccmrunity 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, knowl-edgeable Planning Carmission is critical to the success of the zoning process. The Cocrrnission' 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, ot" if enforcement of regulations is handled in an inconsistent, sporadic manner, the result will be unsatisfactory at best. The Building Cepartment is often responsible for • fI -96- �carrying out zoning/development related functions including building inspections, ordinance administration, ccmnunity/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 accomplished in a cursory manner. Therefore, the City should provide for adequate department staff levels and/or consulting assistance to assure that these essential day-to-day functions will receive the professional attention required to assure quality develo~ent. Subdivision Regulations When a developer proposes to subdivide land, he or she is, in effect, plaming a portion of the City. To assure that such a development is in harrrony with Ceveloprent Plan objectives, the subdivision or resubdivision of residential or nonresidential land must be guided by the City in accordance with the Michigan Subdivision Control Act, Act 288, P.A. 1967, as amended. Several direct benefits accrue from the regulation of subdivisions by a local unit of government. By requiring the subdivider to install adequate utilities and improved streets, purchasers of the lots are not later burdened with unexpected added expenses. A subdivision without adequate physical improvements is detrimental not only to itself, but it also reduces the opportunity for reasonable development of adjacent parcels. In addition, long-range economy in government can be realized only when adequate improvements are provided by the subdivider. a part of its review o.f proposed subdivisions, the Planning Corcrnission Eocuses on such features as the arrangement and width of streets, the grading and surfacing of streets; the width and cepth of lots; the adequate provision of open space; and the location of easements for utility installations. The subdivision review process is one of the rrethods of implementing the goals, objectives, and policies of the cornnunity's long-range plan. As Capital Imorovements Program The teem "cai;,ital improvements" is generally intended to embrace large-scale projects of a fixed nature, the irnplerrentation of which results in new or expanded public facilities and services. Such items as public building construction, park developrrent, sewer installation, waterworks improvements, street construction, land acquisition, and the acquisition of cectain large-scale pieces of equii;irnent (graders, sweepers, trucks, etc.) ace included in the Capital Improvements Budget. Few comnunities are fortunate enough to have available at any given time sufficient revenues to satisfy all demands for new or improved public facilities and services. Consequently, rrost are faced with the necessity of determining the relative priocity of specific projects and establishing a program schedule for their initiation and completion. The orderly I [Jrograrrrning of public improvements is to be accomplished in conjunction with a long-range plan. -97- tf �. r ~ l .. - o[J - • [ .. -. D 225.ff or· - J ; FIGURE 4 - CITY MANAGERS PRIVATE OFFICE 225 SQ ft ; I • FIGURE 5 - PRIVATE OFFICE 160 sq ft 11'-0" I· 0 ·I 0E3 i: 0 FIGURE 6 - WORK STATIONS 00 00 00 • E][ I I TlaL( ~ Tl8LE 66 sq ft I 100? □ 00 00( ~ FIGURE 7 - CONFERENCE ROOM 200 sq ft �In essence, the capital Improvements Program is simply a schedule for implementing public capital imprnvements which acknowledges current and anticipated demands, and which recognizes present and i;:otential financial resources available to the ccmnunity. The capital Improvem:nts Program is a major planning tool for assuring that they proceed to canpletion in an efficient manner. The capital Improvements Program is not intended to encourage the spending of additional public rronies, but is simply a means by which an impartial evaluation of needs may be made. The program is a schedule established to expedite the implementation of authorized or contemplated proJects. Long-range prograrrming of public improvements is based upon three fundamental considerations. First, the proposed projects rust be selected on the basis of camunity need. Second, the program rust be developed within the corrmunity's financial constraints and must be based upon a sound financial plan. Finally, program flexibility must be maintained through the annual review and approval of the capital budget. The strict observance of these conditions requires· periodic analysis of various community development factors, as well as a thorough and continuing evaluation of all proposed improvements and related expenditures. It is essential that in the process of preparing and developing the program, the Planning Conmission be assigned a role in reviewing project proposals to assure conformity with the General Development Plan and to make reccmnendations regarding priority-special projects, and appropriate methods of financing. Governmental Assistance Many sources of governrrental 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 are available to the City are listed below in Table 37, sare of which are discussed at length in the City's economic development plan. Local goverrurent rust also be cognizant of enhancing the financial feasibility of private development projects through "co-development." Co-development is simply the joint public and private investment for a cc:mron 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 rosts, or by issuing bonds to acquire land, construct buildings, or acquire equiµnent which the City would sell or lease to private industry. A significant public improvement to be considered by the City of Richrrond during the planning period includes the development of a new City Administration Center. An analysis of the need for a City Administration Building follows. -98- �e ' - • ' TABLE 37 Pl.AN INPLEMEHTATI~ RESOl.RCES CITY Of RICIMH>• MACQl3 COllfTY• MICHIGAN• AH>lt«; SOlRCE Federal PROmAN NAME PROQWt DESCRIPTI~ COM:HTS Community Development Block Grant (COBO) Program Flexlble program developed to replace categorlcal grants. Ellglble projects Include property acquisition, lnstelletlon or repair of publlc facilities (r04ds, water, and sewer lines, etc.> building rehabllltetlon and preservation, end plennlng activities. Projects must meet one of three national objectives: 1) benefit low and moderate Income persons; 2) aid In the prevention of slums or bllght; and, 3) meet community development needs having a particular urgency Economic Development Admln., Publlc Works end Development Feel lltles Assistance Funding for publlc works and development facilities that contribute to Job retention or creation. Committed private Investment Is required. EDA participation wlll 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 ell ellglble. Only nonprofit corporations and cooperatives may be sponsors. lndustrlel 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) Locelltles are permitted to develop plans, seek citizen review and sell bonds for funding rehebllltatlon projects to eliminate blighted areas. Act was recently amended to Include "potent la I ly bl lghted" areas. Shopping Area Redevelopment Act (Act 120 of 1961) Act permits renewal of the principal shopping area of convnunlty with revenue bonds end speclel assessments. Activities ore restricted to Improving streets, walkways, perking lots, ond urban me! Is. Economic Development Corp. Act (Act 338 of 1974) Nonprofit EDC Is created by convnunlty. EDC may acquire lend, construct buildings, end acquire equipment, which It sells or leases to private Industry. Flnonclng Is obtained from the sole of bonds, or from loans or grants from the local convnunlty. I I.O I.O I State �TABLE 37 PLAN lff>l.EMENTATl<»-1 RESOlRCES CITY Of RletNN>. MACOE COllfTY• NICfflGAN• (Continued) flN>I~ somcE State (Cont) PR06IWf NAME I DESCRIPTl<»-1 <XNEHTS Tax Increment Finance Authority Act (Act 450 of 1980) City created TIFA can finance public facility Improvements for the restoration or development of a central business district through bond Issues, tax Increment financing, or grants. Michigan Urban Land Assembly Act (Act 177 of 1981) This Act provides for o stote loon fund to assist co11W11unltles with high unemployment ond demonstrating o shortage of lndustrlol property In the acquisition of reol property for economic development. The Michigan Economic Development Authority Act (Act 70 of 1982) The state MEDA con moke loons, financed by bonds Issued on all and gas severance taxes, directly to cities, or to their ODA or EDC. loans can be used for lostallatlon of streets, walkways, Improvements to recreation focllltles, property acquisition, building rehabilitation and all reloted . admlnlstratlve costs. The convnunlty must come up with 50% of the project cost from Its own or other sources, and MEDA wlll loan the other 50%. The Local Development ~ Financing Act (Act 281 of 1986) City created local Development Financing Authority can finance public facility Improvements, using tax Increment financing, from revenues captured from Increased value of any eligible property. Ellglble property consists of property of which the primary purpose ond use Is manufacturing, processing of goods and materials by physlcol or chemlcol change, ogrlcultural processing, or high technology octlvlty. A COlllfflunlty moy develop a certified Industrial perk ond use captured revenues from eligible property within the perk for public tocllltles for other property within the pork. I I-' 0 0 ~ - - Widely used In state of Michigan. May provide back-up flnonclng for historic projects. 4' �- • - •' TABLE 37 PLAN ltf>LEMEKTATIOO REsomcES CITY OF RletMH)• NACOl8 COllfTY. MICHIGAN• (Cont In ued) Flff)IN3 SOCK£ Local PROGRAM NAME PROGRAM DESCRIPTIOO Special Assessments Special assessments are a fee levied by the convnunlty within a district for the financing of a local Improvement that Is primarily of benefit to the landowners who must pay the assessment. General Obligation Bonds General obligation bonds are negotiable bonds Issued by the coovnunlty end payable from the levy of ad valorem taxes on ell taxable property within the community. They are becked by the full faith and credit of the Issuing Jurisdiction. These bonds are typically used to fund physical Improvements, such es street fighting, perking focllltles, recreation, end lend acquisition. Revenue Bonds Revenue bonds ore negotloble bonds Issued by the conmunlty end payable only from the net revenues of the project being financed. These bonds ore most often Issued to finance utility Improvements, and perking ond transportation foci lltles. ...... 0 ...... I •complied by Wade-Trim/IMPACT, July, 1988. C<N4EHTS �r' CXJMJNI'l'Y EXILITIES/CITY AIMINISTRATICN BUIID!Ni Intrcduction The City of Richnond' s administration building is located at 69130 Stone Street. It contains administrative offices for the City Manager, Clerk, Treasurer, and Assessor in addition to offices for the Building Inspection Dc[)artrnent and the Police Cepartment. analysis of the existing administration building revealed that it is structurally unsafe and too small to adequately support the growing administrative needs of the City. An Structural C\,lality Survey The existing administration building is nearly 100 years old and due to its deteriorated structural condition, it requires numerous repairs and continuous rehabilitation to maintain it for daily use. The exterior enclosure of the building requires irm'ediate attention and treatment. The brick walls are cracked in several locations, especially at the rear of the building. Brick and mortar joints are severely damaged at ground level, as well as around the window and door openings. The stone foundation wall also shows some degree of mortar joint damage. The condition of the windcws and doors is generally poor. Most of them qualify for replacement due to structural deterioration and low insulation value. Many window sills and lintels are also deteriorated and should be replaced. The entire exterior needs to be repainted. The roof shows signs of deterioration that is readily apparent from the exterior. Damage includes broken down spouts, falling gutters, and visible sagging. The perimeter walls inside the building are deteriorating as evidenced by cracking brick work and plaster. The electrical and rrechanical systems are in need of repair to bring them into conformance with the requirements of the building code. earlier inspection of the attic by a construction canpany retained by the City, indicates that the brick work in the attic is deteriorating rapidly. Several joints are open entirely through the wall, and many brick areas, especially around the window openings, are in an advanced state of deterioration. An Major problems exist in the attic as a result of a past fire extensive damage along the west and north gables. Several structural elements were severely burned in the fire and were or replaced. In addition, rafters are beginning to show signs rotting and deterioration. f I -102- which caused of the roof not repaired of localized • �r E'r:-crn an ener:-gy conservation standpoint, the building is lacking airlocks ~vestibules), good quality exterior doors and windows, and adequate wall insulation. The basement is open which further detracts from the overall enei:gy efficiency of the building. Office Requirements The existing administration building contains approximately 2,500 square feet of office space for the following personnel: City Manager Clerk Treasurer Assessor:Building Inspector Mechanical Inspector Electrical Inspector Secretaries (3) Police Chief Sergeant Patrol Officers (5) 24-Hour Dispatcher Interviews with City officials indicated an eventual need for additional personnel including a Building Official and Code Enforcement Officers. As the number of employees and volume of work increase within the Building Cepartment, an additional secretary will rrost likely t:eccme necessary. Additional space requirements within the City Administration Building is also required for a central storage and filing area; council chambers with a work room for City Council; and air conditioned space for emergency 911 equipment. City Council currently rreets in the local library, which is small and confined. A large group of public citizens cannot t:e accarm::dated. Further, citizen participation is limited by book shelves and magazine racks that obstruct the view of the City Council. The existing administration building, in its current condition, cannot function properly as a irunicipal building t:ecause of its poor physical condition, inadequate size, and improper interior design. There is insufficient floor area in the existing building to accommodate City administration and Police Cepartrrent needs. • It is recomnended that the existing building and Police Cepartment trailer t:e rerroved from site and that a new administration building t:e constructed to meet the existing and projected needs of the City of Richmond. Consideration should t:e given to incorporating existing front and side facades into the new building design. The high cost of rehabilitation of the existing structure and construction of the required additions does not appear to be justified by the historical and aesthetic value of the existing building • '' -103- �r Space and Design Standards Building space to accomnodate a combined City Administration Building and attached Police Station is required as follows: City Manager Manager's Office Secretary 225 sq. 200 sq. • ft. ft. private office is recomnended for the City Manager. It is desirable that private offices be a minimum of 100 square feet and a maximum of 300 square feet each in size, depending upon the requirements of the occupant. The City Manager must meet with members of the public, City Council, and .City employees on a regular basis. A larger · off ice is thus required to accoomodate visitors, and privacy is essential when handling personnel watters and the affairs of individual members of the public (Figure 4). A City Cle:rk Clerk's Office Secretary/ Clerical Space 150 sq. ft. 100 sq. ft. City Treasurer Treasurer's Office Secretary/Clerical Space City Assessor Assessor's Office Secretary/Clerical Space 150 sq. ft. 100 sq. ft. 150 sq. ft. 100 sq. ft. Private offices are recomnended for the Clerk, Treasurer, and Assessor. • OE fices for these City oEficials may be smaller than the City Manager ' s ofEice since the number of persons expected to visit the offices is significantly less (Diagram 2). A total of 300 square feet of secretarial and cledcal work space is recorrrnended to serve the needs of the Clerk, Treasurer, and Assessor. It is assumed that two ( 2) secretaries will be sufficient to a~camodate the clerical needs of the three (3) offices. Building Official Building Official's Office Mechanical Inspector Electrical Inspector Building Inspector Code Enforcement Officer Code Enforcement Officer Secretarial/Clerical Space 150 sq. ft. 63 sq. ft. 63 63 63 63 200 sq. ft. \ sq. ft. sq. ft. sq. ft. sq. ft. A private office is recarrnended for the Building Official who will review plans with private developers and be responsible for the supervision of the Inspectors and Code Enforcement Officers (Figure 5). ,, • -104- �r e .. Open area work stations are recorrmended for the Building Inspectors and Code Enforcement Officers. These employees will spend a significant aroount of time out of the office, inspecting buildings. The space allocated to work stations is based on the furniture and equi_prent necessary to perform the work assigned, as well as on circulation area. The amount of space ceccmnended for the open area work stations will accamoodate a desk and chair for the employee, a visitor's chair, and a legal size file cabinet (Figure 6). Central Storage and File Roan 225 sq. ft • In genecal, each open file cabinet will require the following space allowan!e without consideration of any working area in front of the open drawer: Standard Letter File Standard Legal File Sid~ning Letter File Sid~pening Legal File Conference Poem 6 sq. ft. 7 sq. ft. 6-1/2 sq. ft. 7-1/2 sq. ft. 200 sq. ft. conference room containing 200 square feet canfortably accornrodate 12 pecsons (Figure 7). A camcil Cllanbers of floor space will 1,000 sq. ft. The recomnended council chambers are large enough to accorrm:xiate 12 Council Members and City officials sitting at a table or raised bench, and up to 108 membecs of the public sitting in rows of chairs. An architectural standard of 15 square feet per person conducting business at a desk and 7.58 square feet per person sitting side-by-side in an audience is assumed. Police Station 4,300 sq. ft. A police station to accamtOdate a total of 8 to 10 officers is required to serve an approximate population of 7,000 people (Figure 8). The Year 2000 i;:opulation projected for the City of Richrrond is 4,500. However, the City of Richmond recently annexed the Muttonville area and additional annexations may occur in the future. Thus, the population in the Year 2000 may be greater than 4,500. The reccmnended police facility will accarm:>date the current population of the City of Richrrond, as well as projected population increases within the City and outlying areas that may be annexed in the future. The recorrmended police facility should be connected to the City Administration Building with a separate entrance. The lights, heating, and ventilation system for the police facility should also be operated sei;,arately. The proposed police building contains space foe the Police Chief, records fend clerical, carmunications equi£1ltent, training, identification, jail facilities, receiving and assisting the public, police personnel, police property, building maintenance, and a conference roan. -105- �"1..1..C:. I METER R(POJR ANO STORAGE CARPORT 2 , iCELL 0- 2 OAY ROOM 2 12° l 19' F'OOO COOLER BOILER ANO VlOLEHT CELL ,so. CELL &DOING --~,.--=---,,----: 2 SCO<!NG SIU.l£oo-.." I 'ce:u.0TANK 10'1 if SCIUMO ,IIOOt' (D MQTI-PURPOS( · OFFICE lllt(llCOII RE:CCROS P8S0H(RS ----- ------,--a PHOTO.PRINT, 0ARlC RM ,,,, roomer SHOW UP FANS STORAGE M(N'S JAIL 2 2 EXIT ~ ___ .,.. ...................... Of'F'ICERS a' I 14 >0 _j ~ <.:, ~ <I: a. ATTY ANO ClE:RX ..____ --- o a: ....... - -... >w w :;;a: _ _,.a w CC\JRT CLASS ROCM CONFERENCE CL 11'1 30' en PUSUC FOYER CHIEF'S OFFICE 11'114° L088Y A. MAIN ENTRANCE I I STREET FIGURE 8 - PLAN OF POLICE STATION FOR CITY OF 7,000 POPULATION 4,300 sq ft �r Canbi.ned City 1'dninistratioo -Build.ing aoo. Police Department Total Square Footage - 7,565 sq. ft. Building Construction ... A comparative analysis of both conventional and pole barn type of construction methods reveal a conventionally constructed facility to be rrore economical and aesthetically appealing. The cost of adapting a pole building to off ice use is high because of the use of two separate structural systems in one wilding including pole construction for the structure and stud-wall framing between the poles. Subsequently, the cost of interior and exterior finishes is al?o higher to accommodate the combination of poles and stud- wall construction without canpranising the aesthetic value of the building. The additional cost increase to m:xlify the pole barn is estimated to be $5.00 per square foot of floor area • ..Pole construction is not justified econanically, and conventional construction is more aesthetically pleasing as it allows for designs that are less limited and rrore consistent with the architectural style of the City of Richm:::>nd. Location The selection of a site for a City Hall will be influenced by a number of circumstances. Some conditions are limiting in nature, such as the availability of land. There are, however, certain guiding principles that should be considered. Efficiency of service and good accessibility are prime considerations in the siting of a City Administration Building. Since public services rrust serve every citizen, as well as and as conveniently as possible, those activities should be located near the center of transportation and business activity. The City Adrni.ni,stration Building must have integration with other offices in order to provide efficient and effective service. City offices use the offices of professional agencies and other businesses. Locating City Hall near the center of business activity helps expedite the work of the offices located in the building. The rrost popular co-development technique being employed is tax increment financing (TIF) under PA 197 (the D:lwntown Development Authority Act), PA 450 (the Tax Increment Finance Authority Act), and PA 281 (the Local Development Finance Act). TIF is an attractive financing tool because it allows corrmu.nities to pay for needed public improvements at virtually no cost to their general fund. TIF works by capturing, for a specifically defined time, all or a portion of the increased tax revenue (above a "Ernzen" base year), that may result fran increases in assessed valuation which arise Eran new development. Property taxes normally allocated to all taxing jurisdictions (school district, county, etc.) can be captured to f jnance public improvements. It is important to recognize that TIF is not a new tax. It is simply a method which allows for the diversion of tax dollars to be used for specified public improvements. -106- �,.. ! The legality of TIF as a financing tool has, until recently, been suspect. It has been argued that the diversion of tax dollars to local development projects, when they were voted for schools and other governmental r;,urposes, was unconstitutional. The Michigan Supreme Court, howevet", provided an Advisory Opinion on the constitutionality of PA 281 of 1986 (the LDFA Act), the rrost cecent TIF vehicle. The Court held that the capture and use of tax increment t"evenues as authorized by the Local Cevclopnent Financing Act does not violate the provisions of the state's constitution. The City of Richmond has established a Tax Increment Finance Authority and is making improvements to its Cowntown District along Main Street under the provisions of the Act. Recent changes to the TIFA Act, hcwever, provides that as of January 1, 1987, new authorities or authority districts may not be created and an existing authority district may not be expanded. However, the Act does permit existing development areas to be expanded and new development areas, within existing authority districts, to be created. • f I • -107- �r ~ 0 0 STRA'.I'EXiY :9 Intrcduction The annexation of unincorpocated land adjacent to the City of Richrrond is a~ additional method of plan implementation available to the City of R1chnond. The City of Richrrond is bordered by unincorporated Townships on all sides of its rrn.micipal boundaries. Richm:md Township borders all City boundaries to the north of Division Street and Lenox Township abuts City -boundaries to the south of Division Street. The City of Richrrond recently annexed 390 acres of land within Lenox Township on the south side of Division Street extending east to the St. Clair county line. This newly annexed area of the City abuts Casco Township in St. Clair County. Columbus Township is also located in St. Clair County, on the north side of Division Street (Map 9). In 1989, the City of Richmond annexed land in Lenox Township including the area known as Muttonville. The City of Richrrond entered into an annexation agreement with the Township, at the time of annexation, agreeing not to pursue any further:- annexations within the Township for a pericd of ten (10) years. Accocdingly, the desirability or likelihcxxi of future annexations within Lenox Township are not consideced in this analysis. Annexation Methods and Procedures 9 Annexation to home rule cities was difficult to achieve prior to 1970: Approval of an annexation at that time required two ( 2) elections: a sei;iarate vote in the area to be annexed and another combined note in the affected Township and City. An inhabited area was rarely annexed because usually the property tax levy in the City exceeded that levied in the Township and the property ownecs residing in the affected area rejected the prol?(Jsed annexation. In 1970, a compromise was achieved whereby a township would have a vote if moce than 100 pecsons resided in the area to be annexed, and no vote vJOuld be available if 100 persons or less resided in the area. Township officers were ultimately dissatisfied with the canprcmise, however, and sued in court to unvalidate the new law. The Township lost in court but eventually persuaded the state legislature to amend the Charter Townshii;> Act to provide total immunity from annexation for townships incorporated before June 15, 1978, and makes annexation from any charter township incorporated thereafter extremely difficult. Under the State Boundary Ccmnission, annexation can be initiated in one of four ways: 1) by resolution of the legislative t:ody of the City; 2) by owners of 75 percent or m:::>re of the area proposed for annexation; 3) by i;ietition of 20 percent of the registered electors in the area proposed for annexation; and, 4) by a petition of one percent of the total poi;iulation of the affected areas. fI Ucon ceceiving a i;ietition for annexation, the State Boundary Conmission sdledules a "legal sufficiency" hearing at which the compliance of the petition oc resolution with its rules and the statutes is reviewed. -108- �................................ (J) :.: PRIORITY 2 33 MILE -: UJ UJ rr. 3: \1.1 z ~1,.•.HttUJ.Ui ♦ UJ.U.i♦J.~~• ••I••••• I 1 I) rr. 1 :.:: pOUND PRIORITY 3 lO >1ci: MADISON 0 a: 0.. PRIORITY 4 TWP . Dl'.'ISIOH :.: z<( ..J Clo r UJ 3: ::i :i: 0 111.1 ..J m ST . CLAIR HIGH\Y.1' • ANNEXATION STRATEGY AREAS ~ MUTTONVILLE ANNEXATION 1989 ... •,....,1 CIT Y OF RLCHMOND ~1AC OM8 COUNT Y, MICHIGAN W.. 4 »-ITVIM -----------------(~ ...._, •-Ptwvvv~,~ �r After the "legal sufficiency hearing'' a public hearing is scheduled where it must be shown that the standards of the Boundary Corrmission have been met. After the close of the f)ublic hearing the i;,arties are permitted 30 days in which they may sutrnit written arguments and other written material relating to the issues. After this 30 day period, an adjudicative meeting is held at which the Boundary Ccmmission rules on the proposed annexation. In addition to annexation by the State Boundary Comnission, there are alternative means of annexation available. A new method was provided in the Charter Township Act which permits a petition by 20 percent of the registered electors in an area proposed for annexation to be submitted to the voters of the annexing city or village and to the voters within the area to be annexed. Another method is based upon the consent of both the Township Board and the City's legislative body. This method applies only to land on which no qualified electors reside other than the petitioners, and the petitioners must own rrore than half of the land to be annexed. The final alternative method of annexation is governed under the Horne Rule Act and is sometimes described as "unilateral annexation." This method allows a city to annex vacant land which it owns and which abuts the city limits. When the annexation is canpleted by the Comnission Administrator ensures that the the County Clerk and the Secretary of accanplished by alternative methods, it is file certified copies of the resolution off ice cs. State Boundary Comnission, the annexation orders are filed with State. When annexations are essential that the annexing city affecting annexation with these Standards for Cetei::minations Critecia to be· considered by the State Boundary Conmission in arriving at an annexation determination are provided in MSA, 5. 2242, Section 9. The critecia allows for a close examination of the possible impacts on population and the physical environment; cocrrnunity services; and the entire corrmunity in general. Specific criteria are as follows: A. POPULATION/PHYSIQ\L ENVIRONMENT Curcent Population Population Censity Land Area and Land Uses Assessed Valuation '' Natural Boundaries and Drainage Basins -109- �; Past and Probable Future Urban Growth, Including Pof)ulation Increase and Business, Ccmnercial, and Industrial Cevelofffient in the Area Comparative data for the incorpocating municif)ality and the cemaining poction of the unit frcxn which the area will be detached is also considered. tmE: B. CCMMUNITY SERVICES tleed for Organized Cotmunity Services Present Cost and Adequacy of Governmental Services in the Area to be Incorporated Probable future Need for Services Practicability Incoqx:,rated of Supplying Such Services in the Area to be Probable Effect of the Pro!?()sed Incorporation and of Alternative Courses of Action on the Cost and Mequacy of Services in the Area to be Incorporated and on the Remaining Portion of the Unit From rhich the Area will be Cetached Probable Increase in Taxes in the Area to be Incorporated in Relation to the Benefits Expected to Accrue Fran Incorporation Financial Ability of the Incorporating Municipality to Maintain Urban Type Services in the Area C. GENERAL EFFECT General Effect U!?()n the Entire Ccrrmunity of the Proposed Action Relationship of the Pr:oposed Action to any Established City, Village, Town.ship, County, or Regional Land Use Plan Annexation Priorities Based upon the procedures and standards for determina~ion of annexations, we reccmnend that the City of Richmond continue its annexation strategy and focus upon five (5) priority areas. Map 9 identifies the recarrnended f)riority areas relative to the annexation of land to the City of Richmond. The first priority area identified on the map includes the Muttonville area as recently annexed. Priorities include f)lanning for the future growth and develoi;xnent of the area and zoning the area to be consistent with the City's plans. fljhe second f)riority area identified is located adjacent to the_ City's northern boundary on the north side of 33 Mile Road. This area includes Richmond Cemetery, located on the east side of Mernt?his Ridge Road. -110- �r • -- The third pdocity area enccrnpasses land in Richmond Township, on the nor-th side of Division Stceet, that extends east fr-an the City boundary to the St. Clair- county line. One of the advantages of annexing this area includes the creation of a rrore uniform municipal boundar:y to allow foe a mor.e efficient utilization of utilities, secvices, and infrastructure provided by the City of Richmond. It ~uld be inefficient, foe example,· for the City of Richmond to pcovide watec and sewec secvice along Division Street to secve only those properties on the south side of the street. A City with a rrore uniform municipal boundary is less confusing and easier to negotiate in the event of an emergency, thus allowing for a more afficient delivery of police and fire secvice to area residents. The fourth pr:iori ty includes the annexation of land east of the County line within St. Clair County. The area extends east to Gratiot Foad. The southern portion of the proposed area is located within Casco Township and abuts municipal boundaries. The northern portion is located within Columbus Township but is curcently not contiguous to municipal boundaries. ~ture annexation of · land within Columbus Townshi9 should be initiated only after the annexation of the area to the west designated "Priority 3." The fifth priocity includes the extension of the westecn municipal boundar:y on the north side of Division Street westward to Lowe Plank Foad. This priocity area is situated within Richmond Township • • • ,£ • f I -111- � 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 Richmond_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 1990-09-13 Title A name given to the resource City of Richmond Master Plan Description An account of the resource The City of Richmond Master Plan was prepared by Wade-Trim/IMPACT Municipal and Planning Consultants and was adopted by the City of Richmond Planning Commission on September 13, 1990. Subject The topic of the resource Master plan reports Richmond (Mich.) Macomb County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/9c74653ef1df274400eb394e1b7ede89.pdf 57db24dd294ca91cebce56e50d09cda3 PDF Text Text CITY OF SAUGATUCK Prepared By The City Of Saugatuck Planning Commission �CITY OF SAUGATUCK COMPREHENSIVE PLAN Prepared by the City of Saugatuck Planning Commission in cooperation with the Saugatuck City Coµncil in cooperation with: Coastal Zone Management Program Land and Water Management Division Department of Natural Resources and with the assistance of: Planning & Zoning Center, Inc. 302 S . Waverly Road Lansing, MI 4891 7 (51 7) 886-0555 November 1989 This document was prepared in part throughfmancial assistance provided by the OjfI.Ce of Ocean and Coastal Resource Management, National Oceanic and Atmospheric Administration authoriZed by the Coastal Zone Management Act of 1972. �■ The following individuals participated in the preparation of this plan: CITY OF SAUGATUCK Planning Commission Cynthia McKean, Ernest Evangelista, Robert Lord, Dan Wilson, Don Wobith, Lloyd Hartman. Richard Crawford. Robert Berger, and Elsie Christenson. City Council Robert Berger, Mark Bekken, David Mocini, James Christenson*. Sue Kurrasch, Richard Crawford, Margaret Sanford. and Linda Kinnaman. City Manager Laverne Serne [* no longer serving) • PLANNING & ZONING CENTER, INC. Sta.ff of Planning & Zoning Center, Inc. who assisted with the preparation of this plan are: Mark A Wyckoff (President), Kristine M. Williams (Community Planner). Timothy J. McCauley (Community Planner/Geographic Information System Specialist). William Bogle (Graphic Artist). Carolyn Freebury (Office Manager). and John Warbach (Environmental Planner). �Table of Contents LIST OF FIGURES LIST OF MAPS LIST OF TABLES INTRODUCTION .............................................................................................. i Chapter 1 GOALS, OBJECTIVES & POLICIES: TI-IE AREAWIDE POLICY PI.AN ..................................................................... 1-l Chapter 2 DEMOGRAPHICS......................................................................................... 2-1 Chapter 3 TI-IE ECONOMY............................................................................................ 3-1 Chapter 4 NATURAL RESOURCES AND TI-IE ENVIRONMENT....................................... 4-1 Chapter 5 EXISTING I.AND COVER AND USE............................................................... 5-1 Chapter 6 PUBLIC FACILIDES AND SERVICES ............................................................ 6-1 Chapter 7 RECREATION AND OPEN SPACE ................................................................. 7-1 Chapter 8 WATERFRONT.............................................................................................. 8-1 Chapter 9 GROWTI-I AND DEVELOPMENT TRENDS................................................. .... 9-1 Chapter 10 FlJfURE I.AND USE .................................................................................... 10-1 Chapter 11 INTERGOVERNMENTAL COOPERATION ..................................................... 11-1 Chapter 12 STRATEGIES FOR IMPLEMENTATION ......................................................... 12-1 APPENDIX A References APPENDIXB Demographic, Economic and Housing Data APPENDIXC Public Opinion SuIVey Responses APPENDIXD Soil Types - Trt-Community Area �I City of Saugatuck Comprehensive Plan LIST OF FIGURES NUMBER 2.1 2.2 2.3 2.4 2.5 2.6 3.1 3.2 3.3 3.4 3.5 3.6 3.7 4.1 8.1 9.1 9.2 TITLE Age Cohorts (1960 & 1980) - Area Age Cohorts (1980) -Allegan County Age Cohorts (1980) - City of Saugatuck Educational Background in 1980 - Persons 25 and Over. Tri-Community Area Saugatuck Public School Enrollments Grades K-12 Saugatuck Public School Enrollments Elementary and High Schools Employment By Sector in 1980 -Tri-Community Area and Allegan County Average Annual Employment - Tri-Community Area Monthly Employment - Tri-Cornmnity Area, 1988 Tourism Related Employment. 1988 -Allegan County Real Property SEV, 1988 - City of Saugatuck Annual Real Property SEV - Tri-Community Area (1980-1987) Percent In Poverty By Age - Tri-Community Area (1980) Kalamazoo River Basin Linkage Plan Retiree Migration Trends Population Trend - Saugatuck Township PAGE 2-2 2-2 2-2 2-3 2-3 2-4 3-2 3-4 3-4 3-4 3-5 3-5 3 -6 4-2 8-7 9-2 9-2 �i City of Saugatuck Comprehensive Plan LIST OF MAPS NUMBER TITLE PAGE Introduction 2.1 4.1 4.2 4.3 4.4 4.5 4.6 4. 7 4. 7a 4.8 4.9 4.10 4.11 4.12 4.13 5.1 5.2 5.3 5.4 6.1 6.2 6.3 6.4 6.5 6.6 7 .1 7 .2 8.1 8.2 8.3 8.4 8.5 8.5a 10.1 10.2 Location ii Streets and Roads V Lot Lines vi School Districts (note: all maps are found at the end of each Chapter) Topography Watercourses Floodplains Wetlands Basement Limitations Septic Limitations Septic Limitations On-Site Wastewater Limitations Most Suitable Soils Hydric Soils Groundwater Vulnerability High Risk Erosion Areas Critical Dune Areas Woodlands Land Use/Cover Existing Land Use By Parcel Planning Areas Historic District Public Facilities Water System Sewer System Gas Mains Street Classifications Act 51 Roads Outdoor Recreation Sites Proposed Bike Paths Watersheds No-Wake Areas Saugatuck Harbor Marinas Street Ends/Parks Street Ends/Parks Future Land Use Entry Points �City of Saugatuck Comprehensive Plan LIST OF TABLES NUMBER 2.1 2.2 2.3 3.1 3.2 3.3 3.4 3.5 3.6 3.7 4.1 4.2 5.1 5.2 5.3 6.1 6.2 6.3 6.4 6.5 7.1 7.2 7.3 7.4 7.5 7.6 8.1 8.2 8.3 8.4 9.1 9.2 9.3 9.4 TITLE Population (1950-1980) Educational Status - Persons 25 and Over School Enrolhnents - Saugatuck School District Impact of Travel On Allegan County, 1986 Major Employers Employment By Industry - 1980 Employment By Occupation - 1980 Average Annual Unemployment Rate Per Capita Income, Allegan County Income and Poverty Characteristics Tri-Community Area Summary of Relevant Climate Conditions Land Cover Codes for Protected Wetlands Existing Land Use Saugatuck Condo Projects Since 1980 State Historic Sites Non-Park Public Facilities and Public Property Inventory Existing Traffic Counts Tons Generated per Day By Land Use Solid Waste Composition Per Capita Waste Generated Summer Recreation Programs Inventory of Outdoor Recreation Parkland Inventory Proposed Recreation Projects - Tri-Community Area Planned Acquisitions/Improvements to Parks and Open Spaces Recreation Needs In The Tri-Community Area 1988 Public Opinion Survey Kalamazoo River Exceedance Flows (1929-1985) Kalamazoo River Water Quality NPDES Permits Issured In The Tri-Community Area Lake Michigan Lake Levels Rate of Population Change Projected Population- 1970-1980 Trend Projected Number of Households Percentage of Population By Density Type PAGE 2-1 2-2 2-3 3-1 3-1 3-2 3 -3 3-3 3-6 3-6 4-1 4-3 5-1 5-1 5-4 6-2 6-4 6-6 6-6 6-6 7-1 7-2 7-4 7-6 7-7 7-7 8-2 8-3 8-5 8-5 9-1 9-3 9-3 9-4 • �• 9.5 9.6 9.7 9.8 12.1 New Households By Density Type Future Residential Land Needs Available Acreage By Land Use Type Population 2010 - Build-Out Scenario Under Zoning In Effect Recreation Facilities - Minimum Size 9-4 9-4 9-4 9-4 12-4 �l INTRODUCTION OVERVIEW The purpose of this Plan is to provide a policy and decision making guide regarding all future land and infrastructure development within the City of Saugatuck. Within the Plan, key planning issues are identified: a clear set of goals and policies are outlined: future land uses are described and mapped; and specific implementation measures are recommended. All future land uses and policies presented in this Plan were developed based on a blending of the natural capability of the land to sustain certain types of development: the important natural functions played by unique land and water resources in the area; the relative future need for residential. commercial. and industrial uses: the existing land use distribution: and the desires of local residents and public officials as expressed through direct interviews, a public opinion survey. town meetings, and public hearings. This Plan was prepared by the Planning & Zoning Center, Inc .. under the direction of the City of Saugatuck Planning Commission. Financial support was provided by the Michigan Dept. of Natural Resources, Coastal Zone Management Program. There are three critical components to using this plan as a decision making guide. First. are the goals. objectives and policies in Chapter 1. Second, is the future land use map and associated descriptive information presented in Chapter 10. Third, is the supporting documentation found in Chapters 2-9. Although this Plan states specific land use development policy and proposes specific land use arrangements. it has no regulatory power. It is prepared as a foundation for and depends primarily on the City zoning ordinance (and other local tools) for its implementation. This Plan is intended as support for the achievement of the following public objectives, among others: • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other: • to protect and preserve the natural resources, unique character. and environmental quality of the area: • to maintain and enhance the employment and tax base of the area: • to promote an orderly development process by which public officials and citizens are given an opportunity to monitor change and review proposed development: and • to provide information from which to gain a better understanding of the area. its interdependencies and interrelationships and upon which to base future land use and public investment decisions. This Plan is unique in that it was prepared concurrently with plans in Douglas and Saugatuck Township. It was prepared in light of the issues, problems and opportunities that the three communities face together, rather than being done in isolation as is more frequently the norm. While the City of Saugatuck Planning Commission oversaw the production of this plan, the City Council was also involved in its preparation. Chapter 11 proposes that the Joint Planning Committee established to prepare a Joint Plan for Saugatuck, Douglas, and Saugatuck Township (tri-community area) be continued and that it be updated at a minimum of every five years. The contents of this Plan draws directly from previously adopted planning documents. There has been no effort made to explicitly footnote when material has been so used. Instead it is intended that the content of those documents continue to carry forward where they were found to be helpful in addressing the current and projected issues facing the tri-community area. In particular, the City of Saugatuck Land Use Plan of 1979 was frequently relied upon in drafting portions of this Plan. A number of engineering and technical documents prepared by outside consultants over the past decade have also been relied upon. They are referenced in Appendix A. SPATIAL LOCATION The map on the following page show the location of the City of Saugatuck on the shores of Lake Michigan. This location along 1-196 makes it easily accessible to travelers from across City of Saugatuck Comprehensive Plan �ll Kent County -' I Ottawa County GRaplds Allegan County 1' ' Barry County ' ;, Van Buren County Gmazoo Kalamazoo County SAUGATUCK City of Saugatuck Comprehensive Plan �ill, across North America. Toe shoreline along the Kalamazoo River. Lake Kalamazoo. and Lake Michigan and the beautiful sand dunes and wide beaches make this a tourist mecca and an attractive place for retirement. The trade area for commercial businesses in the three communities is quite small. Local residents tend to only do daily and weekly shopping locally as Holland, Grand Rapids, and Kalamazoo are nearby for wider selections of consumer goods. Three school districts serve the area but all of the students in Saugatuck attend the Saugatuck School District. KEY FACTORS GUIDING THIS PLAN • Three considerations played prominent roles in fashioning the contents of this Plan Just as they do in the Joint Plan. These are based on widely held public opinions, past and present investment by public and private entities and a growing recognition among citizens of the interdependence of the three communities. First, Saugatuck, Douglas and Saugatuck Township function as a single economic, and social unit. Many people live in one of the three communities and work in another of the three. Most people live in one and shop with some frequency in another. School children, by in large. attend the same schools. Local cultural, conservancy and retiree activities are Jointly supported by residents of all three communities. Several public services are Jointly provided including the Interurban bus service. sewer and water (at least between Douglas and Saugatuck) and fire protection. The Kalamazoo River and Lake Kalamazoo connect all three communities, as do the local road network. Sometimes it seems, only the three units of government are separate. Yet despite these interrelationships, each community maintains a strong separate identity among many citizens of the three entities. Even many neighborhoods have strong separate identities (e.g. the hill. the lakeshore, Silver Lake, etc.). This provides an important richness and depth to the area. but it can also be politically divisive. Second, tourism is the primacy engine driving the local economy. Despite several industrial employers that provide important diversity to the area's economy. it is the dollars brought in by tourists and seasonal residents that fuel most of the local wages and local purchasing. The environmental splendor and wide range of activities open to tourists are the primacy attraction. But no less significant is the small town character of the area. This character. often described as "cute" or "quaint" by tourists. is highly favored by visitors and deeply cherished by local citizens. As a result, any intensive or poorly planned alterations to the natural environment. or homogenization of the character of the individual communities is likely to have a potentially negative effect on both tourists and residents. This Plan proposes keeping the scale and intensity of such future changes low and proposes a variety of mitigation techniques to prevent adverse impacts on the environment or on the character of the area from these kinds of changes. Third, a balance of future land uses is necessary- to enhance the stability of the community during poor economic times and to broaden the population base. Presently there is a significant lack of housing in the area that is affordable for families with children. That, in concert with a decline in children generally (and an increase in the elderly) has severely impacted the Saugatuck School District. If all future land use decisions were made based exclusively on minimal alteration of the natural environment or maintenance of the existing community character, then over time, the community would become more vulnerable to economic downturn, which usually hits tourist communities veiy hard. Thus. a balance must be sought between what otherwise become competing goals (economic development and environmental protection/ community character). This will present a serious challenge in the future. The pressure will be great to "sell the farm" for developments which promise new Jobs/tax base. And while these are important, the long term impact of such proposals (in a particular location) could be very- negative and not worth the tradeoff. All such decisions need to be made primarily based on long term considerations, rather than short term ones. MAPS Except as otherwise noted, all the full page maps presented in this Plan were produced using C-Map software. This is a PC based computer program initiated by William Enslin, Manager of the Center for Remote Sensing at Michigan State University. All the data on the maps was digitized either by Tim McCauley of the Planning & Zoning Center, Inc. or was downloaded from the Michigan Resource Inventory- Program (MRIP) database maintained on City of Saugatuck Comprehensive Plan I J �Jv the State's mainframe computer system by the Depru:tment of Nat ural Resources. Several advantages are realized by computerizing this data.1)plcally, geographic information is only -a-vailable on paper maps at widely varying scales. which makes it difficult to compare data sets for planning purposes. With CMap. all of the maps can be viewed and printed at any-scale via a variety of different media (color p.Iotter, laser or ink Jet printer, or dot matrix pnn,ter). Information can also be combined (or overlaid) so that composite maps can be created and compared in a fraction of the time and -"·expense normally r equired to obtain the same -: results . .Apother major advantage of computer -mapping is the ability to update maps continuously, so that an up-to-date map is always available. There are three different base maps that have been used in mapping this information: 1) a b ase map prepared by the DNR which was digitized from the United States Geological Survey (USGS) topographic map series for the area: 2) a lot line map created by digitizing the lots of record used for assessing purposes in the three communities; and 3) a soils base map derived from the SCS Allegan County Soil Survey. None of these base maps are exactly identical as they originate from different sources. All of the land cover and use based information and topography jg keyed to the DNR/USGS base map. All of the soils related data is keyed to the soils base (which was interpreted and mapped by the SCS from nonrectified aerial photos. so there is some distortion at the edges of each photo frame) . The existing land use, sewer and water line maps are keyed t o the lot line base map. A transparent copy of the DNR/USGS base map and the lot line base map follow. These can be overlaid on any of the maps in this Plan, but the "fit" will be best when overlaying information that it was used as the base for. Please note that the extent of the Kalamazoo River on each base is noticeably different and is related to the water levels at the time the inventory or survey was conducted. On the maps showing all of Saugatuck Township, we have "corrected" the DNR/USGS base map to include Silver Lake, which is merely shown as a wetland (not an open water body) on USGS maps. A transparency can easily be made by photocopying any of these maps in order to overlay several levels of information. Using C-Map on a color monitor, up to ten levels of information can be overlaid on the screen at once, including "rooming" in on any area first (e.g. as would be desirable when examining a specific parcel) . While the accuracy of all of this data is very satisfactory for land use planning purposes (especially when contrasted with traditional techniques), none of it is sufficiently detailed to be absolut ely reliable at the parcel level. As a result, detailed site analyses of soils. topography. drainage, etc. are still necessary any time specific site designs are being prepared. All computerized data is on file locally and accessible via C-Map for local use and updating. Contact the wrung administrator or clerk for further information. City of Saugatuck Comprehensive Plan �V ~l I I'O m r C .,______. "' V) -i • . )> (I) ~ ~ :I ~ co co KALAMAZOO RD. City of Saugatuck Comprehensive Plan ::0 "'• ~ �vi ~ City of Saugatuck Comprehensive Plan �1-1 Chapter 1 GOALS, OBJECTIVES, & POLICIES: THE CITY OF SAUGATUCK POLICY PLAN G • oals. objectives, and policies are the foundation of a comprehensive plan. They address the key problems and opportunities of a community and help establish a direction and strategies for future community development and growth. Goals establish general direction, objectives represent tasks to be pursued, and policies are decision guides. The goals, obj ectives, and policies embodied in this plan were prepared through an extensive process of leadership surveys, public opinion surveys, meetings with local officials, and town meetings. The first step in this process was a survey of area leaders- including members of the City Planning Commission, City Council, prominent members of the private sector, and other citizens identified in the individual surveys. Leaders were asked their views on the major problems and opportunities facing the City and the trtcommunity area, and the results were tabulated and presented to City officials. These results served as the basis for initiating a public opinion survey. Citizen views on local planning issues were obtained through public opinion surveys mailed to every property owner in the City and distributed in each rental complex. Survey questions were prepared for the City through consultations with the City Planning Commission and City Council. Dr. Brent Steel, Oakland University, conducted and tabulated the survey. The response rate of 51 % in Saugatuck was very high considering the length (about 1 hour completion time) and type of survey and thus responses probably represent the majority view. Most respondents were homeowners in their mid-fifties, registered to vote, who are long-term residents and plan to live in the area for ten or more years. Survey results are shown in Appendix A. Results of the citizen opinion survey and leadership survey were used to identify issues for discussion at the first town meeting. This meeting was a "futuring" session where participants were asked to imagine how they would like the community to be in the year 2000. Participants were separated into groups and asked to prepare of list of their "prouds" and "sorries" in Saugatuck, and things from the past which they would like to preserve. The lists were compared and then all engaged in an imaging exercise where groups were established according to topic area and were asked to imagine that element of the Saugatuck in the year 2000. This futurtng process identified key issues and community elements which were pulled together to form a vision and direction for the City in the year 2000. A draft policy plan. with defined goals and objectives, was then prepared based on this futurtng process and the survey results. The draft was refined through a series of meetings with local officials and then presented to City citizens in a second town meeting. Citizen comments were reviewed by City officials and incorporated into the policy plan . Following completion of the draft policy plan, data and trends in the City were analyzed. This analysis supported the direction of the policy plan and was first evaluated by the City Planning Commission, and then by City citizens at the third town meeting. Next. key elements of the plan and proposed strategies to carry it out were first reviewed by the City Planning Commission, and then by City citizens at the fourth and final town meeting. These goals and policies also look beyond local boundaries to the issues which affect the region. This was accomplished through the Joint comprehensive planning process, where representatives of the Village of Douglas and Saugatuck Township participated in the preparation of Joint goals and policies for the region. Thus, these goals and policies are premised on a pledge to mutually cooperate in guiding development consistent with the adopted goals and objectives of the Joint Plan. Thus, the broad based input of area officials, leaders, and citizens, plus detailed analysis of local trends and land use characteristics have formed the goals, objectives, and policies that comprise the policy portion of this comprehensive plan. These goals and policies will serve as a guide for land use and infrastructure deci- City of Saugatuck Comprehensive Plan �7 1-2 sions in the City of Saugatuck. With time, some elements may need to be changed. others added, and still others removed from the list. Before amendatory action is taken, however, the impact of the proposed changes should be considered comprehensively in relation to the entire plan, and the joint plan. It is intended that the goals and policies be consulted whenever considering future land use decisions. CITY CHARACTER Goal: Retain and enhance the scenic, small town, resort oriented character of Saugatuck. Policy: Encourage new land uses and densities/intensities of development which are consistent with and complement the character. economic base, and image of the area, and which are consistent with this plan and zoning regulations. Policy: Promote site planning and design of new development which is consistent with the established character of the City and compatible with existing neighborhoods. Objective: Improve the visual appearance of entrances into the city through landscape designs, signs, and land development which promote the vitality and character of the City, without cluttering the area or creating safety hazards. Objective: Explore the possibility of establishing a sign ordinance which is consistent with Saugatuck Township and the Village of Douglas. Policy: Encourage the preservation and restoration of historically significant structures. Policy: Discourage designs which would block significant views and vistas, especially from the ridgeline to the water. Policy: Manage the trees lining City streets to provide a continuous green canopy. Objective: Increase enforcement of existing ordinances and regulations to better preserve the established character of the City and promote official goals, objectives and policies. Policy: Preserve wetlands, woodlots. and other wildlife areas wherever feasible. GROWfH MANAGEMENT Goal: Guide development in a manner which is orderly, consistent with the planned expansion of public services and facilities, and strives to preserve the scenic beauty, foster the wise use of natural resources, protect environmentally sensitive areas, and enhance the special character of each community. Policy: Encourage development in locations which are consistent with the capacity of existing and planned public services and facilities, and cost effective in relation to service extension. Policy: Review all plans by other public entities for expansion and improvement of existing transportation networks for impacts on growth patterns and for consistency with the goals, objectives, and policies of this plan. Policy: Consider the impact of land use planning and zoning changes on Douglas and Saugatuck Township, and discuss proposed changes with the affectedjurisdiction(s) prior to making such changes. A common procedure for such communication shall be established and followed. LAND USE & COMMUNITY FACILITIES Goal: Promote the balanced, efficient, and economical use of land in a manner which minimizes land use conflicts within and across municipal borders, and provides for a wide range of land uses in appropriate locations to meet the diverse needs of area residents. Policy: Insure compatible land use planning and zoning across municipal borders and minimize land use conflicts by coordinating planning and zoning, separating incompatible uses and requiring buffers where necessary. Policy: Discourage sprawl and scattered development through planned expansion of roads and public utilities and through zoning regulations which limit intensive development to areas where adequate public services are available. Policy: Provide for necessary community facilities (i.e., schools, garages, fire halls, etc.) consistent with this plan and capital improvement programming. City of Saugatuck Comprehensive Plan �1-3 Policy: Coordinate Capital Improvement Programming with the City of Saugatuck and the Village of Douglas. Policy: Encourage new commercial development to locate adjacent to existing commercial areas. Policy: Encourage approaches to site design which take natural features of the property, such as soils, topography, hydrology, and natural vegetation, into account and which use the land most effecttvely and efficiently by maximizing open space, preserving scenic vistas, conserving energy, and any other public policies identified in this plan. Policy: Preserve the quality, vitality, and value of City commercial districts through sign regulations which control the design and location of signs. Policy: Advise developers during site plan review to contact the State Archaeologist. Bureau of History (517-373-6358) to determine if the project may affect a lrnown archaeological site. Policy: Avoid separate parking lots for each business where feasible and encourage centrally placed parking lots which serve several businesses. DOWNTOWN SAUGATUCK Goal: Protect and enhance the appearance of downtown Saugatuck and promote design and activities which enhance the festive atmosphere and foster tourism. ECONOMIC DEVELOPMENT Goal: Strengthen and expand upon the area's economic base through strategies which attract new businesses, strengthen existing businesses, and enhance the tourism potential of the area consistent with the character of the City and its ability to provide needed public services. Policy: Identify potential sites for industrial development and alternative means of financing necessary public improvements and marketing of the sites (i.e. tax increment financing, special assessments, state grants and loans, etc.) . Policy: Support efforts to foster tourism by preserving the scenic beauty of the environment, expanding recreation opportunities, improving tourist attractions, and preparing promotional materials which highlight the attractions of the City. Policy: Promote better communication and cooperation between the public and private sector. COMMERCIAL Goal: Encourage the development of commercial land uses in appropriate locations which serve the current and future needs of residents and tourists, are of a character consistent with community design guidelines, and which promote public safety through prevention of traffic hazards and other threats to public health, safety, and general welfare. Objective: Pursue state and local programs aimed at planning, organizing, and financing downtown improvement projects. Policy: Continue to promote the preservation and renovation of historic structures and districts in accordance with the Saugatuck Historic District regulations, in order to preserve Saugatuck's historic character. Objective: Identify alternative solutions to the parking problems and traffic congestion which occur in downtown Saugatuck during the tourist season which do not detract from the unique character of downtown, and do not penalize the community for the rest of the year. Objective: Explore the possibility of establishing a shuttle bus to transport visitors downtown from an outer parking area. Objective: Implement parking improvements and expansion through a variety of planned financing approaches including capital improvement programming, public/private partnerships. special assessments, a Downtown Development Authority, and others as appropriate. Policy: Encourage prospective developers to include off-street parking or alternatives in their site design which help solve existing parking and circulation problems. City of Saugatuck Comprehensive Plan �1-4 Policy: Discourage signs and advertising which are inconsistent with the established character of the downtown area. more affordable, such as zoning regulations and other programs which are designed to reduce the cost of constructing new housing. Policy: Maintain Butler Street's pedestrian character with attractive landscaping and benches to encourage shopping and social activity. and design improvements to reduce traffic congestion. Policy: Discourage the development of high intensity residential uses along the waterfront. Policy: Preserve and expand parks, greenbelts, benches, and landscaping in the downtown area. INDUSTRIAL The City has little roomfor industrial development. The following goals and policies reflect the City's position on industrial growth beyond its borders, or within the City if it expands through annexation fn the future. Goal: Increase the amount of non-polluting light industry in the area without damaging the environment, spoiling the scenic beauty of the area, or overburdening local roads, utilities, or other public services. Policy: Encourage new industries to locate in small industrial parks near major transportation routes, and in locations with existing or planned sewer, water, electric, and solid waste disposal services to minimize service costs and negative impacts on other land uses. Policy: Implement site plan requirements for light industries which incorporate open space. attractive landscaping, and buffering from adjacent non-industrial uses. Policy: Require the separation of industrial sites from residential areas through buffers made up of any combination of parking, commercial uses, parks, parkways, open space, or farmland. HOUSING/RESIDENTIAL Goal: Encourage a variety of residential types in a wide range of prices which are consistent with the needs of a changing population and compatible with the character of existing residences in the vicinity. Policy: Explore alternative measures to reduce housing costs and make home ownership Policy: Provide land through zoning for apartments, duplexes, and medium density single family residential uses. Policy: Maintain the present mix of housing types (i.e. single family. multiple family, duplex, etc.). Policy: Allow only quiet, low traffic, low intensity home occupations in residential areas to preserve their stability and tranquility. Policy: Provide street lights and sidewalks in residential areas where there is a demonstrated need and according to the ability of residents to finance such improvements. SPECIAL ENVJRONMENTS & OPEN SPACE Goal: Protect special environments and open spaces, including but not limited to sand dunes. wetlands, and critical wildlife habitat, from the harmful effects of incompatible development activity by limiting the type and intensity of land development in those areas. Objective: Identify development limitations on special environments through a tiered classification system which classifies these environments based on their value to the ecosystem, unique attributes, the presence of endangered plant and wildlife species, and other characteristics deemed significant. Objective: Devise regulations for land development in special environments which permit development in a manner consistent with protection objectives and which complement state and federal regulations for special environments. Policy : Require development projects deemed appropriate in and adjacent to special environments to mitigate any negative impacts on such environments. Policy: Encourage acquisition of special environments of significant public value by public City of Saugatuck Comprehensive Plan �1-5 agencies or nonprofit conservancy organizations for the purposes of preservation. WATERFRONT Goal: Protect and enhance the natural aesthetic values and recreation potential of all waterfront areas for the enj oytnent of area citizens. Policy: Promote the preservation of existing open space and natural areas along the Kalamazoo River, Kalamazoo Lake, and Lake Michigan to protect and enhance the scenic beauty of these waterfront areas and permit the continuity of these existing open spaces to remain. Policy: Some waterfront lands may be developed to meet residential and commercial needs, enhance local tax base, and contribute to paying for local public service costs associated with their use and development, consistent with environmental protection policies in this plan, where such development would contribute to local quality of life. Policy: Maximize public access. both physically and visually, by acquiring prime waterfront open space whenever feasible. Policy: Acquire scenic easements wherever public values dictate the maintenance of visual access to the waterfront and the property is not available for purchase. Objective: Identify and explore opportunities to cooperate with other jurisdictions and agencies, including Allegan County and the Department of Natural Resources Recreation Division, on recreation projects which would benefit area residents and strengthen the tourtsm industry. Objective: Develop an areawide bikepath through local funds, grants and loans, and capital improvement programming. Objective: Develop a system of cross-country ski trails together with the Village of Douglas, Saugatuck Township, and other jurisdictions/agencies if possible, through the use of local funds, grants and loans, and capital improvement programming. Policy: Encourage local government participation in activities designed to enhance the area's seasonal festivals. Policy: Retain, maintain, and improve all existing publicly owned parks so that they continue to meet the diverse recreation needs of area citizens and tourtsts. Objective: Explore the possibility of developing a joint public marina and launch facility where federal and state funding is available to assist with financing such a venture. TRANSPORTATION Policy: Limit the height and intensity of new development along waterfront areas to preserve visual access and the natural beauty of the waterfront for the broader public. Goal: Maintain a safe, effective, and efficient road network and improve roads to promote growth in a way that is consistent with land use goals, objectives and policies. Policy: Preserve street ends which abut water bodies for public access to the water. Goal: Encourage a wide vartety of transportation means, such as walking, biking, and public transportation, to meet the diverse needs of area residents. Policy: Encourage additional boating related activities, such as transient slips and a municipal marina. RECREATION Goal: Enhance the well~being of area residents by providing a variety of opportunities for relaxation, rest, activity, and education through a well balanced system of private and public park and recreational facilities and actMties located to serve identified needs of the area. Policy: Promote pedestrtan and bike travel through a coordinated network of bikepaths, trails, and sidewalks. Objective: Survey the transportation network and identify need for maintenance and improvements. Objective: Prepare a capital improvement budget for financing transportation maintenance and improvements. City of Saugatuck Comprehensive Plan �1-6 Objective: Prepare a capital improvements program to schedule and prioritize improvements and maintenance. when necessary to meet an identified need in the area rather than on a speculative basis. Objective: Regulate deliveries and keep them off of main streets in the downtown area. POLICE, FIRE, & EMERGENCY SERVICES Policy: Promote regularly scheduled, affordable, and dependable public transportation to increase the mobility and quality of life of those who depend on public transportation. Policy: Maintain the sidewalk system and require developers to provide sidewalks in appropriate locations through subdivision regulations. Objective: Encourage expansion of the interurban system consistent with municipal means to finance the increased service and an identified public need. WATER AND SEWER Goal: Insure a safe and adequate water supply for the area, and environmentally sound sewage treatment. which is efficiently provided and cost effective. Policy: Provide a reliable supply of safe, clean, and good tasting drinking water. Objective: Devise alternative mechanisms for financing sewer and water expansions which are financially sound and equitable. Policy: Minimize the potential for groundwater contamination through planning and zoning which is consistent with the capacity and limitations of the land. Policy: Promote a joint agreement with the Village of Douglas and Saugatuck Township to plan and implement areawide sewer and water service, including full participation by each in the Kalamazoo Lake Sewer & Water Authority. Objective: Upgrade and provide adequate mains and lines within the existing sewer and water service. Policy: Insure that the expansion of sewer and water service into an area is consistent with the planned intensity of land use for that area, scheduled when affordable, and implemented Goal: Provide police, fire. and emergency services consistent with a public need and the ability to finance improvements in the most cost effective manner. Policy: Explore the feasibility of consolidating police services across the three communities to eliminate overlap in service and expenditures and improve service delivery. Objective: Evaluate the feasibility of 24 hour medical service which serves all three jurisdictions to be provided by a public or private entity. ·SOCIAL SERVICES Goal: Those social services which are efficient to provide at the local level should be provided to meet the needs of area residents. Objective: Explore the possibility of establishing support programs for older adults through the use of volunteers for assistance with household chores, personal care. and home repair to help them remain independent. shorten hospital stays, and lower health care costs. Policy: Support efforts to establish community day care center(s) in appropriate locations to provide quality and affordable day care to working parents. WAS1E MANAGEMENT Goal: Insure the safe, effective, and efficient disposal of solid waste and toxic substances. Policy: Encourage the reduction of solid waste through recycling, composting, and waste-to-energy projects. Policy: Manage disposal of solid waste and location of solid waste facilities in accordance with the Allegan County Solid Waste Management Plan prepared under PA 641 of 1978. Objective: Adopt regulations for on-site storage and transportation of hazardous waste which require: '---" City of Saugatuck Comprehensive Plan �1-7 • Secondary containment for on-site storage of hazardous waste: • No transfer of hazardous waste over open ground: • Arrangements for inspection of, and monitoring underground storage tanks; • Existing underground storage tanks must provide spill protection around the fill pipe by 1998 in accordance with 1988 EPA standards. • All existing underground storage tanks must install leak detection systems within 5 years in accordance with 1988 EPA standards: Objective: Encourage the development of a biodegradable container ordinance. ENERGY Goal: Promote site design and building which is energy efficient and encourage energy conservation through good land use planning and wise public building management. Objective: Prepare energy guidelines or standards which address landscaping, solar access, solar energy systems, sidewalks, subdivision layout, proximity to goods and services. etc .. and encourage or implement these through wning and subdivision regulations. Objective: Establish an educational program (i.e. "energy awareness week") in cooperation with the local school system. Objective: Pursue funding or financing techniques to retrofit public buildings to reduce heating and cooling costs. Objective: Explore the possibility of establishing a low interest. revolving loan fund for retrofitting private homes where improvements would be paid off through savings in heating costs. City of Saugatuck Comprehensive Plan �2-1 Chapter2 DEMOGRAPlllCS POPULATION SIZE The City of Saugatuck has grown by 400Ai since 1950, reaching an estimated 1,090 people in 1986 according to U.S . Census population estimates. The City grew only 5% between 1970 and 1980- slow compared to the 40% increase experienced by the Township. (see Table 2 . 1). SEASONAL POPULATION The population of the each community in the tri-community area swells during the summer when seasonal residents and tourists return. The 1980 census estimates that 26% (203) of the City's 772 total housing units are vacant, ~easonal, and migratory. Nearly all of these (143) fu-e detached single family units. Although 3 or more unit cc:e'1dominiums make up about 23% of the total seasonal units. An engineering study prepared by Fishbeck. Thompson, Carr & Huber for the Kalamazoo Lake Sewer & Water Authority (KLSWA) estimates that the total tri-community area population is comprised of one-third seasonal residents and two-thirds permanent residents and that the weekend daytime population during the summer is about 2,500 persons. Although sewer and water demand typically grows with population, the study found that demand for sewer and water in the trt-community area increased about 30% between 19801986, whereas population increased by an average of 200Ai. This reflects the impact of the seasonal and tourist population on local services. HOUSEHOLDS AND AVERAGE HOUSEHOLD SIZE Until recently, the average household size in the United States has continued to shrink, due to an aging population, higher divorce rates, postponed marriages, and lower birth rates. In keeping with state and national trends, the average household size in the trt-community area declined, going from 2 .98 in 1960 to 2 .39 in 1980. The average household size in the City in 1980 was the lowest at 2.0, indicative of the high proportion of "empty nesters" and retirees. The number of households is an excellent gauge of the demand for land and services. Smaller household size means a greater number of households. If the average household size in 1960 held true today, there would be about 300 fewer individual households in the area. As household size decreases, the additional households create further demand for land. housing, transportation, and public utilities. Although household size has declined substantially over the past few decades, national trends suggest that it will soon cease its decline. Nationwide the average household size has reached a plateau and state demographers predict that Michigan will follow suit. AGE DISTRIBUTION Historical age cohort data is available on a regional basis and a comparison of age cohorts in the trt-community area between 1960 and 1980 reveals a large drop in the proportion of young children. with a corresponding increase in the childbearing cohort (20 to 30 year olds) and 45-54 year olds. The proportion of retirees to the total population. however. has remained TABLE 2.1 POPULATION (1950-1980) COMMUNI1Y Saugatuck Saugatuck Township Douglas AREAWIDE 1950 770 845 447 2.062 1960 927 1,133 602 2 ,662 1970 1,022 1,254 813 3,089 Source: U.S. Cemus Bureau City of Saugatuck Comprehensive Plan 1980 1,079 1,753 948 3,780 CHANGE 40% 107% 112% 83% �2-2 FIGURE 2.2 FIGURE 2.1 AGE COHORTS (1980) AGE COHORTS (1960 & 1980) AREA§ -- 19 p E 17 R C 13 15 ALLEGAN COUNlY """"" 1960 -1980 17 p 11 E N g T 7 3--~-.-~-~---,--~-~ ()-1• s.1, 15-24 25-34 15 E 35-« 55-<14 ·- R 13 C E N T 11 g 5-14 ()-4 15-24 25-34 ~4 45-54 55-44 I&. AGE GROUP SS. AGE GROUP age groups. The City also has a large cohort of 45-54 year olds. In regional terms, the City of Saugatuck comprises 37% of the area's senior population (despite its small size): Saugatuck Township comprises 39%: and the Village of Douglas, 24%. FIGURE 2.3 AGE COHORTS (1980) CITY OF SAUGATUCK 20 18 p 16 E R C 14 EDUCATION 12 E N T 10 Saugatuck has a well educated citizenry. An analysis of those aged 25 and older in 1980 reveals that 43.6% have completed 1 or more years of college. The City has the highest relative proportion of college graduates in the region (see Figure 2.4). Table 2.2 contains complete information on the educational status of persons 25 years old and over by jurisdiction. s ()-4 5-14 15-24 25-34 35-« 45-54 55-<14 6St AGE GROUP constant (see Figure 2.1). This is out of keeping with statewide trends and suggests that the area has experienced high in-migration of retirees through time. Retirees are attracted by the area's special resort quality, small town character, and scenic beauty. Figures 2.2 and 2.3 depict the 1980 age cohort distribution in the City, in comparison to Allegan County. The City has a small cohort of infants and toddlers compared to even the County. But its most striking characteristic is its huge cohort of senior citizens relative to other SCHOOL ENROILMENTS The Saugatuck Public School District serves the City of Saugatuck (see Map 2.1). School enrollment data for Saugatuck High School and Douglas Elementary, the two schools which comprise the Saugatuck Public School system, illustrate the impact of areawide demographic trends on the local school system. Between 1973 and 1989, enrollments in the TABLE 2.2 EDUCATIONAL STATUS PERSONS 25 YEARS OLD AND OVER Elementary 1-3 years HS 4years HS 1-3 years College 4+ years College SAUGATUCK SAUGATUCK TOWNSHIP CITY 185 199 373 157 188 DOUGLAS 57 97 276 137 196 City of Saugatuck Comprehensive Plan 73 84 213 123 84 AREA 315 380 862 417 468 r--- ~ �2-3 FIGURE 2.4 EDUCATIONAL BACKGROUND IN 1980 PERSONS 25 AND OVER, TRI-COMMUNITY AREA 40 [ill] TOWNSHIP • CITY ~ VILLAGE 35 30 p 25 E R C E N T 20 15 10 5 0 ELEMENTARY 1-3 YRS H.S. 4 YRS H.S. FIGURE 2.5 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS GRADES K-12 800 E N R 0 L L M 1-3 YRS COLL. 4 YRS COLL. (see Figure 2.6). School enrollment data appears in Table 2.3. Future elementary and high school enrollments were projected by the Saugatuck Public School system. These projections show an upturn in high school enrollments in 1991 with a 750 TABLE 2.3 SCHOOL ENROLLMENTS SAUGATUCK PUBLIC SCHOOL DISTRICT 700 650 E N 600 T 550 500 -+-..---.---.---..-.....-.--.--.......-..--.................--.--.......--. 73-74 75-76 n-18 79-80 61-82 63-84 85-86 87-68 YEAR Saugatuck Public School system. grades K-12, have declined by 34% (see Figure 2.5). When dMded into elementary and high school enrollments, however, the data reveal a 17% increase in elementary school enrollments since the 1983-84 school year, and a 28% decrease in high school enrollments over the same period YEAR K-6 79-80 80-81 81-82 82-83 83-84 84-85 85-86 86-87 87-88 88-89 326 307 306 252 232 259 250 275 299 296 City of Saugatuck Comprehensive Plan 7-12 329 322 299 290 303 296 277 265 246 215 TOTAL 655 629 605 542 535 555 527 540 545 511 �2-4 FIGURE2.6 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS ELEMENTARY AND HIGH SCHOOLS 360 340 E N R 0 L L 320 300 280 I I 260 M E 'X 240 N T PROJECTIONS 220 I ·~ 200 180 79-80 I 81-82 83-84 85-86 87-88 89-90 91-92 93-94 YEAR continued climb in elementary school enrollments (see Figure 2.6). Total projected 1994 enrollments, however. are still 23% less than 1973-7 4 levels. FU1URE TRENDS If local demographic trends follow those projected for the county as they have in the past. then the overall proportion of retirees in the area will expand much faster than that of school age children. The Michigan Department of Management and Budget projects that Allegan County's school age population will grow only 3% by the year 2000, while senior citizens will increase by 30%. The area's small cohort of infants and children, large cohort of middle aged to elderly. and high rate ofretiree in-migration suggest this will be equally true in the City. These figures reveal the need to plan for the needs of an aging community, as well as initiate efforts to attract families with children into the area. The impact of demographic trends on the school system could be lessened by the large cohort of individuals in their childbearing years in the Township and the Village. but because couples are having fewer children. school enrollments will probably expand only slightly. The Saugatuck Public School system is not likely to meet its potential capacity for enrollments unless a sequence of events or actions attracts new families with young children into the area. Two key factors will be the availability of a.ffordable housing and nearby employment opportunities. In the meantime, schools must use space and resources efficiently as they experience tighter budgets and small enrollments. Many of the demographic characteristics shown here have been analyzed based on 1980 census information. These trends should be updated when the 1990 census information is available. Other useful demographic indicators are summarized in Appendix B. City of Saugatuck Comprehensive Plan �N A H OL MAP 2.1 PUBLIC SCHOOL DISTRICTS II Saugatuck ~ Fennville D Hamilton DATA SOURCE: Respective School Districts Planning & Zoning Center Inc, Lansing, Ml August 1989 SA I , DOUG �3-1 Chapter3 THE ECONOMY large wetlands abounding with wildlife; orchards and specialty farms; and a scenic location on Lake Michigan encompassing Silver, Goshorn, Kalamazoo and Oxbow lakes, and the Kalamazoo River. The City also has a reputation as a cultural center which serves as an artists' retreat. The Ox Bow Art Workshop and the Red Barn theater add to the area's cultural ambience. Although it is located in Laketown Township, the Saugatuck Dunes State Park serves as another tourist attraction to the tri-community area. The Park offers no camping and thus many visitors stay in the tri-community area. Visitor counts from the Michigan Department of Resources, Parks Division, reveal that the park has increased in popularity since the 70's. Visitor counts performed by the Parks Division show that 47,463 people visited Saugatuck Dunes State Park in FY 1988 a 300% increase in park attendance since 1979, when it attracted only ll,714visitors. ECONOMIC BASE Tourism Tourism fuels the economy of the tri-community area, with associated boating, restaurant, lodging, and strong retail sectors. Of the three jurisdictions, the City of Saugatuck relies most heavily on tourism. The Village of Douglas has boating and lodging facilities which capitalize on tourism, but its commercial sector is primarily oriented towards local clientele. The Township has a small commercial sector which compliments that of the Village, but it is primarily seasonal residential and rural, with a large agricultural area to the south. Although the City of Saugatuck is seen as the resort center of the area, the entire area benefits from and contributes to the tourist trade. The area's resort flair is defined by: historic buildings- including quaint bed and breakfast inns; the many festivals; outstanding boating; Oval Beach; downtown Saugatuck; sand dunes; TABLE 3.1 IMPACT OF TRAVEL ON ALLEGAN COUNTY, 1986 TOT. TRAVEL TRAVEL EXPENDl'IURES GENER. PAYROLL $42,413,000 $/Jobs % of State Total .56% %change 29.52% i983-86 TRAVEL GENER. EMPLOYMENT STATE TAX RECEIPTS LOCAL TAX RECEIPTS 869jobs .62% 18.39% $2,191,000 .71% 27.98% $363,000 .49% 32.48% $7,689,000 .49% 37.87% Source: U.S. Travel Data Center, "The Economic Impact of Travel on Michigan Counties." TABLE 3.2 MAJOR EMPLOYERS PRODUCT/SERVICE Hansen Machine Haworth Harbors Health Facility Enterprise Hinge Douglas Marine Tafts Supermarket Paramount Tool Co., Inc. Rich Products Metal Stampings Office Furniture Nursing Home Manufacturing Marina Supermarket Machinery Pies EMPLOYEES 43 238 78 12 21 32 24 85 Source: Allegan County Promotional Alliance City of Saugatuck Comprehensive Plan �■ 3-2 FIGURE 3,1 EMPLOYMENT BY SECTOR IN 1980 TRI-COMMUNITY AREA AND ALLEGAN COUNTY PUBLIC E] CITY ■ VILLAGE TOWNSHIP SERVICES r,;a FIN/INS/REAL EST @ COUNTY RETAIL WHOLESALE TRANS/COMM/UTIL MANUFACTURING CONSTRUCTION AGRICULTURE 10 5 0 15 20 25 30 35 40 PERCENT rism generate in the tri-community area? Although current travel and tourism statistics are not available for the trt-community area. studies conducted for Allegan County reveal the tremendous impact of travel and tourism on local economies in the County. This is especially true for Saugatuck-Douglas-the major resort center in the County. A study prepared for the Michigan Travel Bureau by the U.S. Travel Data Center in 1986 found that travellers spent $42.4 million in Allegan County in 1986, generating $7.7 million for payroll, 869 jobs. $2.1 million in state tax receipts. and $363,000 in local tax receipts. This ranks Allegan County 33rd out of Michigan's 83 counties in travel and tourism revenues. Selected data from this study is reproduced in Table 3. 1. Mam.ifacturing Manufacturing is central to the year-round stability of the area's economy. Although there are few manufacturing firms. they provide a high TABLE 3.3 EMPLOYMENT BY INDUSTRY - 1980 TOTAL Agriculture Construction Manufacturing TCU* Wholesale Trade Retail Trade FIRE•• Services Public Admin. CTIY VILLAGE 547 9 30 156 25 13 146 21 125 22 433 16 27 169 10 7 67 15 96 26 TOWNSHIP 689 37 75 274 17 20 106 39 107 14 • Transportation, Communicatiion, Utillities •• Finance, Insurance, Real Estate Source: 1980 U.S. Census of Population, General Social and Economic Characteristics. AREA 1,669 62 132 599 52 40 319 75 328 62 COUN1Y 34,025 2,041 2,009 13,033 1.407 1,398 5,017 1,126 7,105 889 ~ '- City of Saugatuck Comprehensive Plan - �3-3 TABLE 3.4 EMPLOYMENT BY OCCUPATION - 1980 TOTAL Manag. & Admin Prof. Technical Sales Clerical Service Farm, Fishing Crafts & Repair Machine Operators Laborers, Mat. Moving Cl1Y VILLAGE TOWNSHIP AREA COUN1Y 547 77 87 433 34 62 24 45 73 13 70 90 22 685 43 74 83 74 73 43 144 120 31 1,665 154 223 170 189 231 126 210 270 92 34,025 2,315 3,319 2,696 4,189 4,300 1,885 5,447 6,129 3,745 63 70 72 13 66 60 39 Source: 1980 U.S. Census of Population, General Social and Economic Characteristics. TABLE3.5 AVERAGE ANNUAL UNEMPLOYMENT RA'IE Trt-Cornmunity 1982 1983 1984 1985 1986 1987 1988 15.2 14.7 10.8 11.3 6.5 5.8 5.2 County 14.8 14.3 10.5 10.9 7.3 5.6 5.1 State 15.5 14.2 11.2 9.9 8.8 8.2 7.6 Souroe: MESC, Bureau of Research & Statistics, Field Analysis Unit percentage of area jobs. Major area employers are listed in Table 3.2. EMPLOYMENT Figure 3.1 illustrates 1980 employment by economic sector in each community as compared to the County. Manufacturing employs the most people in each of the three communities. Yet employment in other sectors varies. Twenty-nine percent of Saugatuck's labor force are employed in manufacturing, but retail employment is also very high at 27%. This reveals the dominant nature of the City's retail sector as compared to that of the region (15%) and the County (15%). The area's service sector employs 23% of Saugatuck's labor force. Five percent are employed in transportation, communication, or utilities, and another 5% are employed in construction. Data on employment by industry appears in Table 3.3. Employment by occupation in 1980 is shown in Table 3.4. The highest proportion of workers in Saugatuck are professional/technical workers, followed by managerial and administrative, service, and clerical workers. Average Annual Employment and Unemployment Unemployment has declined dramatically with Michigan's economic growth of the late 80's. Table 3.5 reveals average annual unemployment rates in the area since the last statewide recession. (Employment data is not available for individual communities in the tricommunity area. The Michigan Employment Security Commission aggregates it for Saugatuck Township, the Village of Douglas, and the City of Saugatuck.) The tri-community area has a slightly higher rate of unemployment than Allegan County, although since 1986 the unemployment rate has dipped below that of the state revealing local or regional economic growth. Average annual employment in the tri-community area bottomed out in 1986. This reflected the loss of American Twisting, which employed about 20 people, and the burning of Broward Marine (about 100 employees) and Brighton Metal (about 10 employees). Yet in 1987, areawide employment jumped dramatically. During that year Broward Marine reopened its doors: Rich Products, Harbor Health Facilities, Paramount Tools and other area businesses increased employment: a number of small businesses and two restaurants opened: and perhaps most significantly, Haworth Corporation expanded adding two new departments. Contributing to this was the state and regional City of Saugatuck Comprehensive Plan �• 3-4 FIGURE 3.3 FIGURE 3.2 MONTHLY EMPLOYMENT TRI-COMMUNITY AREA, 1988 AVERAGE ANNUAL EMPLOYMENT 2700 TRI-COMMUNITY AREA 2.8 T H 0 u s A N D s 2650 2.6 E 2.4 M 2600 p L 0 2550 2.2 2.0 1.8 y 1.6 M E N T 1.4 1.2 1.0 1980 2500 2450 2400 2350 1982 1984 1986 1988 1990 2300 YEAR J F M A M J J A s 0 N D MONTH economic boom, and corresponding increases in construction and spending. Figure 3 .2 illustrates this trend. Seasonal Employment Local employment increases each summer as tourists flood into the trt-community area. Figure 3.3 reveals the impact of tourism on employment in the tri-community area during the summer months. The high number of jobs created during the summer months are primarily unskilled jobs in the seIVice/retail sector. especially eating and drinking establishments and various other recreation-oriented uses. Figure 3 .4 reveals the explosion in summer employment for tourismrelated industries in Allegan County. This increase creates a high demand for teenage employees. Tri-community area businesses note the difficulty of filling these jobs. and the need to import seasonal labor. This is yet another impact of the demographic make-up of the area (i.e. the low number of teenage children). New industry and affordable housing in the area could attract families with children who, in tum, FIGURE 3.4 TOURISM RELATED EMPLOYMENT, 1988 ALLEGAN COUNTY 1.2 E 1.0 MT 0.8 0.6 p H L o ou y ! 0.4 MN 0.2 E 0.0 MONTH City of Saugatuck Comprehensive Plan N T D s �3-5 FIGURE 3.6 ANNUAL REAL PROPERTY SEV TRI-COMMUNITY AREA (1980-87) 70 60 M S~ ELI 50 vo 40 N s 30 = Saugatuck - Douglas = Township* - Township.... 20 10.-~~=--------1980 1981 1982 1983 1984 1985 1986 1987 YEAR • not including Village(s) •• including Douglas through 1987 and Saugatuck through 1984. could staff area businesses during peak summer months. TAX BASE Residential uses make up the bulk of the area's tax base (65%), representing an SEV of $21,167,486. Yet commercial uses comprise one-third of the City's real property SEV at FIGURE 3.5 REAL PROPERTY SEV (1988) CITY OF SAUGATUCK RESIDENTIAL 65% $10,677,205. Industrial uses comprise 2% of the tax base, with an SEV of $1,126,200 (See Figure 3.5). Figure 3.6 illustrates changes in annual real property SEV between 1980 and 1987 for the City of Saugatuck. Saugatuck was also included in the Township's tax base prior to 1985, when it became a city. This explains the sharp drop in SEV for the Township between 1984 and 1985. SEV's are also shown for the Township minus the Village(s). The figure shows a jump in the City's tax base between 1983-84 following incorporation, with a steady increase since then. More complete information on annual SEVs and 1988 breakdowns can be found in Appendix B. INCOME According to 1985 census estimates, the City of Saugatuck has the second highest per capita income in the county- although the City has given up first place to Laketown Township since 1979. Table 3.6 shows this comparison. (Per capita income in 1979 was $7,688 for the state and $6,744 for the county; in 1985 it was $10,902 for the state and $9,346 for the county.) COMMERCIAL 33% City of Saugatuck Comprehensive Plan �■ 3-6 FIGURE 3.7 p . . E so PERCENT IN POVERTY BY AGE TRI-COMMUNITY AREA (1980) 70 lEl TOWNSHIP • CITY ~ VILLAGE R C " E N ,o T 20 " LESSTMANS5 ... 56-51 AGE Table 3.7 reveals selected income and poverty characteristics by jurisdiction in the tricommunity area. Although the per capita income in the area has been consistently higher than that of the county, the median household income is lower. The median household income is the point at which 50% of the households earn more and 50% earn less. This statistic is more representative of local trends as it is less easily distorted by a few high income wage earners. Poverty data correspond with median household income. As median income goes up, the proportion in poverty goes down. Although the City has a higher proportion of persons in poverty than the Township, it also has a higher proportion of individuals with earnings 200% or more above the poverty level. Figure 3. 7 depicts the proportion of persons in poverty by age. (The poverty level used by the 1980 census in recording this data was an annual income of $3,778 for those under 65, and $3,689 for those 65 and over.) While some of the City's poor are elderly, the largest number are under 55. TABLE3.6 PER CAPITA INCOME ($), ALLEGAN COUNTY (TOP TEN) 1985 1979 Saugatuck Laketown Township Holland Gunplain Township Otsego Township Plainwell Saugatuck Township Allegan Township Leighton Township Fillmore Townshi2 Laketown Township Saugatuck Holland Gunplain Township Otsego Township Saugatuck Township Douglas Fillmore Township Plainwell Le!,ghton Townshi2 9031 8332 8125 8074 7437 7396 7286 7170 7051 7015 13,013 12,631 11,608 10,947 10,239 10,228 10,150 10,120 9,886 9,539 Source: 1985 Per Capital Income Estimates, U.S. Census Bureau TABLE 3.7 INCOME & POVERTY CHARACTERISTICS TRI-COMMUNITY AREA (1980) Median HH income % in poverty Income 200% of poverty level & above TOWNSHIP CI'IY VILLAGE COUN1Y 16,412 7.1% 74% 15,182 8.6% 75% 14,963 11.3% 73% 17,906 8 .0% 71% Source: 1980 Census of Population City of Saugatuck Comprehensive Plan �4-1 Chapter4 NATURAL RESOURCES AND THE ENVIRONMENT CLIMATE TOPOGRAPHY Weather conditions affect Saugatuck's economic base. Variations in average conditions. especially during the summer months, can cause fluctuations in tourism and outdoor recreation activities, upon which the local economy is dependent. Prevailing winds determine lakeshore and sand dune erosion patterns. which impose limitations on development along the Lake Michigan shore. Below, in Table 4.1, is relevant climatic information for the area. These conditions generally do not pose limitations on the area's growth except along the Lake Michigan shore, where natural forces can cause rapid and extensive erosion of beaches and sand dunes. The portion of the City on the east side of the Kalamazoo River (and Lake) has an escarpment, from 20 to 40 feet high, separating two relatively flat areas. The wate rant area. located below the escarpment, extends from the east bank of the river two to four blocks inland. The "hill" area above the escarpment extends further inland past the City limits and into Saugatuck Township . The area on the west side of the Kalamazoo River consists entirely of sand dunes between the river and Lake Michigan. with a narrow strip of flat land along the waterfront. The highest point in this area is Mt. Baldhead, which rises 310 feet above Lake Michigan. Steep slopes present impressive scenery and pose increased maintenance and construction costs as well as safety risks. This is especially true with unstable landforms such as sand dunes. Generally, slopes exceeding 7% should not be developed intensively, while slopes of more than 12% should not be developed at all because of erosion and storm water runoff problems. On the topographic map (Map 4.1), steep slope areas are indicated by three or more contour lines in close proximity. GEOLOGY Saugatuck is located on the southwestern flank of the Michigan Basin, which is a bedrock feature centered in the middle of the Lower Peninsula. The sandstone and shale bedrock is overlain by glacial deposits from 50 to 400 feet thick. There are no outcroppings of the bedrock and the proximity of the bedrock to the surface of the ground does not impose limitations for normal excavating or construction. Glacial deposits consist primarily of sandy lake bed deposits east of the Lake Border Moraine, a major physiographic formation which is adjacent to Lake Michigan. DRAINAGE Saugatuck lies within the Kalamazoo River Basin, which begins near Jackson and extends westward into Saugatuck Township, Douglas TABLE4.l SUMMARY OF RELEVANT CLIMATE CONDITIONS CLIMATE VARIABLES Coldest Months (January-February) Hotest Month (July) Annual Average Temperature Average Rainfall Average Growing Season Average Annual Snowfall Elevation Above Sealevel Prevailing Winds AVERAGE CONDITION 23.3° F - 25.1° F 71.5° F 48.3° F 35.7 inches 153 days 79.7 inches 590 feet Westerly Source: USDA Soil Survey, Allegan County City of Saugatuck Comprehensive Plan EXTREME CONDITION -11° F - -35° F 96° F - 106° F �• 4-2 ational or agricultural uses. Installation of public utilities and permanent construction for residential, commercial or industrial uses should not occur in floodplain areas. Several parts of the City are built in the floodplain. Among these are the blocks between Water Street and the Kalamazoo River, a narrow strip along the west bank of the river and an area near the Blue Star Highway bridge. A substantial portion of the undeveloped land in the northeastern corner of the City also lies in the floodplain. FIGURE 4.1 KALAMAZOO RIVER BASIN WETLANDS Q) -IC Ill -' Lake Erie and Saugatuck (see Figure 4.1). Most of the City drains into the Kalamazoo River. The remainder, consisting of the west slope of the sand dunes, drains directly into Lake Michigan. A small area is drained by Goshorn Creek, a short-run stream that flows into the Kalamazoo River. All areas of the City drain fairly well due to adequate slopes and highly permeable soils. An exception to this is the wetland area near Goshorn Creek. Watercourses in Saugatuck are shown in Map 4.2. FLOODPLAINS Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial threat to public health and safety. The U.S. Anny Corps of Engineers has mapped the boundaries of the 100 year floodplain in Saugatuck. Those boundaries are denoted by the shaded areas on Map 4.3 and is the area that would be inundated during an Intermediate Regional Flood. The Federal Flood Insurance Program has established guidelines for use and development of floodplain areas. Those regulations indicate that development in floodplains should be restricted to open space, recre- There are several wetlands within the City of Saugatuck. Most are contiguous to or hydrologically connected to Lake Michigan, the Kalamazoo River or Goshorn Creek. Wetlands are valuable in storing floodwaters and recharging groundwater. They are also habitat for a wide variety of plants and antmals. Because wetlands are a valuable natural resource, they are protected by Public Act 203 of 1979. PA 203 requires that permits be acquired from the Michigan Department of Natural Resources (DNR) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as " land characterized by the presence of water at a frequency and d.uratton sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and ts commonly referred to as a bog, swamp, or marsh and ts contiguous to the Great Lakes, an inland lake or pond. or a river or stream." Regulated wetlands include all wetland areas greater than 5 acres or those contiguous to waterways. Wetlands which are hydrologically connected (i.e. via groundwater) to waterways are also regulated. Activities exempted from the provisions of the Act include farming, grazing of antmals, farm or stock ponds, lumbering, maintenance of existing nonconforming structures. maintenance or improvement of existing roads and streets within existing rtghtsof-way, maintenance or operation of pipelines less than six inches in diameter. and maintenance or operation of electric transmission and distribution power lines. Permits will not be issued if a feasible or prudent alternative to developing a wetland exists. An inventory of wetlands based on the DNR's land use\cover inventory are illustrated on Map 4.4. Table 4.2 shows the land use\cover codes pertaining to regulated wetlands in the City of Saugatuck Comprehensive Plan �4-3 area. Herbaceous and shrub rangelands may not actually meet the statutory definition of wetland. so on site inspections will be necessary to establish whether a wetland indeed exists in such areas. sons A modem soil survey was completed for Allegan County by the USDA Soil Conservation Service in March, 1987. The soil types present in the City of Saugatuck are shown on the map and table in Appendix D. Each soil type has unique characteristics which pose limitations for particular uses. The most important characteristics making the soil suitable or unsuitable for development are limitations on dwellings with basements, limitations on septic tank absorption fields. and suitability for farming. Soil limitations have been classified into three categories, which are described below. • Slight: Relatively free of limitations or limitations are easily overcome. • Moderate: Limitations need to be considered. but can be overcome with good management and careful design. • Severe: Limitations are severe enough to make use questionable. Large areas of soils in Saugatuck have severe limitations on residential and urban development. The degree of soil limitations reflects the hardship and expense of developing the land. TABLE4.2 LAND COVER CODES FOR PROTECTED WETLANDS IN TRI-COMMUNITY AREA CODE DESCRIPTION 31 32 412 414 421 429 611 612 621 622 Herbaceous Rangeland• Shrub Rangeland• Upland Hardwoods Lowland Hardwoods Upland Conifers Lowland Conifers Wooded Swanps Shrub Swamps Marshland Meadow Mud Flats Source: Michigan DNR Land Cover/Use Classification System • Wetlands are sometimes, but not always associated with these land cover types. Basement Limitations Limitations for dwellings with basements are shown on Map 4 .5. Some soils impose severe limitations on basements because of excessive wetness. low strength, excessive slope, or shrink-swell potential. These areas are found primarily in the west side of the City in the sand dunes, which have excessive slopes. The escarpment area, with excessive slope. the large area of open space near the high school. with wetness, and an area north of Allegan and Maple Streets. with wetness and excessive shrinkswell potential, are other parts of the City with severe limitations. Septic Limitations Most of the soils in the City of Saugatuck impose severe limitations on septic tank absorption fields because of excessive slope and rapid permeability. The remainder are sand beaches and excavated areas, which are not rated for septic limitations. The permeability of soils in the City ranges from very poorly drained to excessively drained. with most being excessively drained. Map 4 .6 shows the septic limitations for the City. This map suggests the need for municipal sewers to accommodate new development in those areas not presently served (east side). The degree of soil limitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as "severe" have varying degrees of development potential based on the nature of the limitation. Map 4. 7 provides this more detailed analysis of severe limitations on septic tank absorption fields. The "severe" soils have been categonzed as follows: A Sandy, moderate to rapid permeability B. Rapid permeability, wetness and high water table C. Wet. ponding, heavier (clay) soils, slow permeability D. Very wet soils, organics. wetlands, floodplains. unable to support septic fields. Soils in categories B and D are not able to support septic fields because of extreme wetness. Soils in category A are classified as "severe" by the Soil Conservation Service, however the Allegan County Health Department considers them to have only moderate limitations for septic systems. They can be made suitable for development by increasing the distance between City of Saugatuck Comprehensive Plan �• 4-4 the septic system and the water table. Soils with moderate and slight limitations also appear on Map 4.7. Soils that are most suitable for development, with respect to basement and septic limitations, are shown on Map 4 .8 . Standards for Septic Systems The Allegan County Health Department has established certain standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems. compared to the Soil Consetvation Service approach. which focuses on soil types and slope. Below is a review of these standards by development type. Single Family Residential Before a permit is considered, there must be at least four feet of dry soils between the bottom of the septic system and the water table. In addition, there must be one foot between the existing ground surface and the seasonal water table, and two feet between the existing ground surface and the clay. Special permits will be considered only if the site size is at least two acres and the septic system is put on top of four feet of sand. Residential sites that fail to meet those requirements will not be issued septic system permits. All Other Residential, Plus Commercial These fall under State guidelines of at least two feet between the existing ground surface and the water table and four feet of dry soil between the bottom of the septic system and the water table. No special permits are issued for these uses. Hydric Soils Hydric soils are another limitation on development. They are very poorly drained, saturate easily and retain large quantities of water. Map 4 .9 shows where these soils are. In Saugatuck. hydric soils are found near watercourses and correspond to present or former wetlands. There are only two areas of these soils in the City; along Goshorn Creek and north of Campbell Road between River Road and Manchester Lane. Residential, commercial and industrial development in areas containing hydric soils should be discouraged. GROUNDWATER Groundwater is an unseen resource and is therefore particularly vulnerable to mismanagement and contamination. Prior to the l 980's , little was known about groundwater contamination in Michigan, and some startling facts have recently been revealed. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of all contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals. such as lead, chromium. and zinc. The origin of the problem stems from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can get into floor drains which discharge to soils, wetlands or watercourses. At present, groundwater is the only tapped source of potable water for the City of Saugatuck, the Village of Douglas and Saugatuck Township. The glacial drift aquifers in the area are especially vulnerable to contamination because of rapid permeability and high water table. In a local example. Douglas' municipal water supply has been contaminated by volatile organic compounds (VOC's), supposedly by an industrial site within the Village. Some areas without municipal sewer and water service are in danger of groundwater contamination because of septic systems, intensive development and a high water table. Protection of groundwater resources is problematic because of diflkulties in locating aquifers. Well depth records indicate the relative location of groundwater at particular points. According to well logs from Michigan Groundwater Smvey (MGS) data. well depths near the City of Saugatuck range from 29 ft . to 215 ft .. with the municipal well being at 200 ft. Soils most vulnerable to groundwater contamination are found on Map 4.10. SPECIAL FEATURES Lake Michigan Shoreline and Beaches The Lake Michigan shoreline in Saugatuck is very susceptible to wind and water erosion during storms and high lake levels due to resultant wave action. The current closing of Lakeshore Drive in Douglas and Saugatuck Township due to bluff erosion is a graphic example of the power of wave action. These natural City of Saugatuck Comprehensive Plan �4-5 processes pose hazards to public health and safety. The Shorelands Protection Act of 1970 was enacted to identify areas where hazards exist by designating them and by passage of measures to minimize losses resulting from natural forces of erosion. High risk erosion areas are defined as areas of the shore along which bluffiine recession has proceeded at a long term average of 1 foot or more per year. The entire Lake Michigan shoreline in Saugatuck has been designated as a high risk erosion area, with some portions eroding at a rate of 1. 7 feet per year. Within the designated area, shown on Map 4.11, alteration of the soil, natural drainage, vegetation, fish or wildlife habitat, and any placement of permanent structures, requires a DNR review and permit, unless the local unit of government has an approved high risk erosion area ordinance; Saugatuck does not. WOODLANDS The wooded areas of the Saugatuck are primarily hardwoods. Large areas of upland hardwoods are found in the sand dune area between the Kalamazoo River and Lake Michigan, and in the undeveloped area in the eastern part of the City. Woodlands in the City are shown on Map 4.13. Mature trees represent a valuable resource in maintaining the aesthetic character of the area, not to mention their overall importance to wildlife and the natural environment. In particular, the wooded sand dunes along the Kalamazoo River and Lake Michigan should be managed to insure their long term existence. Sand Dunes The sand dunes along Lake Michigan on the west side of the City represent a unique and fragile physiographic formation and ecosystem that is very susceptible to wind and water erosion, and destruction due to careless use or development. The dune area which is in the City of Saugatuck and Saugatuck Township has been identified by the Michigan Department of Natural Resources (DNR) as a critical dune area, subject to protection under the Michigan Sand Dune Protection and Management Act, PA 222 of 1976. The designated critical dune area is shown in the shaded region of Map 4.12. Recent legislation (PA 147 & 148 of 1989) provides for additional protection of critical dune areas. Under these Acts, all proposed commercial or industrial uses. multifamily uses of more than 3 acres, and any use which the local planning commission or the DNR determines would damage or destroy features of archaeological or historical significance must be approved by the State. Single family residential development is to be regulated at the local level. The law prohibits surface drilling operations that explore for or produce hydrocarbons or natural brine as well as mining activities (except in the case of permit renewals). The legislation also imposes certain standards on construction and site design in critical dune areas. Site design and construction standards for sand dunes should be enhanced at the local level to prevent further deterioration of this fragile environment. Areas needing special attention in such standards are vegetation, drainage and erosion protection. City of Saugatuck Comprehensive Plan �~ -------------------■ N A 0 1200 600 Scale 1" = u 1800 1212 ft ........ · _) (1c /··--. .......... MAP4.1 TOPOGRAPHY . ., (,__ ____ .·•••··. '•·:::.:: ....... :_~.- .... "• Saugatuck Contour interval is ten feet Darker lines are 50 foot contours Augult 1989 DATA SOURCE: USGS Quadrangle Maps Planning & Zoning Center Inc, LMlling, Ml . . ... �N A 0 600 1200 1800 Scale 1" = 1212 ft CD r C r, (/) -I . 1- ► :::0 (/) I 1(!) (!) MAP 4.2 WATERCOURSES I/I k''I Saugatuck Lakes, rivers and streams Drains and lntennittent streams August 1089 DATA SOURCE: MDNR Planning a Zoning Cen• Inc, Lanllng, Ml �---------------------A N ---- ,. 0 600 1200 1800 Scale 1" = 1212 ft l/) -I . 1- J> ::0 (/} I 1(!) '.O CAMPBELL MAP 4.3 FLOODPLAINS ■ 100 Year Flood Area ~ 500 Year Flood Area August 1989 DATA SOURCE:MONR Saugatuck Plannng & Zoning Centar Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft MAP 4.4 WETLANDS ■ Ill II Saugatuck Lowland Hardwood Shrub Swamp Lowland Conifer Herbaceous Rangeland Wooded Swamp August 1989 ■ DATA SOURCE: MDNR II Marshland Meadow & Mud Flats Shrub Rangeland Planning & Zoning Cen- Inc, Lansing, Ml �N A 0 1200 600 Scale 1" = 1800 1212 ft MAP 4.5 BASEMENT LIMITATIONS Ill Severe ■ Excavated mIIIl Moderate ~ Wetland Soils W Slight ~ Sand Dunes August 1989 DATA SOURCE : USDA Soil Survey, Allegan County : Saugatuck Planning & Zoning Center Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft MAP 4.6 SEPTIC LIMITATIONS 1111 IIIlil mill Severe ■ Excavated Moderate ~ Wetland Soils Slight ~ Sand Dunes August 1989 DATA SOURCE: USDA Soil Survey, Allegan County: Saugatuck Planning & Zoning Center Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft Saugatuck MAP 4. 7 SEPTIC LIMITATIONS ~ Sandy, moderate to rapid ~ permeability ~ Rapid permeability, wetness el of highwater table 11&1 Wet, ponding, heavier a Moderate Limitations hH Slight Limitations ■ Excavated 1111 clay soils.slow permeability August 1989 DATA SOURCE: USDA Soil Survey, Alleg. Cnty Hlth Dept ~ ~ Ill Sand Dunes Wetland Soils Very wet soils, organics, wetlands, floodplains Planning & Zoning Center Inc, Lan1ing, Ml �---------------------- ---·--- b; r-~ I i I /2 : ! ~~ - i /4 / ;= µ _____ __ ____ _ 10 • . 'D 25 I -· II -~~ ~--~ I II I 1 311 I I ~ . -- "., :,e II I I I I I I I I I IJZJ - MAP 4.7 A Saugatuck ONSITE WASTEWATER TREATMENT LIMITATIONS f'IC1 NO. 2 ....................... ....... ....__ �N A ,__.._. 0 600 I' 1200 1800 / I Scale 1" = 1212 ft I I MAP 4.8 MOST SUITABLE SOILS 11111 Soils Most Suitable For Development ■ Excavated Areas August 1989 DATA SOURCE: USDA Soil Survey, Allegan County Saugatuck Planning & Zoning Centar Inc, Lansing, Ml �N A IJIII A 0 600 1200 1800 Scale 1" = 1212 ft MAP 4.9 HYDRIC SOILS 11111 Hydric Soils ~ Wetland Soils August 1~ DATA SOURCE : USDA SoU Survey, Allegan County Saugatuck Planning a Zoning c.,., Inc, Lanllng, Ml �N A 0 600 1800 1200 I ,I Scale 1" = 1212 ft I I I I I I MAP 4.10 GROUNDWATER VULNERABILITY Ill Areas most susceptible to contamination ■ Excavated Areas ~ Wetland Soils August 198Q DATA SOURCE: USDA Soils Surwy & Alleg. Hitt, Dept. Saugatuck Planning & Zoning Cenlar Inc, Lansing, Ml �N A 600 0 1200 1800 Scale 1" = 1212 ft , .................. ········ NJ / ' 1(/) lI I f- (!) (!) ! KALAMAZOO LAKE MAP 4.11 HIGH RISK EROSION AREAS ~ Accretion Area ■ Recession Area August 1989 DATA SOURCE: MONA Saugatuck Numbers indicate accretion/recession rate in feet per year Planning & Zoning Center Inc, Lansing, Ml �.~----------------------A ■ N 'I I , / I ,, 0 600 1200 I I 1800 I I' Scale 1" = 1212 ft I I . 1(/) I 1l!) lO KALAMAZOO LAKE MAP 4.12 CRITICALDUNEAREAS ~ Saugatuck Critical Dune Areas August 1Q89 DATA SOURCE: MONR Planning & Zoning een• Inc, Lansing, Ml ,, �N A 1200 Scale1"= 1212ft Saugatuck MAP 4.13 WOODLANDS II Lowland Hardwood ill! Upland Conifer 1111 Upland Hardwood ~ Wooded Swamp lliiJ Lowland Conifer ~ Shrub Swamp August 1989 DATA SOURCE: MONA Planning & Zoning Center Inc, Lansing, Ml �3-1 Chapter5 EXISTING LAND COVER AND USE LAND USE/COVER DATA SOURCES Land cover and use refers to an inventory of existing vegetation, natural features, and land use over the entire City (see Map 5. 1). This data was obtained in computerized form from the Michigan Resource Inventory System (MIRIS) database, which is maintained by the Michigan Department of Natural Resources (DNR) . The data came from photo interpretations of aerial infrared photos by trained interpreters at the West Michigan Regional Planning Commission. The DNR will update this data every 5 years. Land cover and use categories included in the data are explained on the legend to Map 5.1. The wetlands and woodlands maps in Chapter 4 were also derived from this data. MIRIS data was supplemented by a thorough land use inventory of Saugatuck, conducted in the summer of 1988. The inventory was based on ownership parcels and conducted both on foot and through a "windshield smvey". TABLE 5.1 EXISTING LAND USE lAND USE ACRES % 11.AMSROWResidential single-family 174 multi-fainily 24 26 Commercial Industrial 2 Institutional 21 249 Parks Boat Storage & 6 Service 29 Kalamazoo River Wetland Streets & Roads 106 136 Vacant Commer2...3. cial/Residential 775 TOTAL 22 .45% 3 . 10 3.35 0.26 2 .71 32. 13 0.77 3 .74 13.68 17.55 Mil 100.04% • % of total land area minus street ROWs The existing use of every parcel was recorded and evaluated in combination with low-level aerial imagery available from the Allegan County Equalization Department and the MIRIS land cover/use map to prepare the existing (parcelbased) land use map (see Map 5.2). The following description is based on these maps and data sources and the USDA Soil Survey of Allegan County. Land use by category is shown in Table 5.1 . This information was derived from the aforementioned data sources and areas were calculated using CMAP computer mapping software. The predominant land use in Saugatuck is parks. This is followed by single fainily residential, commercial and multiple family residential, respectively. Vacant land comprises eighteen percent of the total land area (street ROW's excluded) of the City. RESIDENTIAL Most of the residential development in Saugatuck is concentrated around the center of the City. Other residential areas are along Campbell Road and along the west shore of Kalamazoo Lake. Most resort and seasonal residential development is located along Kalamazoo Lake and the Kalamazoo River. Single family structures are the predominant residential type. A number of large older homes have been conTABLE5.2 CITY OF SAUGATUCK CONDO PROJECTS SINCE 1980 PROJECT Bridges of Saugatuck Waterside Saugatuck Shores East Shore Harbor Club Bay View + 4 single family Saugatuck Harbors Holland & Francis Windjammer TOTAL City of Saugatuck Comprehensive Plan # UNITS 8 6 16 46 13 24 6 8 127 �- p ■ IS-2 verted to two or three units or bed and breakfast establishments. Multiple family structures are found along Lake Street. in several condominium developments lining the east shore of Kalamazoo Lake . and in other parts of the City. New condominium developments since 1980 are shown on Table 5.2. Apartment complexes in the city include Ridgewood Oaks Apartments and Olde Mill Apartments on Maple Street in the northeast comer of the City. and Harbor View Apartments north of Campbell Road in the southwest part of the City. COMMERCIAL The major commercial area in Saugatuck is the City Center. which is primarily tourist oriented, with some establishments serving local residents. Businesses include a bank. hardware, furniture, restaurants. drug store. clothing, tourist accommodations and many other tourism related activities. Other commercial activities are scattered throughout the City and along the waterfront. Boat storage and repair facilities represent a different type of commercial use and line the waterfront throughout the City. The largest of these is located between Holland Street and the Kalamazoo River. INDUSTRIAL Industrial activity in Saugatuck is limited to one site near Culver and Griffith Streets. The site is occupied by Rich Products. which produces food products (fruit pies). Another site on Water Street. formerly occupied by American Twisting Co .. is vacant. There are no other occupied industrial sites in the City, nor are any available. PLANNING AREAS Eight planning areas have been identified within Saugatuck. These planning areas represent portions of the City within which particular land uses or other characteristics give a distinguishable identity or quality. Some people may identify with these areas as "neighborhoods". Following are brief descriptions of existing land use. These descriptions are based on the planning/neighborhood areas depicted on Map 5.3. City Center The City Center is the most intensely developed area of Saugatuck. It includes the central business district. restaurants and shops. and is the focal point of much of the City's activities. During the summer months. the City Center is heavily used by tourists. Much of the revenue gained locally through tourist expenditures comes from this area. The City Center is known throughout the state for its excellent antique shops and art galleries. The City Hall is an historic building and also serves as a tourist attraction. This area expresses the style. activity, and scenic and architectural qualities that make the City one of the most unique in the region. Generally. the structures are small, simple, and classical in design. They reflect tum of the century commercial demand for limited and accessible retail space. Unlike most cities, much of the original architecture has survived. The style remains simple, spare, utilitarian and elegant. The atmosphere is informal. The scale is human and pedestrian and compliments the surrounding natural environment without overpowering it. This unique City Center preserves the history of Saugatuck and establishes a sense of comfort and place. Center Transition Area The area immediately north of the City Center along both sides of Butler Street is occupied by 22 single-family structures. The homes are typically old and large. Some are over a hundred years old, with historic qualities. Many of these homes have become difficult to heat and keep in good repair because of their age and size. The homes are primarily white and wood frame and are in good repair. Most structures are occupied on a year-round basis. Water Street Shoreline Most development along Water Street is waterfront oriented. This includes public and private marinas. restaurants capitalizing on the waterfront view, tourist attractions offering boat rides. and charter boats. A number of substantial commercial investments along the waterfront have made this area one of the City's most active. There are approximately ten single-family homes. four multi-family structures. including a new twenty-four (24) unit condominium, and transient lodging facilities, the largest of which has forty units. The water line is almost entirely lined with bulkheads and utilized for boat docks. The waterfront area is a natural extension of the City Center in terms of tourist activity. Tourists visit the shops and galleries in the City Center, then City of Saugatuck Comprehensive Plan ~ �walk the boardwalk along the water and perhaps eat there. Both areas are closely related in terms of contribution to the City's economic base and tourism orientation. Lake Street The Lake Street area follows the shoreline of Kalamazoo Lake between Griffith Street and Blue Star Highway. Land uses in this area include approximately 35 single-family homes, several condominium developments. several transient lodging establishments, a marina, some commercial facilities , and the City's largest industry. Rich Products. Many of the singlefamily homes are seasonal dwellings occupied only during the summer months. Park Street Park Street follows the west bank of the Kalamazoo River. There are approximately 100 single-family structures in this area, most of which are occupied by seasonal residents. Other land uses include tourist lodging facilities and waterfront oriented commercial uses. Approximately twenty new single family homes have been built along Campbell Road. Much of the area was platted in an uncoordinated and unplanned manner. Many of the plats along Park Street are either long and narrow, or are small in overall square footage. Platted lots range in size from 6 ,000 square feet to 25 ,000 square feet. Mt. Baldhead The HHill" This area is located "on the hill" above the City Center, Lake Street and waterfront areas and consists primarily of single-family homes. The homes are typically 30-60 years old and in good repair. The area is uncongested and is affected by tourist activity only at the fringes , where traffic enters the City along Holland Street, the City's main entrance. This area contains most of the City's permanent (year-round) residents Holland Street Holland Street is the main entrance into the City from the north. The street is lined with trees and residences and gives visitors a favorable impression as they enter the City. Most of the residents are year-round, although there are some seasonal residences fronting the Kalamazoo River. Maple Street This area is underdeveloped, except for cityowned utilities (water wells) and approximately eight single-family homes. Additional homes are being built above a deep and scenic ravine which traverses this area. The area contains some wetlands and areas with development limitations. This area is the last substantial tract of vacant property in the eastern part of the city, covering approximately 60 acres. Ownership is in large tracts. There are no recorded subdivisions. Across from Maple Street in Saugatuck Township are commercial uses including warehouses and storage sheds. The Mt. Baldhead area is one of the most unique, scenic, and beautifully preserved mature dune areas along the Lake Michigan shore. Most of the dune area is vegetated, forested and stable. There are some "blow-out" areas free of vegetation through wind disturbance and some areas that have been cleared for recreational purposes. The area is recognized by the Michigan State Department of Natural Resources as an Area of Particular Concern (APC). The dune area covers approximately 300 acres, 150 acres of which is owned by the Presbyterian Church, 75 acres by the City of Saugatuck, and the remainder in large private holdings. The only development is the Oval Beach Lakefront swimming and recreation area. The Mt. Baldhead area is an important component of the City's attractive natural environment, and enhances the City Center and the waterfront. With those areas, the forested dunes and Mt. Baldhead complete an attraction that provides unparalleled visual quality, contributing to a vital active tourist economy. Mt. Baldhead is not only an important natural resource for the entire state and country, but also a "display case" for the City itself and therefore has a direct and positive influence on the economic vitality of the community. lllSTORIC & ARCHAEOLOGICAL FEATURES Some archaeological sites and historic sites can be found in Saugatuck. Historic and archaeological sites are designated by the Michigan Bureau of History. Historic Buildings and Sites The Michigan State Register of Historic Sites was established in 1955 to provide official City of Saugatuck Comprehensive Plan �■ TABLE 3.3 STATE HISTORIC SITES DESCRWTION Sawtatuck: All Saints Episcopal Church Singapore (Village Hall) WCATION 252 Grand St. Marker on Village Hall on Butler St. Clipson Brewery Ice House - 900 Lake St. Twin Gables Hotel (Singapore Country Inn is commonname) 888 Holland Horace D. Moore House St. 736 Pleasant Warner P. Sutton House (Beachwood Manor) St. Fred Thompson-Willliam 633 Pleasant Sorin~er House St. Source: Michigan Bureau of History recognition for historic resources in Michigan. Designated historic sites have unique historic, architectural, archaeological, engineering, or cultural significance. There are six State historic sites in Saugatuck, which are listed on Table 5 .3. Singapore, Michigan's most famous "ghost town" and once a thriving lumber town, lies buried at the mouth of the Kalamazoo River. A plaque commemorating its existence stands in front of the Saugatuck City Hall. State historic site designation does not include any financial or tax benefits, nor does it impose any restrictions upon the owner of the property, unlike similar designations under federal law. Historic Districts Architecture in the City Center of Saugatuck is generally late nineteenth century Victorian, with some commercial and residential structures built forty years before the Victorian period. The oldest structures are characterized by their wood frames, gabled roofs and false fronts . They are typical of early mercantile establishments and reflect the area's lumber harvesting industry. The later Victorian structures are typical of small towns and are predominantly of masonry construction. While none are larger than two stories, several have large floor areas due to long, narrow floor plans commonly used. Original facades are not elaborate in their architectural detail, however several stylistic elements are present including Italianate cornices and brackets, and Greek revival entablatures end pediments. Other particularly interesting features include press-tin ceilings and cornices and lead-glass transoms. Saugatuck has taken local steps to preserve its historic character and particularly the City Center area. PA 169 of 1970 permits the legislative body of a local government to regulate the construction, demolition and modification of all structures within a designated historic district. The City of Saugatuck has established an historic district within the oldest part of the City. Within this district, construction, demolition and modification of structures must comply with requirements set forth in the wning ordinance. Historic districts provide a means for the community to protect its historic resources from development pressures. The Saugatuck historic district is shown in Map 5.4. Archaeological Sites Archaeological sites are of particular scientific value to the fields of anthropology, ecology.and biology and may have historic or ethnic significance as well. There are 120 archaeological sites scattered throughout Saugatuck Township, Saugatuck and Douglas. mostly related to Ottawa and Potawatomi cultures. Their exact locations have not been disclosed by the Bureau of History in order to protect them from exploitation. Recipients of Federal assistance must ensure that their projects avoid damage or destruction of significant historical and archaeological resources. The Michigan Bureau of History reviews these projects to assess their impact on archaeological sites. The Bureau of History also recommends that those proposing development projects in Saugatuck contact the State Archaeologist to determine if the project may affect a known archaeological site. This is particularly critical given the existence of Indian Burial sites in the area. If an important archaeological site will be affected, archaeologists will negotiate a voluntary agreement to preserve those artifacts. The Bureau of History serves in an advisory capacity and has no legal authority to restrict development rights. City of Saugatuck Comprehensive Plan ~ �Saugatuck MAP 5.1 LAND USE/COVER WATER URBAN EI]. 113 Single Family ....... ........ ....... 115 Mobile Home 1,11,11,1, 1,1,1,11,. ■ ......••• ~ 124 Neighborhood Business 126 Other Institutional 193 Outdoor Recreation FARMLAND □ ~ ~ ~ IIIIill I RANGELAND II mm WETLAND 611 Wooded Swamps 612 Shrub Swamps 621 Marshland Meadow 622 Mud Flats BEACH 21 Cropland 22 Orchards 52 Lakes ~ ~ 72 Beach At Riverbank 73 Dunes 31 Herbaceous Rangeland 32 Shrub Rangeland WOODLAND ~ 412} 414}Broadleaf ■ 421} 429}Conifers August 1989 I. I I I DATA SOURCE: MDNR Planning & Zoning Center Inc, Lansing, Ml �N A r---.0 600 1200 Scale1 " = 1212ft City of Saugatuck LAND USE/COVER 1800 �- II- Saugatuck MAP 5.2 EXISTING LAND USE l§ffl Mulltiple Family Residential ruill m~ rrrrrrm Res,.dent'1a1/Commerc1a . I l;;,:ili..;J mm Junkyard ■ Commercial ~ Mobile Home Park II ffl Vacant ffiIIl] Wetland D Water ~ Single Family Residential Boat Storage/Marina Industrial [it] ·..:..:..:.,:j ~gg Agricultural - Orchard Recreational Agricultural August 1989 SOURCE: PZC Land Use Survey Planning & Zoning Center, Inc, Lansing, Ml �N City of Saugatuck EXISTING LAND USE A ~lillll 0 500 1000 1500 Scale 1" = 1032' ~ ,. . / ~· .· , , . ,,, , ,,-:·) ,; ~ i. ~~ - ,. 1~ arY ·, lffi ~~ ~~/. @II !fl ~ ~ ' / l::. I If lj \4i4 ~·14J ; :mmm: 1e ri HmTI Dr: ~:mr,.:..§mmi ill rrm ,-z1 "~•........,...__,.,,,_,., I ._.; ,,■ = ··:'_:·~~ : ~~ ,-;~ '.;, ~•A, 1/· · ¼_ • ~ ri;B• ~ ~ ~: ~,,::, -✓ 1 ,•.•.. • • V &al "' / ,' ,, r~ , ~ . (111 -~~ ◄ ~ ". '" ,.1· , ,. ;f;',\ ,,. : , / /2 ~ j ,,.,. /,,;,j;', �.II N A ,.._.._.. 0 600 1200 Scale 1'' = 1212 ft KALAMAZOO LAKE MAP 5.3 PLANNING AREAS ,, ■ City Center § Lake Street ■ m The Hill [] Maple Street Center Transition ~ Water Street August 1989 DATA SOURCE : Saugatuck Planning Commisssion Saugatuck ■ ~ m Park Street Mount Baldhead Holland Street Planning & Zoning Center Inc, Lansing, Ml �N A 0 4,000 8,000 Scale 1" 12,000 ft = 9060 ft MAP 5.4 SAUGATUCK HISTORIC DISTRICT ■ Saugatuck Historic District August 1989 DATA SOURCE : City Of Saugatuck Ordnances Planning & Zoning Center Inc, Lanling, Ml �6-1 Chapter6 PUBLIC FACILITIES AND SERVICES NON-PARK PUBLIC FACil.JTIES A listing of all non-park public facilities in the City of Saugatuck is found on Table 6.1. This includes police and fire stations, municipal government offices, vacant lands and other public facilities. All are found on Map 6.1. UTILITIES Sewer and Water The Saugatuck-Douglas area sewer and water systems are managed by the Kalamazoo Lake Sewer and Water Authority, which is responsible for operation and maintenance and provides water production and wastewater treatment. Each participating community is responsible for providing and financing their own infrastructure. The KLSWA performs the construction work or contracts it out. The service areas for the sewer and water systems, shown on maps 6.2 and 6.3. extend only for very short distances into Saugatuck Township. Most of the developed part of the City is served by both water and sewer, and the system is designed to accommodate expansion and addition of new lines. Numerous engineering studies have been conducted which discuss various alternatives for improvement of utillties. These include using Lake Michigan for the municipal water supply and extending public utilities into the Township. Proposals must take into consideration the permanent population, seasonal population, number of daily visitors, and future industrial flow. Peak periods for public utillties in the area are more pronounced than in typical communities due to the relatively high seasonal and daily visitor population, especially pronounced in the City of Saugatuck. Water System The reliability of the water system depends on water supply sufficient to meet peak demands. storage capacity to provide fire flows for sufficient duration, adequate water pressure and distribution system loops. The existing system is deficient with respect to meeting peak demands. The water is not treated, except for chlorination and iron sequestering. Parts of the current water system date back to 1907 in Saugatuck, and to 1914 in Douglas. In addition, the water mains are old, small and substandard, leaks are a problem on older service lines and there may be some unmetered taps. Growth is restricted in areas not serviced by the system and is limited overall at present because of insufficient pumping capacity. The existing water system also has many dead end lines, which are susceptible to water discoloration and development of tastes and odors due to stagnation. The best arrangement for water mains is the gridiron system, where all primary and secondary feeders are looped and interconnected, and the small distribution mains tie to each loop to form a complete grid. If an adequate number of valves are inserted, only a small 1 block area will be affected in the event of a break. A primary feeder from the Saugatuck wells to the system's primary 12" feeder loop has been installed, and all of the primary 12" feeder loop has been completed, including two river crossings. In 1984 and 1985, a one million gallon above ground storage tank was constructed, which allowed Saugatuck and Douglas to meet normal and fire protection demands. If Saugatuck Township is included in the system, the storage tank is adequate for fire protection for the near future, but additional capacity is needed if service were extended to the southern portions of the Township. Recent chemical contamination of the Douglas municipal water supply has led to an overburdening of the City of Saugatuck water system, which is presently serving the entire network and is working at full capacity; 24 hours per day during peak months. This has led to restrictions on non-essential uses such as lawn sprinkling, car and boat washing, and has reduced the minimum reserve needed (600,000 gallons) for fire protection down to 2/3 of the needed amount. A moratorium has been imposed on new development other than one or two family dwellings. The pumping capacity of both wells has dropped due to depletion (drawdown) of groundwater. City of Saugatuck Comprehensive Plan �- ■ 6-2 TABLE 6.1 (NON-PARK} PUBLIC PROPERTY & PUBLIC FACILITIES INVENTORY CITY OF SAUGATUCK USE SIZE* CONDmON VALUE NAME LOCATION City Hall City offices, council chambers 3338 Wash- Public works in.lrton Rd. 3338 Washin.lrton Rd. Water Maple St. Built 1882, remodeled 1989 Built 1985 $475,000 Built 1985 $25,000 Maple St. Water Built 1973 $80,000 Park St. Residence $94,000 Butler & Restrooms Remodeled 1978 Built 1988 Restrooms Fair $6,400 Restrooms Fair $13,000 Poor $4,000 Maintenance bldg. Sand & salt storage Pump House #1 Pump House #2 Mt. Baldhead Park Butler St. comfort statoin Park St. comfort station Water St. comfort station Beach storage bldg. • Land = 102 Butler $275,000 $65,000 $97,000 Main Mt. Baldhead Wicks Park Oval Beach Storage, restrooms, concessison acres or square feet (Building = Square feet) Communications from the Michigan Department of Public Health have demanded that substantial progress be made towards a solution to the water supply problem in the near future. The Health Department has also questioned the usefulness and reliability of both Douglas wells because well # 1, which is out of use, is contaminated, and well #2. which is used for emergency purposes only. may become contaminated through further use. As a result. alternatives for additional water sources are currently under review, with Lake Michigan and the City of Holland water system being considered the most viable options. Engineering studies have indicated a cost of nearly $4.5 million for construction of a Lake Michigan water treatment facility which would provide a clean and abundant source of water. A large service area. formed by including large portions of Saugatuck Township, would reduce the per capita cost burden on users. This facility would be capable of pumping 3 million gallons per day. which could serve the needs of all three communities well into the future. This, combined with a desire to retain local control over the water system. makes using Lake Michigan water the favored alternative. Sewer System Wastewater treatment is provided at a treatment plant located in Section 10 of Saugatuck Township. The facility was constructed by the City of Saugatuck and the Village of Douglas in 1980. The treatment system provides biological and clarification processes for the reduction of BOD (biochemical oxygen demand) and suspended solids, including chemical precipitation for the reduction of phosphorus from fertilizers and detergents. The plant has two aerated lagoons and was designed for incremental addition of lagoons to accommodate increased wastewater flow. The facility was designed for City of Saugatuck Comprehensive Plan ~ ,_,, �6-3 heavier BOD loading than other facilities its size, in order to accommodate a pie factory, and thus may not need more capacity of that type for many years. The discharge is to the Kalamazoo River on the north side of Saugatuck. In 1957, many of the storm sewers in the City of Saugatuck were converted to sanitary sewers. This system was expanded in 1979 with PVC pipe, and some improvements were made to the old system. Douglas and Saugatuck merged their facilities in the late 1970's to form the KLSWA. The capacity of the sewer system is sufficient to meet the needs of Saugatuck and Douglas until approximately 2008. The capacity of the wastewater treatment facility would have to re-rated to 1.2 MGD for the Township to use the system until 2008. The treatment facility was designed for a twenty year planning period through 1998, based on a population tributary of 7,695 and a wastewater flow of 0. 75 million gallons per day (MGD). The treatment facility is rated at 0 .8 million gallons per day by the Michigan Department of Natural Resources (MDNR). The facility was designed for a peak flow of 2 MGD. The present average flow is 0.4 MGD. A larger flow can be accommodated by increasing hours of operation, provided that the lagoons can treat the sewage well enough. An engineering study in 1987 determined that August (maximum day was Aug. 14) is the month of peak flow for wastewater, with 0 .598 MGD. Based on the study, the treatment facility operated at 75% of flow capacity, 55% of BOD capacity, and 300/2 of suspended solids capacity. Existing effluent quality and treatment efficiency was found to be excellent. Increasing the rated capacity of the facility to 1.2 MGD with two aerated lagoons would accommodate all three jurisdictions through 2008 and possibly beyond. Pursuing this option would require detailed preparation of data accompanied by a formal request to the DNR from the KLSWA. Further capacity could be obtained by adding another aerated lagoon, estimated to cost $900,000 in 1987. Storm Sewers There are very few mapped stormwater drains in Saugatuck. Drainage has not been a significant problem in most developed areas because of sandy. high permeability soils and lack of large paved areas. However, there are some problems in low-lying areas. There are suspected to be some stormwater drains, individual residential and business gutters flowing into the sanitary sewer system which need to be removed. Efforts are currently underway to improve stormwater drainage. County Drains There is one County drain locted within Saugatuck. The Golf drain follows Goshorn Creek and aids in removal of water from a low lying wetland area in the northeast portion of the City. Gas, Electric and Telephone There are no major gas or oil pipelines in Saugatuck. Gas service is provided by the Michigan Gas Utilities Company and approximate locations of gas mains are shown on Map 6.4. Electricity in Saugatuck is provided by Consumers Power Company. Telephone service is provided by General Telephone and Electric Co. (GTE). TRANSPORTATION Transportation facilities within the area include streets and roads and a public transportation system (Interurban). Saugatuck is served by a major Interstate highway (I-196), with access two miles away in Saugatuck Township, and by a State highway (M-89), located four miles to the south in Saugatuck Township. Blue Star Highway, part of the Great Lakes Circle Tour, is the other major highway serving the area. The nearest railroad is the Chesapeake and Ohio RR, which runs north and south five miles east of the City boundary. Kent County International Airport is within 50 miles and is served by 3 major airlines, with 126 flights per day. Parking is an important issue in the City Center because of the daily and seasonal tourist economy. It is crucial that adequate parking facilities be provided to stimulate and maintain the vital tourism in the City. The area is also served by Greyhound Bus Lines. Streets and Roads Streets and roads are classified according to the amount of traffic they carry and the nature of the traffic. Four common categories are local streets, collectors, local arterials, and regional arterials. Local streets typically provide access to residences, with speeds from 20 to 25 mph (Mason St.). Collectors connect local streets to arterials and speeds average 25-35 mph. (Holland St.). Local arterials facilitate larger volumes of traffic which originates and terminates within the area, with a trip length of ten miles or less and an average speed of 35-45 City of Saugatuck Comprehensive Plan �- p 6-4 mph. (Blue Star Hwy.). Regional arterials are typically used for high speed through traffic, and access to the roadway is usually limited (1-196). Locations of collectors. local arterials and regional arterials are shown in Map 6.5. Each class of street has an important function in maintaining the efficient flow of traffic and it is essential that adequate transportation facilities exist or can be efficiently provided. Some up-to-date traffic counts for Blue Star Highway are available. A recent count for Blue Star Highway at two intersections in the Township only considers northbound traffic, missing traffic entering Saugatuck from exit 41 on 1-196. Other existing traffic counts for area roads are inadequate for planning purposes. Accurate and up-to-date traffic counts are needed in order to make some decisions pertaining to priorities for road improvements. monitoring of flows, evaluating impacts of proposed new development, and projecting future traffic conditions. Table 6.2 shows what very limited information is presently available from the County Road Commission. PA 51 of 1951 provides for the classification of all public roads. streets and highways for the purpose of managing the motor vehicle highway fund. The two classifications which pertain to the City of Saugatuck are "Maj or Street" and "Local Street". These roadways are shown in Map 6.6. Funding is provided to cities and villages for street maintenance and construction TABLE6.2 EXISTING TRAFFIC COUNTS DATE WCATION 4L3L78 Blue Star & 64th 130th E &Wof Blue Star Blue Star & 129th 1959 & 1968 (same count) July 1987 (2 different days) 1969 VOWME Old Allegan, east of Blue Star 1982 130th & 70th, east of Lakeshore Dr. July 1987 North 135th at Blue Star (northbound) July 1987 129th at Blue Star (northbound) October 1985 Center at Blue Star 5,319 368 10,575 8,256 336 285 7,018 6,192 10,861 based on the number of miles of streets by class. within each community. Saugatuck has 3.03 miles of Major Streets and 8.94 miles of Local Streets under Act 51 designation. Parking The scenic natural setting of Saugatuck. its reputation as a haven for artists, unique commercial and residential character, and its proximity to major metropolitan areas, make it an attractive resort center. With this comes overcrowding of the City Center with automobiles on summer weekends. Several recent studies indicate that most of the congestion occurs in an area along Butler and Water Streets. The downtown area has become saturated and alternative parking facilities have been suggested as a result of those studies. One alternative is a park and ride system, which utilizes a parking lot at the periphery of the City and a shuttle from that lot to the downtown area. The existing Interurban system could be used for such an alternative. ThiS concept, if implemented, could also relieve some of the congestion from the City Center area and make it an even more attractive place to visit. Other alternatives suggested in recent years include construction of additional parking lots or parking ramps. and changes to existing parking spaces, including downsizing and reducing the permitted parking period. Each alternative has proponents and detractors. A mechanism to resolve the current impasse is being sought. Entrances Into the City Holland Street to the north and east is the main entrance into the City from the north (from 1-196). It is typical for vehicles to enter the City on Holland. then turn onto one of three eastwest streets and proceed into the City Center along Butler. Holland is heavily travelled for a two lane residential street and has remained primarily residential from the City limits to Mary Street. A restaurant and the City's largest marina are located along Holland Street. Butler Street serves as the "main street" for the Center City area, with commercial development on both sides of the street. It is heavily travelled during the tourist season. Lake Street at Blue Star Highway is the City's second major entrance. Traffic volumes result from traffic going to the City Center area and from traffic associated with the industrial use, Rich Products. The industrial location generates a significant amount of truck traffic. The City of Saugatuck Comprehensive Plan ■ �6-5 intersection with Blue Star Highway, while aesthetically pleasing, raises safety questions because of a combination of high speed traffic, poor visibility due to vegetation and curvature of the Highway, and lack of signaling. However, current traffic volumes do not justify further action at this time. Street Conditions Many streets in the City are built on an unstable clay base. which causes pavement to crack and deteriorate because of excessive shrink-swell potential. Storm water drainage is also inadequate many places, and water remains along the sides of some roads or runs across the roads, eroding the base and pavement. Recently paved roads, including Elizabeth Street in 1988 and East, West, Takken and Taylor Streets in 1989. have had a sand cushion and underdrains installed. Some roads in the northern and western parts of the city are unpaved, but are not used frequently or only in the summer. In the 1988 Public Opinion Survey. 46% of City respondents rated street maintenance as "poor". while 68% rated street resurfacing as "poor". Interurban The Interurban is the area's public transportation system and is funded in part by a 1 mill assessment. The service was started in May 1980 as a two year experimental project and was initially funded at lOOo/4 by the State. Following the experimental period, some of the cost burden was borne by the trt-communities through the 1 mill assessment. The system has four buses and in 1988 there were approximately 3 7,000 riders. A new maintenance facility in Douglas. to be completed in the spring of 1990, is being constructed at a cost of $211,000 entirely with state and federal funds. It is possible that the Interurban could be used to shuttle people to Saugatuck from remote parking facilitates and ease the parking burden there. The Interurban is governed by a board consisting of members from all three communities. POLICE, FIRE AND EMERGENCY SERVICES Police The City of Saugatuck maintains its own police department, which is housed in the City Hall at 102 Butler Street. The department has two patrol cars and two full time police officers, including the Police Chief. There are also five part-time police officers. Extra demand for ser- vices occurs during the summer, particularly during festivals and holidays. Police protection is also provided by the Allegan County Sheriff Department and the Michigan State Police. The State Police maintains the Saugatuck Team post north of the Township on 138th Avenue in Laketown Township. The facility has one lieutenant, one sergeant, seven troopers and eight patrol cars. The Allegan County Sheriff Department operates a satellite post in Fennville. Fire Saugatuck is included in the Saugatuck Fire District. This district is managed by a five member Fire Authority. Saugatuck, Douglas and Saugatuck Township each appoint one person to the board. These three then appoint two other people from the area at large, subject to approval by the three communities involved. The Saugatuck Fire District has 35 volunteer personnel, including the fire chief. There are two fire stations, one located in downtown Douglas (47 W. Center) and another in Saugatuck Township near the intersection of Blue Star Highway and 134th Avenue. The latter is a new building designed to house six vehicles, offices and a meeting room with 9,600 square feet. It is located adjacent to the existing Maple Street facility. The Fire District maintains eight vehicles and one vessel: • 1975 Chevy Pumper • 1981 International Pumper • 1968 International Pumper • 1959 Ford Pumper • 1949 Seagrave Aerial • 1977 GMC Step Van • 1985 FWD Tanker • 1985 Karavan Trailer • Boston Whaler boat with pump Emergency Services Ambulance services are provided by the Fennville Fire District and by Mercy Hospital in Grand Rapids, dispatched from Holland. The Saugatuck Fire District maintains a first responder unit with 11 volunteers because of the distance from ambulance services. The first responder unit appears to average about 10 calls per month . SCHOOLS Saugatuck is served by the Saugatuck school district. The school system operates two City of Saugatuck Comprehensive Plan �- ■ 6-6 facilities. Douglas Elementary School accommodates grades K through 6 , and Saugatuck High School accommodates grades 7 through 12. In addition to being used for educational purposes, the schools also have indoor and outdoor recreation facilities. Enrollment is approximately 550 students. OTHER COMMUNI'IY FACllJ.TIES There is more than 97 acres of public land in Saugatuck, most of which is parks (see Chapter 7). Other publicly owned facilities are listed in Table 6. 1. SOLID WASTE DISPOSAL PA 641 of 1978 requires that every county prepare both a short term (5 year) and long term (20 years) solid waste management plan. The plan must be approved by the County Planning Committee, the County Board of Commissioners and by at least 2/3 of the municipalities in the county. The Allegan County Solid Waste Plan dates from 1983 and covers a twenty year planning period. It is presently being updated. The County generates about 220 tons per day of solid waste and has to rely on landfills outside of Allegan County. Solid waste removal in Saugatuck is handled entirely by private haulers. The waste stream from the County, and thus from the City, is expected to increase due to population and tourist increases brought about by the area's shoreline, natural attractions, and proximity to Grand Rapids. The Saugatuck area is defined in the Solid Waste Plan and encompasses Saugatuck Township, Saugatuck and Douglas, as well as small portions of the adjoining communities. The Saugatuck area currently generates 11.3 tons of solid waste per day. In some outlying rural areas, 5-100/4 of the residential waste generated is disposed of or recycled on site. In urban areas, approximately 5% of residential waste is being recycled or scattered by indMdual efforts. The contributors to the solid waste stream by land use are shown in Table 6.3. Table 6 .4 shows the results of a study conducted by the Northeast Michigan Council of Governments (NEMCOG) in the early 1980's. The study involved counties with both urban and rural characteristics. much like the Saugatuck Township, Saugatuck and Douglas area. Solid waste generated has been broken down into specific categories. The numbers probably do not match the actual breakdown of TABLE6.3 TONS GENERATED PER DAY BYLAND USE SOURCE Residential Commercial Industrial Other Not Collected QUANTI1Y (PER DAY) 6.5 2.8 1.8 0.7 -0.5 11.3 NETTOTAL Source: Allegan County Solid Waste Plan TABLE6.4 SOLID WASTE COMPOSITION 1YPE POTSW • Combustible Wastes Paper Plastics Wood Yard Wastes Textiles Food Wastes Rubber Misc. Organics Percentage (%) 44.8 9.2 3.5 4.1 4.2 11.5 2.2 3.0 82.5 TITTALS Noncombustible Wastes Glass Ferrous Aluminum Other nonFerrous Misc. Inorganics TITTALS 5.3 6.6 0.8 0.5 4.3 17.5 • Proportion of Total Solid Waste Source: Allegan County Solid Waste Plan TABLE6.5 PER CAPITA WASTE GENERATED USE Residential Commercial Industrial Average Overall QPE • (LBS. PER DAY) 2.9 5.75 10.6 4.7 • Quantity Per Employee Source: Allegan County Solid Waste Plan City of Saugatuck Comprehensive Plan �6-7 solid waste components in the trt-community area, but give a rough estimate of the components. Per capita waste generated from various land uses is shown in Table 6 .5. The Allegan County Solid Waste Plan projects that solid waste output for the Saugatuck area will increase by 32% by 2000 to 14.95 tons per day due to projected population increase. The goals and objectives of the plan focus on reducing the waste stream through separation and recycling, using private haulers for waste collection, recovering energy from the solid waste stream and providing the public with opportunities to develop solutions for solid waste disposal problems. A recycling center is currently in operation on Blue Star Highway adjacent to 1-196 and exit 41. The center is partially funded by Saugatuck, Douglas and Saugatuck Township and is very well used. Allegan County Resource Recovery maintains the facility, which collects newspapers, plastics, glass, aluminum and brown paper bags. Pickup of metal appliances and tires is also possible by contacting the center. The recycling center was started in 1984. State regulations prohibit operation of a new landfill on: • Land considered by the DNR to be a State recognized unique wildlife habitat. • Land in the 100 year floodplain. • Prime agricultural lands. • A DNR designated and officially mapped wetland. • So close to an historic or archaeological site that it can be reasonably expected to produce unduly disturbing or blighting influence with permanent negative effect. • In a developed area where the density of adjacent houses or water wells could be reasonably expected to produce undue potential for groundwater contamination. Due to the presence of wetlands in the City (Map 4 .4), critical dune areas (Map 4.12). land in the 100 year floodplain (Map 4.3), and areas susceptible to groundwater contamination (Map 4.10), not much is left for potential landfill sites. Furthermore, most of those sites which may be environmentally suitable for landfills have already been developed. Thus it not possible for a landfill to be located within existing City boundaries. City of Saugatuck Comprehensive Plan �I,-------------------•■ N A . ,..___ 0 600 1200 Scale 1" = 1212 ft I I I MAP 6.1 PUBLIC FACILITIES 1) City Hall 2) Public Restrooms 3) Waterwell August 1989 Saugatuck 4) Fire Station 5) Saugatuck High School Planning & Zoning Cen18r Inc, Lansing, Ml �N A jilFW W 0 -- 4,000 8,000 12.000 h Scale 1• • 9060 ft MAP 6.2 WATER SYSTEM I-# IWater Mains ~ Saugatuck Reservoir ■ Proposed Water Intake & Treatment area j O@ Ore August 1989 I Existing Well Locations OAT~ SOURCE: Williams & Works, Inc. Grand Rapids Planning I Zoning Cen18r Inc, Lansing, Ml �■ I N A MAP 6.3 SEWER SYSTEM Saugatuck I~ISewer Lines 1,1 Discharge Line August 1ffl DATA SOURCE: Williams & Wor1<a, Inc. Grand Rapid& Planning & Zoning Centar Inc, Lansing, Ml �N A 0 4,000 8,000 12,000 ft Scale 1" = 9060 ft MAP 6.4 GAS MAINS j Saugatuck /I Gas Mains August 1989 SOURCE:Michigan Gas Utilities Company Planning & Zoning Center Inc., Lansing.Ml �,-~------------------- ■ N A MAP 6.5 STREET CLASS I Fl CATIONS [ZJ [Zl 0 Regional Arterials I/ I Saugatuck Local Streets Local Arterials conectors August 1989 DATA SOURCE: PZC Planning & Zoning Cenller Inc, Lansing, Ml �N A 0 600 Scale 1" 1200 = 1800 1212 ft wl MAP6.6 ACT51 ROADS IZI 0 Saugatuck Major Street County Primary August 1989 DATA SOURCE: MOOT Planning & Zoning Center Inc, Lansing, Ml �7-1 Chapter7 RECREATION AND OPEN SPACE arks, recreation, and open space are essenP tial to the quality of life of area residents, and are an important component of the local tourist economy. They enhance property values, as well as physical and psychological well-being. Parks and open space define the character of each area community, create the scenic atmosphere which stimulates tourism, and provide the basis for popular local leisure activities. Recreation needs are regional in nature and plans must view local recreational offerings as part of a regional recreational system. Local governments, schools, private entrepreneurs, the County, and the State each have a central role in serving local and regional recreational needs. ADMINISTRATIVE STRUCTURE The City of Saugatuck's parks are maintained by the City through its Department of Public Works. Park planning is done by a committee of three City Council members, who are overseen by the City Manager and the full Council. Douglas parks are maintained by the Village's Department of Public Works under the Village Council's Parks and Buildings Committee, which reports to the Village Council. The Township formed a Township Park and Recreation Commission in November 1970, which is an independent governmental entity charged with provision of parks and recreational programs to area citizens. The Commission has six elected members, and is staffed by a parttime maintenance person. Representatives from both Douglas and the Township may be elected to sit on the Commission. The Commission completed the Saugatuck - Douglas Area Parks and Recreation Plan in February of 1985 and updates the plan periodically. Revision of the plan is currently underway. Allegan County prepares and periodically updates a countywide parks and recreation plan. County parks are administered by a tenmember County Parks and Recreation Commission whose members include the Chairs of the County Road Commission, the County Planning Commission, the County Drain commissioner, two County Commissioners, and five members appointed by the County Board of Commissioners. The Commission meets on the first Monday of each month. It sometimes provides financial assistance for local recreational efforts which advance the County Recreation Plan. AREAWIDE RECREATIONAL OPPORTIJNITIES Recreation can be separated into four main categories: physical, social, cognitive, and environmentally related recreation. The former category focuses on sports and various physical activities. Social recreation looks at social interaction. Cognitive recreation deals with cultural, educational, creative, and aesthetic activities. Environmentally related recreation requires the natural environment as the setting or focus for activity. Each of these categories in some way relates to the others. Physical Recreation Intramural athletics are popular for children and young adults in the area and are offered through the summer recreation program. Activities include softball, baseball, rocket football, volleyball, bowling and others (see Table 7.1). The elementary school has a newly expanded playground and Kid's Stuff Park. Playgrounds are also found at River Bluff, TABLE 7.1 SUMMER RECREATION PROGRAMS ACTIVITI T-ball for kids Little League Pony League Slow-pitch softball Fast pitch softball (girls) Semi-competitive softball (boys) Rocket football Swimming: beginner, advanced beginner, intermediate, swimmer, basic rescue & advanced lifesaving City of Saugatuck Comprehensive Plan 1989 PARTICIPANTS 40 46 19 10-18 27 15-20 57 66 �.-7-2 TABLE 7.2 INVENTORY OF OUTDOOR RECREATION . . • • ... - ... ~i jj I~: g u •• S11:e l.ocat lon (acre ■) g _. - u .... :;; .. •l ; "' t◄ : !; I.River Bluff 27 X X 2,Sundown .4 X X J.>.,aalanchier S.H. Beerv Field 1.2 X X 20 X X 7.union St. Launch a.center St. Launcl IO.Villa2e Souare 11 • IJick.s Park. 12.Willow Park. l).Cook Parlt 14.Soear St. Launch i IQ~ X )I X )I X JI X X X X X X X X JI ~ X X .,- X X - X 51 X X )I X 16. Oval Beach 36 X X X X X 60* X X X X )( X X X -X 20. Hilth School X X X X 21. St. Peter's 23. West Wind KOA X X x· IS.Ht. Baldhead 22. 63rd St. Launch s; L~ X X .s 8.6 X 6a X )I - 19. Elementarv Sch. ◄ X 2.s 154 : ◄ :a X X - 17. Tallma2e Woods 18. Old "Airoor.t" . I ~ X X C: C X 1.4 6,Schultz Park .I11~ .. X JI 4 4. Ooul!.laa Beach . ... 0 .. : ... . j • ~ .~~ 1. :: ~ •. : ~ : ~ ... ... ii 3 ~ • < ~ X .-- ..: 12 X X 24. Blue Star Uiway Roadside Park. X X X X X X X X 25. Riveraide Park. Sundown. Schultz. and Beery Parks and the Douglas Village Square. Aerobic fitness classes are offered at the High school. Walking, hiking, biking, boating, golfing, swimming, and cross country skiing are also popular. and enjoyed by a wide range of age groups. Social Recreation A variety oflocal clubs and activities provide social recreation for people of all ages. Festivals, community education programs, and intramural sports provide an opportunity to socialize. Senior citizens activities are organized through the New Day Senior Citizens Club of Douglas. the High School. the Masonic Hall, and various area clubs. Cognitive Recreation The tri-community area is rich in cognitive recreational pursuits. Festivals, art workshops, local theater. historic districts, an archaeological site, summer day camp, and community education programs provide cultural, educational, and aesthetic enjoyment. The Saugatuck Women's Club, Rubenstein Music Club, the Oxbow. Douglas Garden Club. and the Douglas Art Club are among the local clubs which organize cultural activities. City of Saugatuck Comprehensive Plan �7-3 Environmentally Related Recreation Area lakes, the Kalamazoo River. and state and local parks provide area citizens with unique outdoor recreation opportunities. They provide a location for a variety of outdoor activities including boating, fishing, swimming, nature study. camping, hiking, cross country skiing, and nature walks. These areas also serve the cognitive needs of area citizens and tourists by their scenic beauty and relaxing affect. In fact. the most valued attribute of area water bodies and open space to area citizens, as identified in the 1988 Public Opinion Survey, is not physical recreation. but the scenic view they provide. RECREATION INVENTORY Map 7 .1 identifies parks and recreational facilities in the tri-community area. Table 7.2 contains an inventory of these outdoor recreation facilities. There are also two eighteen hole and one nine hole golf courses in the area. This is much higher than typical for such a small population (the standard is 1 golf course per 50,000 people). and reflects the impact of tourism on local recreational facilities. A discussion of the size, condition, and planned improvements for selected area parks is shown in Table 7.3. Proposed recreation projects contained in the Saugatuck-Douglas Recreation Plan are listed in Table 7.4. Table 7.5 includes a schedule of other planned park and open space acquisitions and improvements. RECREATIONAL NEEDS AND USAGE The 1988 Public Opinion Survey highlighted those recreational facilities which residents feel are inadequate in the tri-community area. Table 7.6 lists these by jurisdiction. Non-Motorized Trails and Bike Paths Residents placed highest priority on additional bike paths, cross country skiing routes. and hiking trails. These needs are currently served by non-motorized trails in the Oval Beach/Mt. Baldhead area. The 1985 Saugatuck - Douglas Parks and Recreation Plan. identified bicycle trails as a high· priority and prepared a schedule of capital improvements to achieve this objective. These improvements have not been implemented to date. In 1984. the Saugatuck Township Park and Recreation Commission developed a list of rec- ommended bike paths in the tri-community area. Those recommended for Saugatuck are shown below in order of priority: • Park Streets from Campbell to Perryman. • Oval Beach road. Those recommended for Douglas are shown below in order of priority: • Center Street from Tara to Lake Shore Drive. • Ferry Street from Center to Campbell Road. • Lake Shore Drive from Campbell Road to the Village limits. A path on Blue Star Highway from the bridge to Center Street. which was the Village's first priority, has already been completed. Those bike paths recommended in order of priority for Saugatuck Township are: • Lake Shore Drive from 130th Avenue to M-89. • Holland Streets from Saugatuck to the Y. • Old Allegan Road from Blue Star Highway to 60th St. • Blue Star Highway from 129th Ave . to M89. The regional bike path system would connect with Saugatuck's chain link ferry to afford bicyclists east/west access. This connection runs down Holland Street and across Francis Street to the waterfront and will be served by inner city streets. without the need for additional right of way. At this juncture. bicyclists may ride the chain link ferry to Saugatuck's eastern border. Once on Saugatuck's eastern side. bicyclists could follow Saugatuck's proposed bike path system down through Douglas and south out of the Township. Bike path right of way would also extend north to Goshorn Lake along Washington Road. thereby connecting with Laketown Township. Another future extension could extend the system east along Old Allegan Road into Manlius Township. This is a scenic route , although somewhat hilly. Bicyclists wishing to pass through Saugatuck and on south through Douglas would need additional right of way from Lake Street to the bridge, thereby connecting with the Douglas bike path network. Douglas in tum would extend its bike path south on Blue Star Highway to connect with the Township system. Map 7.2 shows this proposed regional bike path network. Waterfront Open Space A survey of waterfront usage revealed that the most popular waterfront activity is viewing. The second most popular use varied by water- City of Saugatuck Comprehensive Plan �7-4 TABLE 7.3 PARKLAND INVENTORY ~ NAME OF PARK LOCATION PLANNED IMPROVEMENTS 1YPE/YEAR USES SIZE CONDITION pressbox-220 sq.ft., dugouts350 sq.ft., land52,000 sq.ft. 1 acre beach-36,400 sq.ft. nearly 1 acre, bathhouse280 .ft. pavillion-1326 sq.ft., land- 20 acres 66'xl20' pressbox & wash- None room poor; otherwise good Dou las Beery Field Center & Main Sts. baseball. playground, picnic Douglas Beach Lakeshore Dr. public beach & picnic Schultz softball, picnic, 130th & Kalamazoo River playground, launchramQ Union St. at Kal. launch ramp, River Qicnic area Union St. Launch RamQ Saug_. Twp_. River Bluff Kal River above 1-196 bridge; access from Old Al- leganRd. Sundown Blue Star Lake MI Bluff at 126thAve. Blue Star Hwy. south of Skyline Restaurant hilting. picnic, 27 acres boaters stop, nature study. swinging & sandbox picnics, watch66'xl50' ing lakes & sunsets, scenic turnout picnics, resting 30'x200' for travelers Fair None Good Acquisition/ '89 Good None newly installed entry road & pienicarea. New dock & picnic shelter Very poor pad for dumpster/'89, more ilowers/'89, toilet improvements/ 1990-92 new fence; needs landscaping/ 1989-1992 new flowers; needs new bollards & fence re- ~ fence work/1989, bollards/ 1989-90 airs Center St. Park Saug_atuck Village Square I Eastern end of canoe launching, picnics, scenic Center at Kalamazoo River viewing Butler & Main Streets Wicks Park Waterfront between Main & Mary Streets Willow Park Waterfront at Butler & Lucy Waterfront on Water Street Spear Street streetend Cook Park Boat Ramp 3 acres Poor tenni.s courts, drinking fountain, playground, benches, restrooms bandstand, boardwalk, benches, fishing, restrooms viewing area, benches picnic tables 2.5 acres Good 1/2 acre approx. Good 132 ft Good 132 ft. Good boat launch 66 ft. Good additional docking, public restrooms, gazebo ~ City of Saugatuck Comprehensive Plan �7-5 TABLE 7.3 (continued) PARKLAND INVENTORY NAME OF PARK Mt. Baldhead Park LOCATION Park Street Oval Beach Park Lake Michigan Tallmadge Woods USES picnic shelter, tables, restrooms, hiking trails, parking, stairway to obseIVation deck on top of dune, two obseIVation decks on liver beachhouse,concession stand, parking, picnic area. BBQ grills, viewing deck, stairs to beach, obseIVation deck, nature trails current use restricted body. Swimming was the primary use of Lake Michigan. powerboating for Lake Kalamazoo and Silver Lake (which also is popular for fishing), and nature study was the most popular for Kalamazoo River due to its large connecting wetlands and wide array of wildlife- including a large population of Great Blue Herons which have established a rookery in the area. In accordance with usage. the overwhelming majority of residents in Saugatuck cited preservation of existing waterfront open space and increased access to the waterfront as their highest waterfront need. Acquisition ofland and provision of access to Lake Michigan was given highest priority for the waterfront. Open space along Lake Kalamazoo and the Kalamazoo River were also given high priority by the majority of respondents. although the response was higher in the Village (64-69%) and Township (62%) than in the City of Saugatuck (48-50%). A large number ofrespondents also called for additional boat launching facilities. Parks Respondents were asked how frequently they used various local parks and the overwhelming majority responded "never". Oval Beach is used most frequently of the area parks by residents of each jurisdiction. and is used CONDITION SIZE 51 acres Good 36 acres Good 100 acres Good PI.ANNED IMPROVEMENTS 1YPE/YEAR new concession stand & restrooms/ 1990 most heavily by City residents. Douglas Beach is also frequently used. Wicks, Schultz, and Beery park are more frequently used by City and Village residents. than those in the Township. It is important to note that survey responses reflect the usage characteristics of older adults. The average age of survey respondents was 54 to 56 years old. As the age of respondents increases, park usage tends to decrease- especially for parks which specialize in active sports. This reveals the need to orient recreation plans to the recreational needs of older adults. Thus, bike paths. waterfront open space/access. hiking trails, and cross country ski trails should probably receive precedence in future recreation enhancement projects. over more active park facilities like ball diamonds. Senior Citizens Center Senior citizens in the area have been lobbying for a senior citizens center to serve the social and recreational needs of the area's elderly population. Saugatuck's survey results do not reflect support for a senior center. Only 25% of City residents called for a senior center- surprising, given the high proportion of seniors in the City's resident population. City of Saugatuck Comprehensive Plan �.-7-6 TABLE 7.4 PROPOSED RECREATION PROJECTS TRI-COMMUNITY AREA PROPOSED PROJECT VERY HIGH PRIORITY LOCATION . Downtown Saugatuck on the river Willow Park preseivation and improvement Lake Michigan Shoreline Acquire extensive land areas Saugatuck High School New dug outs - football field Douglas Elementary School Renovation of playground equipment Convert weight room to storage & coach's offices Saugatuck High School On river in Saugatuck Remodel Wicks Park restrooms North of Oval Beach Park Acquire land to access to Oxbow Lagoon HIGH PRIORITY Acquire and improve land for marina and park Boat launching facility Develop bicycle trails Purchase park parcel on hill Acquire additional land for River Bluff Park Construct additional public restrooms Clear and develop Moore's Creek Rehabilitate tennis courts Update Village Square Park Expand and improve Howard Schultz Park Riverside Park equipment & improvements Douglas riverfront near bridge City of Saugatuck Entire area In Saugatuck Adjacent to River Bluff in Township Downtown Saugatuck Near Amalanchier Park in Saugatuck Township Village Square Park - Saugatuck Village Square Park - Saugatuck Village of Douglas Village of Douglas MEDIUM Expand underground sprinkling system Acquire land and develop tot lots Develop archery range Beach House rehabilitation Acquire land for neighborhood park Construct concession stand Village Square Park - Saugatuck All areas River Bluff Park - Township Saugatuck Oval Beach Campbell Road area - Saugatuck & Douglas Saugatuck High School Athletic Field LOW Teen Recreation Center Install lighting for tennis courts Develop non-motorized trail Lighting for tennis courts Construct additional locker rooms Downtown Saugatuck Schultz Park Schultz Park Village Square Park - Saugatuck Saugatuck High School Source: Saugatuck - Douglas Area Parks and Recreation Plan, Feb. 1985. City of Saugatuck Comprehensive Plan �7-7 RECREATION AND LOCAL SPENDING In terms of priorities for spending current tax dollars, 42-48% of respondents in the tricommunity area felt that parks and recreation are a high priority. Waterfront improvement was rated high by City respondents. Senior programs were given low local spending priority in the City, despite the high average age ofrespondents. Although they would like to have them, most respondents would not support a community recreation center, a senior center, or a community pool if it meant an increase in general property taxes. TABLE 7.5 PLANNED ACQUISITIONS/IMPROVEMENTS TO PARKS AND OPEN SPACES WCATION East side UruonSlKal. Lake, North of Blue Star (Douglas) Landlocked RuthMcNamara property end of Schultz Park (Douglas) Vacant Lot Blue Star & Main St. (Douglas) Old SE 1/4 SecSaugatuck tlon 2 (Saugatuck) Airport NAME Esther McSic property ACQUISITION COST($) 185,000 IMPROVEMENf FINANCING DNRLand Trust USE Public open space SIZE CONDITION 124,000 sq.ft. Marshy (portion under water) vacant Park 132,000 Dry sq.ft. (vacant) NA NA Future park land 18,000 sq.ft.: nearly 1/2 acres 154 acres 65,000 NA CUrrently forestry management. possible future recreation Dry TABLE 7.6 RECREATION NEEDS IN THE TRI-COMMUNITY AREA 1988 PUBLIC OPINION SURVEY Cl1Y VILLAGE TOWNSHIP Bike paths (68%) Hiking trails (62%) Cross-country ski trails (62%) Lake MI open space (61 %) Lake Kal. open space (50%) Lake MI open space (70%) Lake Kal. open space (69%) Bike paths (67%) Kal. River open space (64%) Parks (50%) Lake MI open space (67%) Bike paths (64%) Lake Kal. open space (62%) Kal. River open space (62%) Cross-country ski trails (60%) City of Saugatuck Comprehensive Plan �N + A .,· ••..1 O 4,000 8,000 ,····......,-·· 12,000 ft ,,·· , ~-0 AVC , Scale 1" = 9060 ft 2.5 "' /j " ----. .·...... . .. '· . , l, TJN,RIIW •., , .... (' , . .•· • 55 M-89 SAUGATUCK TWP. MAP7.1 OUTDOOR RECREATION SITES Saugatuck 1) - 25) See Chapter 7, Table 7.2 26) West Shore Gott Course 27) Clearbook Gott Course 28) Mi-Ro Gottcourse 29) Center Street August 1989 DATA SOURCE :Saug. - Doug . Parks & Rec. Plan. 1985 Planning & Zoning Cenl&r Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft L • KALAMAZOO LAKE MAP 7.2 PROPOSED BIKE PATHS ~ Proposed Bike Paths ~ Chain Link Ferry August 1989 DATA SOURCE: Saugatuck Township Par1< and Recreation Commission Saugatuck Planning & Zoning Center Inc, Lansing, Ml �8-1 Chapters WATERFRONT S augatuck was the first settlement in Allegan . County. Its natural protected harbor along the Kalamazoo River and proximity to Lake Michigan gave it a ready means of water transport- essential to the commerce of the day. Throughout its history. land use actMties along the Lake Michigan shoreline and the riverfront have continued to dominate the economic life of the tri-community area. Lumbering, boat building, basket making, fruit transport. and even large Great Lakes passenger boats have, at different times, relied upon the River connection. Tourists have always been attracted to the area, but tourism is now the number one economic actMty. Today's waterfront activities are dominated by tourist and pleasure craft needs. especially sailboats, powerboats, charter fishing boats and other tourist boats. Consequently, how the waterfront is used will be of crucial importance to the future of the tri-community area. The primary issues concerning proper future use of the waterfront involve competition between economic development and environmental protection. Waterfront lands represent the highest value lands in the tri-community area. and local officials are therefore concerned about the potential tax base associated with use of waterfront lands. In order to finance the service needs of local residents. the tri-communities must balance taxable and nontaxable land uses. This presents a dilemma. Although waterfront lands have high revenue generating potential, a major attraction of both the Lake Michigan and Kalamazoo River waterfronts is their scenic, natural shorelines composed of forested sand dunes and large wetland areas. Should these natural areas be greatly damaged or destroyed through inappropriate development, then the "goose that laid the golden egg" will be dead. It is essential that the natural beauty of the waterfront be maintained along the Lake Michigan shoreline, the Kalamazoo River from the channel to Saugatuck. and from the Blue Star Highway bridge inland. Limited additional development along the waterfront on Lake Kalamazoo and the Douglas side of the bayou east of Blue Star Highway may be both desirable and necessary. However, such development must be undertaken carefully to maintain the delicate balance between economic development and environmental protection. It is both necessary and possible to manage the waterfront for a variety of purposes. Yet it is always difficult to manage for multiple uses. Some individuals value land management to retain the necessary habitat for birds, fish and wildlife. Others feel it should be managed to maximize surface water use, or for intensive waterfront dependent actMties like ship building or power generation. Based on some of the technical data presented below. existing use information, citizen opinions. and the goals and objectives presented at the beginning of this Plan. the waterfront in the tri-community area can, and should, be managed to accommodate a wide range of land uses and activities. This Plan seeks to define a balance between competing uses. It places protection of the natural environment as first and foremost in making future land use decisions along the Lake Michigan and Kalamazoo River waterfronts. The ultimate goal is to minimize disruption of the natural environment so that new development is in harmony with the environment. rather than in conflict with it. Some destruction of the limited remaining wetland areas along Lake Kalamazoo is only justified where the public benefits of particular projects are very great (e.g. a public marina or additional public access to the waterfront). Watersheds of the Kalamazoo River Basin The Kalamazoo River extends from south of Homer in Hillsdale and Jackson Counties to its outlet at Lake Michigan in Saugatuck Township (see Figure 4 . 1) . With the exception of lands adjoining Lake Michigan (which drain directly into the Lake) and a small area in the southeast comer of Saugatuck Township, all land in the tri-community area is part of the Kalamazoo River Basin. Eight small watershed areas lie within the tri-community area and discharge into Lake Michigan via the Kalamazoo River (see Map 8.1) . These include Goshorn, Peach Orchard. Tan- City of Saugatuck Comprehensive Plan i, I �8-2 nery, Silver and "Cemetery" Creeks, as well as the Morrison Bayou at the eastern end of the Kalamazoo River as it enters the Township. Most of Douglas and Saugatuck also drain separately into the Kalamazoo River and Lake Kalamazoo. Slopes in the area are generally less than 10 percent though locally they may be in excess of 20 percent. Runoff erosion is taking place in the highlands, contributing sediment to backswamp areas and Lake Michigan. Monthly (exceedance) flows for the Kalamazoo River, based on a 1649 square mile drainage area near Fennville (#0410B500, T2n, Rl4W, NE 1/4 Sec 5), were averaged from measurements taken between 1929 to 1985 by the Hydrologic Engineering Section, Land and Water Management Division, MDNR Estimates based on these measurements were then prepared for the larger drainage area of 2060 square miles at the mouth of the Kalamazoo River (T3N, Rl6W, Sec 4, Saugatuck Township). Ninety-five percent and fifty percent exceedance flows are shown in Table 8.1. These are flows exceeded 95% or 500/4 of the time. The lowest 95% exceedance flow in Fennville (nearly drought level) was measured during August at 410 cfs, and is estimated to be 520 cfs at the mouth of the Kalamazoo River. The 500/4 exceedance flow in Fennville ranged from a low of 860 cfs during the summer months to 2010 cfs TABLE 8.1 KALAMAZOO RIVER EXCEEDANCE FLOWS (1929-85) MONTHLY AVERAGE CUBIC FT /SECOND FENNVILLE janua:ry February March April May June July August September October November December RIVER MOUTH 500/4 95% 500/4 95% 1350 1400 1950 2010 1600 1250 970 860 860 980 1210 1300 710 790 1010 1040 830 630 480 410 480 520 650 750 1690 1750 2430 2510 2000 1560 1210 1070 1070 1220 1510 1620 890 990 1260 1300 1040 790 600 520 600 650 810 940 Source: Hydrologlc En~eertnfuSection, Land and Water Resources DMs on, Mic gan Department of Natural Resources. during April. Corresponding estimates for the mouth of the Kalamazoo River ranged from 1070 cfs during the summer months to 2510 cfs during April. The 100 year discharge is estimated at 15,400 cfs at the mouth of the Kalamazoo River, and 12,500 cfs at the Fennville gage. ~ PRIMARY ECOSYS'IEMS The tri-community area has three basic ecosystems, two of which parallel the waterfront. The first ecosystem is comprised of hardwoods holding the sand dunes in place along the Lake Michigan shoreline. These woodlots are inhabited by small game such as fox squirrels, rabbits, raccoons, deer, wild turkey, and opossums. This ecosystem is comprised of fauna common to most of Michigan. but its balance is easily upset by the disruption of its shallow organic soils. Any ground cover that is damaged or removed should be quickly replaced with cover that will hold and prevent sand from blowing or rapid wind erosion may occur. Michigan's most famous ghost town, Singapore, once a thrivinglumbertown, lies beneath these shifting sands near the mouth of the channel. The second ecosystem is the marsh-wetland ecosystem that covers the area along the Kalamazoo River, Silver Lake and Goshorn Lake, and the connecting tributaries. This area is covered with marsh grasses, low shrubs, poplar trees, spruces, some white pine, and other softwoods. The cover is inhabited by common Michigan marsh dwellers such as frogs, turtles, ducks, blackbirds, and snakes. The marsh ecosystem is also populated by muskrat, mink, mallard duck, black duck, teal, wood duck, blue heron, Canadian geese. and mute swans. Golden eagle and osprey used to frequent the area. The marsh ecosystem is very sensitive to changes in water quality and disruption of vegetation. Great care must be taken to limit siltation and disruption to vegetation when working in this ecosystem. The third ecosystem covers the rest of the Township and is predominantly agricultural/forest with birds and wildlife common to this dominant ecosystem in Michigan. The entire Saugatuck/Douglas area is designated as an area of particular concern by the DNR Areas of particular concern are those having scarce resources, unusual scenic beauty, unusual economic value, recreational attractions, or some combination of the above. They are only located in coastal areas. Altering the City of Saugatuck Comprehensive Plan ~ ~ ""\ �8-3 environment in an area of "particular concern" could have a significant impact on the quality of coastal and Great Lakes waters. WATER QUALITY The Kalamazoo River watershed includes many types of land uses and the River flows through several large developed urban areas including Kalamazoo and Battle Creek. When it reaches the tri-community area, the quality of this water is not good. Despite the water quality problem, the River from about one-half mile downstream from the Hacklander Public Access Site (in Section 23) , has been designated as a "wild-scenic river" under Michigan's Natural River Act, Public Act 231 of 1970. Land use restrictions have been imposed to retain its natural character within 300 feet of the River's edge. The basic water management goal is the elimination of the pollution threat to surface and groundwater resources. The Kalamazoo River is designated by the DNR to be protected for recreation (partial body contact) , intolerant fish (warm water species). industrial water supply, agricultural and commercial uses. Downstream from the Kalamazoo Lake, the river is protected for cold water anadromus fish species (trout and salmon). Kalamazoo Lake and Goshorn Lake are designated to be protected for recreation (total body contact) , and intolerant fish (warm water species). These water management objectives are nearly ten years old, but there have been no concerted efforts to update them and cany them out. A push to revise the objectives is underway statewide, but it could be years before any action plans are carried out for the Kalamazoo River. 1988 Public Opinion Survey results reveal that citizens in the tri-community area feel that the water quality of the Kalamazoo River and Lake is poor to very poor (58%-700Ai). Lake Michigan is rated fair to good (31-50%). and most respondents familiar with the water quality of Silver Lake felt that it was fair. The majority of respondents who are familiar with these water bodies, feel that the water quality of Lake Michigan and Silver Lake has deteriorated slightly in recent years, and Kalamazoo River and Kalamazoo Lake has deteriorated slightly to greatly . Most respondents who reside in Saugatuck, however, felt that the water quality has stayed about the same. Basic water quality data on the River appears in Table 8.2 for selected months in 1978, TABLES.2 KALAMAZOO RIVER WATER QUALITY FECAL COLIFORM PER lOOML PHOSPHOROUS TOTAL OR1HO MG/L MG/L NITROGEN SEDIMENIS MG/L HEAVY METALS MERCURY MG/L MG/L LEAD N02 N03 MG/L TONS/DAY Fennville 1/27/88 5/18/88 7/28/88 9/21/88 Saugatuck 3/19/86 6/25/86 9/11/86 Saugatuck 1/10/78 5/1/78 7/20/78 9/11/78 28 96 .05 .04 .08 .07 .01 <.01 <.01 .02 1.4 0.5 0 .67 0.64 5 26 17 39 29 102 30 202 200 200 .08 .11 .14 .02 .02 .01 1.6 0.88 0 .39 21 13 21 161 102 103 .07 .12 .12 .15 NR NR NR NR 1.7 0.34 0.54 0 .00 9 20 15 28 27 123 26 72 120 69 NR • Not Reported Source: USGS Water Resource Data For Michigan, Water Resources Division, U.S. Geologic Survey. City of Saugatuck Comprehensive Plan <5 <. l <5 <.l <5 <.l <5 <. l 20 10 <.5 <.5 .5 �8-4 1986, and 1988. The sampling point was moved from Saugatuck to Fennville in 1987. This data reveals an increase in sedimentation and a decline in heavy metals. It also shows an increase in fecal coliform (intestinal bacteria) levels to 200/100 ml at the former testing site in Saugatuck- the maximum level permitted under rule 62 of the MDNR Water Resources Commission General Rules of 1986. Phosphorous and certain nitrogen levels have not changed appreciably in the past ten years. The Kalamazoo River between Calkins Dam and Lake Michigan has been designated an Area of Concern in the 1988 Michigan Nonpoint Source Management Plan (MNSMP). due to contamination of fish from PCB's. The primary source of contamination was identified as PCB contaminated sediments upstream in the Kalamazoo River and Portage Creek. These sediments continue to erode, resuspend, and dissolve PCB's into the water column where they are transported downstream. Due to the presence of PCB's, advisories are in effect for consumption of fish caught in the Kalamazoo River or Lake Michigan. The advisory warns against any consumption of carp, suckers, catfish, and largemouth bass taken from the Kalamazoo River downstream from the Morrow Pond Dam to Lake Michigan and Portage Creek downstream from Monarch Millpond. Limited consumption of other species (no more than one meal per week) is considered safe for all except nursing mothers, pregnant women, women who intend to have children, and children age 15 and under. In Lake Michigan limited consumption of Lake Trout 20-23", Coho Salmon over 26", Chinook Salmon 21-32". and Brown Trout up to 23" is considered safe for all except nursing mothers, pregnant women, women who intend to have children, and children age 15 and under. Individuals should not consume carp, catfish, or Lake Trout, Brown Trout. or Chinook which fall outside of the acceptable size for limited consumption. To address the PCB problem, the MNSMP has devised a Remedial Action Plan with the goal ofreducing human exposure to acceptable levels (1: 100,000) and thus reducing fish tissue concentration to a maximum .05 mg/kg and reducing water column levels to .02 ng/1. Actions taken to address the problem include: strict controls on direct discharges of PCB's; a feasibility study of remedial alternatives; funding through State Act 307 to take remedial action at three sites; and legal action and negotiations with private parties at two other sites (see MNSMP, November 7, 1988, p. 328). Efforts initiated in the '70's to identify and require extensive treatment of pollutants prior to their dumping into the River will continue to slowly improve the quality of the water. As the nutrients like phosphorus and nitrogen are removed from wastewater entering the River, less new plant life will be stimulated and more oxygen will be available for fish. One of these efforts is the Michigan Water Resources Commission Act, which requires all discharges into the water to have discharge permits. In addition, the Federal Water Pollution Control Act established the National Pollutant Discharge Elimination System (NPDES) permit program. Under these laws, any public or private facility which will emit any point-source discharge into the water must first receive a NPDES discharge permit. The permit program sets forth limitations and monitoring requirements to protect water quality and meet treatment standards, and establishes strong enforcement actions for violations. The Surface Water Quality Division, MDNR, administers NPDES permits. NPDES permits issued in the tri-community area are shown on Table 8.3. However, sedimentation and nonpoint sources of pollution will remain a problem. In contrast to pipes that discharge directly into a waterbody, nonpoint sources of pollution include those pollutants that do not originate from a single point- such as fertilizer and pesticide runoff from farmers fields and petroleum based pollutants that wash off parking lots and roadways. The most obvious pollutants are the physical litter and debris that are carelessly dumped into the River or Lake and which typically wash up along the shore. Michigan's 1988 Nonpoint Pollution Assessment Report concluded that 99% of Michigan's watersheds have at least one waterbody with a non-point source pollution problem. In-place contamination and atmospheric deposition were listed as the primary non-point sources of pollution for the Kalamazoo River. Stronger efforts to improve water quality will have a positive affect on tourism, recreation, and future growth and development of the tricommunity area. All sources of pollution affect water quality, and hence the utility of the water resource. While the tri-community area must rely on outside agencies to enforce pollution control laws upstream, some efforts can be undertaken by Saugatuck, Douglas and Saugatuck Township to improve water quality City of Saugatuck Comprehensive Plan �8-3 TABLE8.3 NPDES PERMITS ISSUED IN THE TRI-COMMUNITY AREA PERMIT RECIPIENT ADDRESS DISCHARGE Culligan processed wastewater treated municipal waste 900,000 gal/ day purged groundwater, purgable halocarbons 12,000 gal/day non-contact cooling water & cooling tower blowdown Kal. Lake Water & Sewer Authority Kalamazoo Lake Groundwater 201 Culver St. , Saugatuck 340 Culver St., Saugatuck 6449 Old Allegan Rd., Saugatuck Purge 1\vp. Rich Products 350 Culver St., Saugatuck WCATION Kalamazoo Lake via storm sewers Kalamazoo River outfall 001 Kalamazoo River outfall 001 Kalamazoo River via storm sewer EXPIRATION DAIB 1991 1990 1993 1990 Source: MDNR Surface Water Quality Division TABLE8.4 LAKE MICHIGAN LAKE LEVELS YEAR WWESTEL FEETAS.L. MONTI-I HIGHEST EL MONTI-I FEET A.S.L. 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 578.00 578.12 578.31 578.92 578.51 578.17 578.85 579.02 579.57 580.36 578.96 578. 10 February March February December February March February February February February December December 578.57 579.01 580.02 579.77 579.43 579.02 580.08 580.23 580.84 581.62 580.65 579.04 July October April July July April July July June October January May DIFFERENCE DIFFERENCE IN FEET IN INCHES .57 .89 1.75 .85 .92 .85 1.25 1.21 1.27 1.26 1.69 .94 6.84 10.68 20.52 10.20 11.04 10.20 15.00 14.52 15.24 15.12 20.28 11.28 Source: The Michi&an Riparian, May 1989 and prevent further pollution within the tricommunity area. These will be discussed further later in this Chapter. LAKE LEVELS The natural level of the Great Lakes goes through periodic changes that are based predominantly on rainfall and evaporation within the entire Great Lakes Basin. Since a century peak in 1986, Lake Michigan has steadily fallen to its current level of around 578 feet (see Table 8.4). The Kalamazoo River, Kalamazoo Lake and Lake Michigan are interconnected. Thus, water levels on the River and Lake Kalamazoo are largely dependent on Lake Michigan water levels. Consequently, land uses adjoining the waterfront should be based on the vagaries of fluctuating Lake Michigan water levels. This has not always been done as was evident by extensive shore erosion and flooding during the last high water period. When water levels are high "no-wake" zones, which are always in effect from the channel to Mason Street in Saugatuck, are extended City of Saugatuck Comprehensive Plan �8-6 to cover all of the Kalamazoo Lake shoreline and parts of the River east of Blue Star Highway (see Map 8.2). When a "no-wake" speed is in effect. then all motor boats and vessels must limit speed to a slow no-wake speed when within 100 feet of: •rafts.except for ski jumps and ski landing floats; • docks; • launching ramps; • swimmers; • anchored. moored or drifting boats; and • designated no-wake zones. This means a speed slow enough that the wake or wash of the boat creates a minimum disturbance. Owners and operators are responsible for damage caused by wakes. HARBOR Map 8.3 is the existing harbor map (June 1987) distributed by the National Oceanic and Atmospheric Administration. It depicts water depth for the shoreline along Lake Michigan. and the River through Kalamazoo Lake. Channel depth is maintained by periodic dredging to a depth of 13 feet to Main Street in Saugatuck. (Dredging at the mouth of the channel is to begin in July 1990 and be completed in the Fall of 1990.) The depth then drops to 20-27 feet for the next 500 feet. Between that point and Tower Marine, the water depth is about 7 feet. Most of the rest of Lake Kalamazoo varies between 1 and 4 feet in depth with not more than 2 feet being the most common. The Douglas shoreline. east of Blue Star Highway is only 1-2 feet in depth except for a small area running NW-SE from the center of the bridge and connecting to the Point Pleasant Yacht Club. This natural harbor is the principal attraction for nautical tourists which flock to the area during summer months when the marinas are used to capacity. Hundreds rent dockage by the season. Many live on their boats for weeks on end. The demand for dockage appears to be greater than the supply. despite the huge number of slips available (see Map 8.4). In 1976 there were 8 marinas with approximately 800 slips. In 1989, there are 26 legally operating marinas with 966 slips. There are about half dozen marinas without current permits and these contain over 30 more slips. There are also a number of slips maintained by private residences for their own personal use. Marina permits are required for any commercial activity, so as few as two slips could require a marina permit if they are rented. Permits are issued for a three year period by the DNR On peak summer weekends the number of boats on the lake could be twice to thrice the normal level. This presents one of the most serious problems jointly facing the tri-community area- how to deal with surface water use conflicts. The Lake has a total surface water area of 184 acres. Acreage available for recreational boating is dramatically reduced by the dockage which extends into the Lake hundreds of feet and by the shallow water at the edge to about 133 acres. Yet. on summer weekends the River is a constant highway of boats moving in and out of the Lake. Recreational sailing. fishing, swimming. sailboarding and water skiing are limited by all of the motorboat traffic. However, durtng the week, other water surface actMties can go on without much interference. MARINE SAFETY The Allegan County Sheriffs Department. Marine Safety DMsion, maintains strict control of the waterways. The Department has 8 marine officers. Normally. two officers patrol by boat. but three to four officers patrol during holidays and special events. Officers patrol in a 2 7 foot Boston Whaler with two 150 horsepower outboard motors. This boat is equipped for Lake Michigan rescue, and has a noise meter which monitors the 86 decibel noise limit. From Memorial Day to Labor Day officers put in 635 hours of patrol duty on Kalamazoo River and Kalamazoo Lake. One hundred and ten hours were spent patrolling Lake Michigan. Most patrols occur between Friday and Sunday. and about half of the Department's budget goes to patrolling the Saugatuck area. In the summer of 1989, 189 tickets were issued on Kalamazoo River and Kalamazoo Lake. 11 were issued on Lake Michigan. 276 warnings were issued, 10 complaints were received, and 6 boating accidents occurred. The Department also conducted 378 safety inspections. The most common violations are inadequate life preservers on board and lack of current registration. The Department notes that slow/no wake, and hazardous violations were down in the summer of 1989. The most common surface water use conflicts identified by the Sheriffs Department include sailboat and motorboat conflicts and complaints over the noise and attitude ofjet City of Saugatuck Comprehensive Plan 0I" �8-7 skiers. Conflicts between sailboats and motorboats are most common on Saturday. EXISTING LAND USE Existing land use ts described in detail in Chapter 5. All land uses along the waterfront are oriented to the water. The bulk of the waterfront in the Township from the channel to the City is developed as single family residential. The City and Village waterfronts are predominantly residential and marina. The balance of the waterfront. which lies in the Township, is in a natural state with some areas of residential development (such as along Silver Lake). Many commercial establishments (mostly motels and restaurants) are also located here. Except for the Broward Boat Company near the channel, there are no industrial activities along the waterfront. A number of small parks are located along the waterfront. but there are few public access sites and, except for Shultz Park. these proVide little space for transient parking. CONFLICTS/PROBLEMS At an interjurtsdictional meeting on water front issues on November 1986, five key issues were identified: • high water and its impacts • development and acquisition of public lands along the waterfront; • limiting the intensity of shoreline development; • preservtng the scenic character of the shoreline enVironrnent retaining Visual access to. of the • surface water use conflicts. Each of these remain important issues as shown in the 1988 Public Opinion Survey. FIGURE 8.1 LINKAGE PLAN J-t R-2 R-1 R·2 ~(commercial) ~wetland · AG. 10 I Source: Conaerve Oakland County•• Natural Reaourcea: A Manual for Planntni &: Implementation, Department of Public Works, Oakland County, MI. September 1980. City of Saugatuck Comprehensive Plan �8-8 High Water When Great Lakes water levels are high, erosion along the Lake Michigan shoreline increases. The impacts of erosion are clear along Lakeshore Drive, where part of the road has been washed away. Many high value homes will be threatened by additional erosion in this area. Erosion along the River and Lake Kalamazoo also increases with higher Lake Michigan water levels. Many bulkheads and similar shore protection devices were installed to minimize the effects of the most recent high water level. Raising some of the land and structures would be necessaxy if lake levels remained high for lengthy periods. On the positive side, the south shore of Lake Kalamazoo becomes more attractive to marina development when water levels are high since it is very shallow in this area. Likewise, when water levels are below average, some existing dockage is unusable. Fluctuating lake levels are part of a natural system. The costs and implications of trying to artificially manage the entire Great Lakes Basin to maintain even Lake levels is not known. but waterfront land use decisions in the tri-community area should be made based on the assumption that Lake Michigan water levels cannot be artificially maintained. Acquisition and Development of Public Lands Along the Waterfront Two types of public lands are needed along the waterfront. One is parkland/ open space and the other is a public marina. Existing open space along the waterfront should be preserved (see Map 8.5). Several street ends provide needed relief from structures along the shoreline. These public open spaces are generally well managed, and efforts should be initiated to ensure that they are not lost. Existing parks along the shoreline should also be linked together. and with other inland parks, by pedestrian and bicycle paths whenever the opportunity arises (see Figure 8.1). The lack of parkland along the Lake Michigan shoreline is most acute for Township residents. and somewhat less severe for Village residents. Outside of purchasing and developing new land for parks, the tri-cornmunities should consider establishing a separate park and recreation authority responsible for maintaining all parks presently owned by the three communities. The benefit would be providing access to Oval Beach by Village and Township residents and spreading the fiscal responsibility for main- tenance across more taxpayers. This would also make it more feasible to acquire additional park space as needed. Because residents of three jurisdictions would benefit, grant requests would probably be more favorably reviewed. Public marina space is also needed as there are only three public access sites along Lake Kalamazoo and the River presently. and two are too far inland for most daily boaters. The third is a street end in Saugatuck and has no adjacent parking. Private marinas provide transient berthing opportunities, but there is considerable demand for more. By having a facility to attract more transient boaters, the three communities would be gaining additional tourist income. The three most logical places for such a facility are: 1) immediately adjacent to the Blue Star Highway bridge in Douglas and extending to the existing launch facility adjacent to the Kewatin: 2) converting the Center Street maintenance facility in Douglas to a public marina; 3) at some distant time (or if the opportunity arose) by replacing the Rich Products office building in Saugatuck with a public·marina and accompanying parking. Alternatively. if adjacent parking could be secured, the street end next to Gleason's in Saugatuck could be a good public access point. While the public opinion survey did not reflect overwhelming support for a public marina, there appears to be demand for such a facility from persons outside the tri-community area. Its long term economic benefits may well justify its cost. especially if state or federal funds could be secured to help pay for it. Limiting the Intensity of Development The primaxy future development of waterfront lands in the City will be redevelopment of existing parcels. In the Village it will focus on further development along the South Shore of Lake Kalamazoo. In both areas it will be critical that new development is neither so dense, nor so high as to block existing public views of the waterfront or further "wall" the Lake with structures. Recommendations to prevent this are included in Chapter 10. It will be critical that all three communities agree to a common approach to waterfront development, embody that in land use plans. and then implement those plans. To some extent. uniform densities. setbacks. and height regulations will be valuable, especially around Lake Kalamazoo. Additional development around Silver Lake needs to remain at a very low density in keeping City of Saugatuck Comprehensive Plan �8-9 with the septic limitations of the land and the limited recreational value of this shallow waterbody. The eastern end of the Kalamazoo River should likewise receive little new development in keeping with its Natural River designation. Retaining Visual Access, Aesthetics and the Character of the Area As has been emphasized throughout this Plan, the natural beauty of the waterfront has much to do with the attraction of the tri-community area. Local development regulations should be reviewed and revised if necessary, to insure that new development complements, rather than detracts from this natural beauty. Old vessels should not be permitted to lie beached along the shoreline, because this also detracts from the beauty and character of the waterfront. Several vistas have public values that deserve protection. These include the entry into and exit from Lake Michigan on the Kalamazoo River, the view from Mount Baldhead, the view of Kalamazoo Lake from both ends, and approaches to the Kalamazoo River Bridge. The public opinion survey strongly supports the provision of additional open space along Lake Kalamazoo and the Kalamazoo River and demonstrates that the prtmary use of the area's water bodies is viewing. Yet, recent development pressures have led to overbuilding of condominiums along the waterfront, shutting off all public viewing of the lake from existing rights-of-way. Any future development along the channel should be set back sufficiently to maintain the broad open views that are presented to boat travelers entering or leaving the Kalamazoo River. The view from the top of Mount Baldhead should be improved by careful selective pruning of dead or dying trees blocking good views of Saugatuck and Lake Kalamazoo. The curve going northbound on Blue Star Highway in Douglas just before crossing the bridge is the only good panorama of Kalamazoo Lake. A public turnoff, the acquisition of a scenic easement, or the concentration of new development on the western portion of those undeveloped lands should be initiated to protect that important view. In addition, the land adjacent to the west side of the bridge in Douglas should be selectively pruned to improve the view to travelers crossing the bridge (northbound) until a public marina could be established there. Surface Water Use Coriflicts Resolution of surface water use conflicts will require more planning and a uniform approach to regulation. Most important is establishing the carrying capacity of Lake Kalamazoo and the River to the channel mouth. Carrying capacity refers to the physical capacity and intrinsic suitability of lands (and water) to absorb and support various types of development (or use). Such an analysis is typically performed by an inventory of existing surface water use during weekdays and peak weekends. Data is then examined in terms of the size of the waterbody and its capacity to assimilate various mixes of use. Such an analysis would probably reveal some, but not much excess capacity for new boat slips, because any number of boaters can access Kalamazoo Lake from Lake Michigan. Without an analysis of carrying capacity, the amount of new boat slip development and related surface water use conflicts are difficult to evaluate. Some time or surface zoning could be established in conjunction with the DNR if desired. For example, water skiing, jet skiing, fishing, sailing, etc, could be limited to particular parts of Lake Kalamazoo or Silver Lake or to particular times of the day. Another option could be a harbor patrol paid for by all three governmental units. More information is necessary to establish the need for regulation. If surface water use is regulated, each unit of government would need to agree to a common regulatory approach. Surface water use conflicts will grow more acute on Lake Kalamazoo if existing dockage is extended much further into the Lake. Such extensions should not be permitted as the surface area available for various recreational uses will be too drastically reduced. Existing no-wake zones should also be more rigorously enforced. RECOMMENDATIONS TO GUIDE FUrURE USE In seeking to balance economic development with environmental protection, the concept of carrying capacity should be a major consideration. If the carrying capacity of land or water is exceeded, then actMties cannot be undertaken without unacceptable impacts on users, the environment, or both. Impacts can include increased trip times, decreased safety. pollution, loss of open space, and many other considerations. The key is prevention of overuse by limiting intensity of use on adjoining lands and regulating surface water use. City of Saugatuck Comprehensive Plan �8-10 Environmental protection must be a leading principle in making future land use decisions along the waterfront. Environmentally sensitive areas such as sand dunes, wetlands, high risk erosion areas, floodplains, and key woodlands should be protected from unnecessary destruction. Development should complement rather than destroy these areas and their values. By doing so the environmental quality of the air and water will be improved, wildlife habitat will be preserved, scenic values will be protected, and the character of the area will be maintained. Some new intensive shoreline development will be desirable and necessary, but the balance should not be disproportionately on the side of new tax base as it has been for the past decade. Opportunities to enhance the waterfront should be seized. Parks and open spaces should eventually be linked with other public places. Additional access to the waterfront should be acquired when available, and existing access via street ends and parks should not be lost through neglect or inaction. A new public marina should be constructed if resources are available and the cost could be spread among local citizens and other users (such as through grants or user fees). Visual access from public thoroughfares and walkways should be maintained in all new waterfront development. Protection mechanisms, like the Natural River designation, should be recognized for the ancillary benefits they bring to the community. A local "Friends of the Riverff organization could be instituted to annually adopt and clean up the shoreline to remove floating debris, other waste, and downed timber that become lodged there. A special effort to maintain the character of Lakeshore Drive along the Lake Michigan shoreline should also be initiated. A comprehensive stormwater management plan and wetlands protection plan should be instituted as part of a broad water quality protection program that is based on the small watersheds that feed the Kalamawo River Basin. The Soil Conservation Service should be asked to assist in preparing nonpoint pollution guidelines to help guide farmers in land management practices that help keep the River clean. spectjurisdiction boundaries. Their future quality and desirability depends on all governmental units through which they flow playing an active and supportive role in protecting and improving water quality. To advance this goal, the jointly appointed waterfront committee should be reinstituted or its responsibilities shifted to the Joint Planning Committee which helped fashion this Plan. NEED FOR INTERGOVERNMENTAL COOPERATION Each of these recommendations requires a strong degree of intergovernmental cooperation. Watercourses. like the environment, do not re- City of Saugatuck Comprehensive Plan �N A Saugatuck MAPS.1 WATERSHEDS ·1.•j [#, Kalamazoo River Basin Boundary [2] Creeks & Drains Small Watershed Areas: 1) Douglas 2) Tannery Creek 3) Peach Orchard Creek 4) Kalamazoo/Morrison Bayou 5) Ash Drain 6) Silver Lake Creek 7) Goshorn Creek 8) "Cemetery" Creek 9) River Bluff-Indian Creek 10)Saugatuck August 1989 DATA SOURCE :Allegan County Drain Commission Planning & Zoning Center Inc, Lansing, Ml �r- / N A 7 MAPS.2 NO-WAKE ■ Saugatuck No-Wake Area E'.~m Additional No-wake Area During Periods Of High Water August 1989 DATA SOURCE: Tri-Community Waterfront Comminee Planning & Zoning Center Inc, Lansing, Ml �31 >O 32 JI JI 33 2, ,. 34 37 JO 2• 2, 37 ,. 30 ,. 2' ,. 23 ,. 33 ~ . 2• 27 ~ 31 26 ,. 22 • 27 20 --~:...,...~~ ; ,.'.:.:., -#~ 2 - , -,·-·: -· ~--Oo :-::::.-~✓,,,.. 2 ·i~~~ ~~~~--= MICHIGAN Sol• 11 IS.000 IOUNDINOS IN P"Eff FHT ,oi .... f MAP 8.3 SAUGATUCK HARBOR �MAP8.4 MARINAS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21 . 22. 23. 24. Saugatuck Ship & Shore Motel/Boatel (0) East Shore Harbor Club (64) Pointe Pleasant Yacht Club (14) Sergeant Marina (63) Tower Marina (322) Skippers Cove (12) Water Side Condo (12) Naughtins Marina (37) Saugatuck Yacht Club (16) Deep Harbor Deve, Inc. (46) South Side Marina (24) Casa Loma (11) Gleasons Marina (9) Saugatuck Yacht Co. (81) Walkers Landing (22) Windjammer Condo Association (12) Schippas Marina (10) Singapore Yacht Club (50) West Shore Marine Inc. (57) Bridges Of Saugatuck (8) Coral Gables (50)) v & L Properties (10) Back Bay Marina (12) Southside Marina (24) Total Number Of Permitted Marina Boat Slips lnArea.........966 August 1989 DATA SOURCE:DNR Planning & Zoning Center, Inc, Lansing, Ml ��N A MAP 8.5 STREET ENDS/ PARKS G Street/Road Ends 0 Saugatuck Parks ~ Pub_lic Access 1) Oval Beach 2) Mount Baldhead 3) Chain Link Ferry 4) Douglas Beach August 1Q89 Planning & Zoning Center Inc, Lansing , Ml �N A See Preceding Map For Information Regarding This Area MAPS.SA STREET ENDS/PARKS ~ Street/Road Ends @] Public Access August 1989 0 Saugatuck Parks . 1) Shultz Park 2) River Bluff Park 3) Sundown Park Planning & Zoning Center Inc, Lansing, Ml �9-1 Chapter9 GROWTH AND DEVELOPMENT TRENDS G rowth and development trends reflect past settlement patterns in a community and provide a basis for estimating future development patterns. Growth rates are one aspect of change. These show which areas are growing at a faster rate. Residential construction permits show where most of this residential development is taking place and provide insight into residential preferences. Population trends may be used to project future population, which is used to estimate future land use needs and settlement patterns in a community. And finally, a "build out" scenario may be created based upon the vacant or buildable sites in an area to get an idea what the area might look like if it were developed according to current zoning and use requirements. A more complete discussion of these issues is included below. GROWfH RATES The City went from a 19% growth rate in the 60's to only 6% in the 70's. The City's slowing growth rate is due in part to a shrinking supply of vacant or developable land and in part to a higher proportion of seasonal residents and elderly in small households. In terms of actual numbers, the areawide population nearly doubled between 1950 and 1980, when it reached a total of 3,780 people. The Township gained over half of these new residents. About 28% of the 1980 population resided in the City of Saugatuck. TABLE 9.1 RATE OF POPULATION CHANGE COMMUNTIY Saugatuck Saugatuck 1\vp. Douglas AREAWIDE 1950-60 200/o 34% 35% 29% 1960-70 100/4 11% 35% 16% 1970-80 6% 400/o 17% 22% RESIDENTIAL CONSTRUCTION Building permit data reveal development trends in Saugatuck since 1980. Most of Saugatuck's growth has taken place along the lakeshore in the form of multiple family condominiums (see Map 9.1). The City has seen the development of eight condominium projects containing 127 individual units since 1980, and only 10 single family homes in this period. Aside from new construction, the number of additions. extensions. and other improvements was high. MIGRATION Migration is a strong component of population growth throughout the County. Allegan County experienced net in-migration of 3 .03% between 1983 and 1987-the eighteenth highest rate of in-migration in the state. Many of these immigrants are retirees. Figure 9.1 reveals migration patterns of senior citizens in the region over the past three decades. It reveals an explosion of retiree migration into Allegan County since 1970. Between 1980 and 1985, the rate ofretiree migration into the County continued to climb, reaching 2.17 compared to -0.26 for the state as a whole. POPULATION PROJECTIONS Future population for the City of Saugatuck was projected based on the 1970 to 1980 population trend, rather than long term trends, due to recent changes in the rate of population growth described above. A composite straightline trend can be projected by applying logarithms to determine the ratio of change based on the 1970 to 1980 trend. Table 9.2 illustrates these results. Thus if current trends continue, the area can expect about 1800 more people in 2010 than in 1980. Only 15% of this growth is expected to occur in the City. Sixty-four percent is projected to take place in the Township, and 21 % in the Village. Due to its greater availability ofland, the Village will eventually overtake the City in terms City of Saugatuck Comprehensive Plan �9-2 FIGURE9.l KENT TTAWAI -767 54 501 1412 RETIREE MIGRATION TRENDS • SOUTHWESTERN MICHIGAN 0 I I I -1148 . -713 I I +· ·44 - s . 578 FIGURE9.2 POPULATION TREND SAUGATUCK TWP. 3.0 p U T H 0 L u A! TN D 2.0 -1WP .ONLY = = SAUGATUCK DOUGLAS 1.5 1.0 I s 0 N 0.5 0.0 1950 1960 1970 1980 1990 2000 2010 YEAR of overall population growth, as seen in Figure 9 .2. PROJECTED LAND USE NEEDS: 2010 To determine the impact of this population growth on residential land use, future population is translated into new households. This is done by applying the average household size for each community to the projected population in 2010 and then subtracting 1980 households. The result is an estimated 139 new households -r, -13 284 1039 J.- .-- 390 2.5 I -5 121 VAN BUREN 1'1CALAMAZOO ,• ~ p · l EATON , -158 - _142 I 1040 · ___ 132 ..,!_. · 804 _____ .J._ ~ 0 150 AutciAN •l • i.Aiiv -173 12 Net Migration of The Population 65+ 1950-60 1960-70 1970-80 -247 -457 ! CAis · I 130 ss 1 109 , -447 -1651 • 1 , -1729 ,n. I I , • I CALHOUN -1196 -1131 -592 ! JWPH.., IR~~c;H 36 -33 580 • I -149 -12s -181 in the City by 2010. These results are shown in Table 9.3. Future demand for land by these new households may be estimated by looking at land subd.Msion trends and current settlement patterns or zoned densities. Zoned densities are roughly equivalent to those of the Village. Based on this information, Saugatuck can expect about 40%> of its new households to settle in low density residential areas, 40% in medium density, and 20010 in high density. This translates into the conversion of 24 acres into low density residential use, 14 acres in medium density residential, and about 3 acres would be developed at higher densities as apartments or clustered units. This would leave a maximum of 94 acres of residentially zoned land available for development. Tables 9.4 - 9.6 show this projection of current trends. BUILD OUT SCENARIO The projections shown above are only estimates based on current trends. Yet any number of events could alter these trends. For example, Saugatuck's attraction as a center for tourism could continue to grow, fostering greater in-migration of retirees and others searching for an alternative lifestyle. The City could reach an annexation or other development agreement City of Saugatuck Comprehensive Plan �9-3 with the Township and add to its existing supply of land. The Township could provide sewer and water service and attract a higher proportion of the area's projected households. But based on current trends and land availability, how much more development could the City accommodate? This exercise. called a "build out" scenario, provides an estimate of the buildable capacity of the City under currently zoned densities. Acres were estimated based on vacant or developable land by zoned use and density /minimum lot size. These results are shown for each jurisdiction in Table 9 . 7. Redevelopment potential was considered for under utilized parcels along the waterfront on Lake Street. (Township estimates do not include existing agricultural areas.) This information can be translated into a population estimate by first dividing the developable acres by the minimum lot size in that zoning district to determine the number of households which could occupy the parcel(s) . The new households are then multiplied by the average household size for that community to derive a population estimate. The City has an estimated 135 acres zoned residential available for development. Under current zoning, this translates into about 330 new households, or 600 new residents. Actual future land use projections predict that only about 41 acres of land will be transformed into residential use by the year 2010. Yet development proposals are already underway which could bring the City very close to its current residential build out capacity. No land is available for industrial expansion in the City, and only about 3 acres could be developed for commercial use. POLICY IMPLICATIONS Without an annexation or other development agreement with the Township (i.e. PA 425 agreement, or consolidation int o a single unit of government), the City will soon reach its build out capacity. A policy implication of the shrinking supply of land is the lack of affordable housing. As the land supply shrinks, the price of housing increases. This hurts not only young people who would like to remain in the area, but also elderly residents on low to moderate fixed incomes. The cost of housing in the City has reached a point where many parents can no longer expect that their children could afford to buy a home in the City. In the public opinion survey, City respondents felt that detached single family homes in the $50-70,000 range are most needed now (52 .6%). The second highest need expressed was for low income housing (40.2%). In terms of strategies to achieve affordable housing, 43.6% of City respondents favored low- TABLE9.2 PROJECTED POPULATION 1970-1980 TREND COMMUNTIY Saugatuck Saugatuck Township Dou.l!las AREAWIDE 1970 1,022 1,254 813 3,089 1980 1,079 1,753 948 3,780 1990 1,163 2 ,074 1,061 4,298 2000 1,254 2 ,454 1,187 4 ,895 2010 1,352 2,904 1,328 5,584 TABLE 9.3 PROJECTED NUMBER OF HOUSEHOLDS COMMUNTIY Saugatuck Saugatuck Township Douglas AREAWIDE POP.2010 1,352 2 ,904 1,328 5,584 HH SIZE 2.00 2.69 2 .44 #HHs 676 1,080 544 2,300 City of Saugatuck Comprehensive Plan 1980 HHs 537 633 391 1,561 NEWHHs 139 447 153 739 �9-4 TABLE 9.5 NEW HOUSEHOLDS BY DENSITY TYPE TABLE9.4 PERCENTAGE OF POPULATION BY DENSITY TYPE COMMUNITY LOW Saugatuck Twp. 800/4 400/4 Saugatuck 5% Douglas MEDIUM 100/4 40% 70% HIGH 100/4 20% 25% HOUSEHOLDS MED. HIGH TOTAL LOW COMMUNITY Saugatuck Douglas Saugatuck 1\vp. AREAWIDE 56 8 358 421 56 107 45 207 28 38 45 111 139 153 447 739 Totals are based on unrounded figures. TABLE 9.6 FUTURE RESIDENTIAL LAND NEEDS COMMUNITY Saugatuck Douglas Saugatuck AREAWIDE LOW 24 4 205 234 TABLE 9.7 AVAILABLE ACREAGE BY LAND USE TYPE ACREAGE* MED . HIGH TOTAL 14 26 13 3 4 10 17 53 ACREAGE COMM. IND. COMMUNITY 41 34 228 Saugatuck Douglas 303 TOTAL ACRES Sal..l$!,atudc1\vp. 3 33 155 191 0 49 22 71 RES. 135 197 5 ,950 6,282 *times 1.25 (2<:m allowance for rights-of-way) Totals are based on unrounded figures. TABLE9.8 POPULATION 2010: BUILD OUT SCENARIO UNDER ZONING IN EFFECT COMMUNITY Saugatuck Douglas Saugatuckl\vp. AREAWIDE ADDITIONAL HOUSEHOLDS 330 1,139 16,413 17,882 AVERAGE HHSIZE 2 .00 2 .44 2 .69 ering the minimum square footage requirement of'housing (now 1040) to make housing more affordable, while 35% opposed. The current standard, while slightly higher than that of Douglas or the Township, is still not excessive. In terms of density and minimum lot size, 55% felt that new housing should be at a lower density than along the Lake Kalamazoo waterfront. revealing dissatisfaction with waterfront condominium development. Most (65%) felt that residential density should be the same as that on "the hill", which is about 5 units per acre. Another policy implication is that as available land for commercial use is occupied, pressures increase for conversion of residential areas adjacent to the downtown for commercial use. Residents and officials wish to preserve the mixed use character of the Lake Street and ADDITIONAL POPUI.ATION PRESENT POPUI.ATION 660 2 ,779 44,151 47,590 1,079 948 1,753 3,780 TOTAL POPUI.ATION 1,739 3,727 45.904 51,370 Water Street districts. while preventing further conversion of the historic homes to the northeast of Water Street, and protecting the residential integrity of "the hill". In the Public Opinion Survey, most City respondents agreed, saying that new commercial development was needed (59.1 %), but should take place in small shopping centers along Blue Star Highway and at the freeway interchanges, rather than in downtown Saugatuck or downtown Douglas. The high seasonal and weekend population has also created pressures for the downtown. Parking appears to be the number one problem. although 72% of survey respondents felt it is only a problem during the summer months. City officials are currently exploring alternative solutions to the problem. Most City respondents felt that demolishing the old public works building City of Saugatuck Comprehensive Plan �9-5 for parking was the most acceptable solution, but this building has been sold to private developers. The greatest problem caused by the lack of room for industrial expansion is the lack of corresponding job opportunities. The domination of the commercial/retail sector in Saugatuck has created a large number of low paying service jobs, especially in the summer, but few high paying jobs with the potential for year round employment. This problem requires a regional solution. Industrial expansion must either occur in the Village or Township. One strategy is to pursue a joint agreement with the Village and/ or Township to pool resources and develop an industrial park-a costly endeavor for either the Village or City to undertake alone. Land scarcity also has environmental and aesthetic consequences. If development were to proceed under the build out scenario, then the northeast and west side of the City will gradually develop into low and medium density residential. If not properly managed, this could destroy the wooded area abutting Kalamazoo Lake and the dunes. High density development could also take place along Kalamazoo Lake in the southern portion of the Lake Street mixed-use district. These projected development trends are problematic in light of the 1988 Public Opinion Smvey which revealed that the vast majority of respondents have the following preferences: • maintain the scenic, small town/rural character of the area; • preserve open space along the waterfront: • protect the environment by prohibiting development of dunes and wetlands. • prevent the development of more waterfront condominiums (900,'6 of City respondents). These results suggest the need to explore alternatives for preserving the City's wooded areas, wetlands, and lakefront open space (or views) while allowing for environmentally-sensitive development in or adjacent to these areas. They also reveal the need to explore solutions to the lack of affordable housing for area residents. The City's land scarcity will make provision of affordable housing in the City very difficult, therefore the City's alternatives could include consideration of a joint agreement with the Village and/ or Township for a mutually beneficial area housing project. A similar strategy would expedite development of an industrial park to attract, and better manage, industrial growth in the area. Commercial growth to serve the needs of area residents, will probably take care of itself. Policies to achieve the public's development objectives are included in Chapter 1. and the Future Land Use Plan in Chapter 10. Regulatory tools, such as wning, subdivision regulations, and site plan review must be amended to insure consistency with this plan and the comprehensive plan of each jurisdiction. City of Saugatuck Comprehensive Plan �10-1 Chapter 10 FUTURE LAND USE F uture land use arrangements are difficult to predict accurately and guide precisely to achieve the desired result reflected in the goals, objectives, and policies in Chapter 1. Yet, they are critically important to the future quality of life in the City of Saugatuck. Therefore, something more than goals and policies is needed. A generalized depiction of future land use arrangements represents one consistent implementation of adopted land use goals. objectives, and policies. This is typically embodied in a future land use map and plan. The future land use map accompanying this chapter (see Map 10.1) seeks to anticipate community land use needs for 20-30 years. These future land use arrangements have been formulated based on information in the preceding chapters. These arrangements are based on analysis of existing land use, impacts of area trends. projected future land use needs if current trends continue. and a strong emphasis on the relationship of land use activities to the natural resource base. All proposals are intended to be consistent with the goals, obj ectives, and policies presented in Chapter 1 (which were created with substantial public input). Many factors could intexvene that would require either a substantial reevaluation of certain arrangements. or the entire plan. For example, if a large mixed use development (e.g. 1000 single family units plus some commercial) were built or if a large single employer would enter the scene (e.g. an auto manufacturing facility) then land use arrangements in this plan must be reexamined. A few key planning and design principles were used to evaluate alternative land use arrangements. With slightly different trends and projections. application of the same principles could lead to different conclusions and different land use arrangements. However. these differences would be related to the amount of particular land uses more than their location or relative relationships to adjoining uses. Likewise, there are many areas in which alternative land use arrangements would be satisfactory providing they remained in keeping with these basic planning principles. Consequently, it is crucial that this plan be regularly reviewed and updated at least once each five years to insure its continued relevance in planning for future land use needs. PLANNING AND DESIGN PRINCIPLES Future land use arrangements were determined based on compatibility with surrounding land uses, natural capacity of the land for particular uses, and necessary infrastructure improvements. The following planning and design principles are the technical foundation (or rationale) in support of the proposed land use arrangements graphically depicted on Map 10.1. Map 10.1 depicts generalized land use. which is partially reflected through mapping of zoning districts. The planning principles listed above are implemented primarily through zoning regulations and applied during the site plan review process. These principles are consistent with the goals. objectives, and policies in Chapter 1 and should remain the basis for reviewing any subsequent changes to the proposed Future Land Use Map. These planning principles are: • Protection of Public Health and Safety • Consexvation of Natural Resources • Environmental Protection • Minimizing Public Service Costs • Efficiency and Convenience in Meeting Land Use Needs • Insuring Compatibility Between Land Uses (Nuisance Prevention) Often a land use decision based on one principle also advances another. For example, prevention of filling or construction on floodplains protects public health and safety. conserves natural resources, protects the environment, and minimizes public service costs (especially for relief efforts). It may also create a valuable buffer or open space between uses and hence help insure compatibility. Protection of Public Health and Sqfety Key situations in which this principle is applied include: • avoiding construction in areas which present natural hazards. In the City these in- City of Saugatuck Comprehensive Plan ~ ~ �10-2 elude areas too close to the Lake Michigan shoreline at high risk from erosion from coastal wave action: floodplains: saturated soils and wetlands: soils not well suited for support of foundations or safe disposal of septic wastes: and steep slopes. • avoiding construction in areas with soils contaminated by hazardous and/ or toxic waste. Conservation of Natural Resources Failure to consciously protect nonrenewable natural resources exposes a community to unbridled destruction of those resources which are the foundation for an area's character and quality of life. Conservation of natural resources usually focuses on: land, water, minerals, certain soils (such as prime farmland). wetlands, sand dunes, areas supporting an abundance and diversity of wildlife, and unique forested lands. Areas where the land and the water meet are the most important. Indiscriminate land subdivision frequently reduces the size or alters the shape of land, thereby compromising the resource value and production potential of those lands. These changes also reflect lost opportunities- usually higher public service costs and gradual degradation of an area's tourism potential. Environmental Protection This principle aims at preventing pollution, impairment, or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and the impact of activities where the water meets the land. Environmental quality is best preserved by planning for appropriate land use activities in and near sensitive environmental areas, and managing development accordingly. This usually means insuring conformance with all applicable federal, state and local environmental regulations. Minimizing Public Service Costs Public service costs may be minimized by encouraging new land uses where existing infrastructure is not used to capacity and where expansion can be most economically supplied. This also results in compact settlement patterns, prevents sprawl, and is usually favored by taxpayers because it results in the lowest public service costs both for construction and maintenance. Efficiency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs, communities must make better use of existing infrastructure and plan for infrastructure expansion in a manner which keeps the costs low and does not create huge areas where infrastructure will not be fully used for many years. It also means locating future land uses so that travel between activity centers is minimized. For example: building schools, neighborhood commercial activities, day care facilities, fire and police protection, etc. near the residential areas they serve. This saves municipal costs on initial road construction and future maintenance, reduces everyone's gasoline expenditures, and conserves fossil fuel supplies for future use. Insuring Compatibility Between Land Uses A central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents future nuisance situations between adjacent land uses, such as loud sounds, ground vibrations, dust, bright lights, restricted air flow, shadows, odors, traffic, and similar impacts. A few obvious examples of incompatible land uses include factories, drive-in establishments, or auto repair facilities adjacent to single family homes. With proper planning, land uses can be tiered to buffer impacts and orderly development can occur. Examples include: commercial service establishments on highway frontage with backlot wholesale, storage, or office uses abutting a residential area: or single family residential uses adjacent to park and recreation areas. COMMUNI1Y CHARACTER When applying the above planning principles to new development proposals, one of the key considerations is compatibility with the character of existing development in an area. To describe the character of Saugatuck, many descriptive words and phrases come to mind, among them: quiet, friendly, clean, small, aesthetically pleasing, bountiful natural assets, and good location. Several Public Opinion Surveys in the past three years have revealed the following four factors as among the most important reasons why people like Saugatuck: friendly people, attractive/beautiful surroundings, low crime rate and small town atmosphere. There is a vexy strong identification on the part of the residents with the character of their City. City of Saugatuck Comprehensive Plan �r- 10-3 Saugatuck can be described as being both a resort residential and year-round residential community which is primarily dependent upon the tourist trade it has built throughout this century. Most residents would like it to remain like a small village. DEVELOPMENT Almost all of the land in private ownership in Saugatuck is developed. The exceptions are some large parcels in the northeast and southwest comers of the City. Of these the land currently used as a church camp adjacent to the publicly owned Mt. Baldhead area poses the most potential concern. This area contains heavily wooded sand dunes which are a major asset to the region and should not be developed. The City should initiate steps to insure that these lands are not subjected to more intensive development. A consexvation easement is a good tool to consider using to accomplish this task. Outright public acquisition, and then leaseback for camp purposes is another. The most likely development proposals the City will face in the next two decades (unless annexation occurs). will be redevelopment of existing properties. This is already occurring on a small scale with individual cottages being replaced with larger, year round homes. It will accelerate (if permitted) into replacement of cottages with large densely packed condominiums along the waterfront as has already occurred on Lake Street. Without proper land development regulation, the character of the community could be significantly changed. Walling off the waterfront will not advance that goal. With regard to new residential development. affordable single-family homes and apartments were the preferred types, with waterfront condos (90% opposition) and mobile homes (71 % opposition) receiving the highest response as not being needed. More industrial development in the area was supported by nearly 36% of those responding but 22.6% strongly disagreed. Yet 42.2% of the respondents favored spending tax dollars to stimulate economic development. The need for more commercial development in small shopping centers was supported by almost half of the respondents. City residents prefer this new development along Blue Star Highway, especially within the Village of Douglas. TOURISM A strong tourist oriented character is something that most Saugatuck residents have come to accept. Yet the increased activity and congestion that go with successful tourism are characteristics which are directly opposed to the existing small town atmosphere. This is one of the reasons why solving a very difficult summertime parking problem has been so vexing for the City. YEAR ROUND EMPLOYMENT/INDUSTRIAL DEVELOPMENT Historically, Saugatuck has had very little industrial development and has been primarily a community with residential and commercial development. This situation has reduced the potential for year round employment and has made the attraction of new families into Saugatuck more difficult. The significance of this trend is that the City could become even more seasonal and retirement oriented than it already is. This in tum would further reduce the capacity of existing commercial businesses to operate year round and further hinder the delivery of certain services such as education. Some new industrial development is both needed and desirable. However, there is no good location for it in the City, and the existing industrial facilities do not represent the best use of their present locations. As a result, the City must a maintain strong effort in conjunction with Douglas and Saugatuck Township to attract new industry into the area, even if it is not located in Saugatuck. BLENDING THE RESORT AREAS WITH THE YEAR ROUND COMMUNI1Y There will probably always be a division within the community between resort and seasonal areas and year-round areas. Recognizing the importance of each and fair representation of both in community decision making will be an ongoing challenge in making future land use and infrastructure decisions. Achieving and maintaining a balance will be the key to long term success. The existing commercial and residential areas are quite well separated and the demarcation lines are fairly clear. It will be important that they remain essentially where they are as far as new commercial activity, or the necessary balance may be lost. City of Saugatuck Comprehensive Plan �10-4 The mapping of future land use ts a logical extension of the goals and policies stated in this Plan. Land use ts the primary purpose for which a parcel of land is occupied. This Plan is designed to promote orderly development and ensure that appropriate areas are available for all classes of land uses anticipated to be needed within the City during the planning period (roughly 20 years) based on existing trends. The future land use plan promotes orderly development in a number of other ways. Home owners can invest in their properties with protection from the intrusion and congestion of undesirable uses in the neighborhood. Overcrowding can be avoided. The City and utility companies can adequately plan for the services needed in (re)developing areas and ensure that adequate land has been reserved within the City for all necessary uses. Each of the major classes offuture land use are described below. Descriptions of planning areas or neighborhoods are also provided to supplement the general land uses depicted on Map 10.1. These specific descriptions correspond to the planning areas depicted on Map 5.3. FUl'URE LAND USE Conservation and Recreation Areas This category embodies environmentally sensitive or "conservation" areas, as they are referred to here, and existing parks and recreational resources in the City which were identified on the existing land use map. Conservation areas include sand dunes, wetlands, floodplains, streams, creeks and drains, the Kalamazoo River, Lake Kalamazoo, and areas at high risk of erosion along Lake Michigan. These areas present severe limitations for development and are proposed for very limited future development in keeping with their fragility and importance in buffering Lake Michigan storms, filtering and storing water during periods of flooding, draining stormwater from land. providing habitat for a wide range of plants and animals, and for their wide ranging open space values. Saugatuck's water resources, sand dunes, and other natural assets make it a desirable place to live. Destroying these resources would destroy the essential qualities which continue to attract residents and tourists to the area. Therefore, future actions and policies to protect the natural environment will be of utmost importance. These lands should be managed to re- main as near to their natural state as possible. Only when other more important public purposes demand ·it, should these lands be altered or converted to permit another use. The City wning ordinance should be amended to include better conservation of these natural resource areas. Mount Baldhead: This large critical dune area with a mixture of open sand and rolling forested dunes should remain in its present state without any substantial alteration. Since most of this area is in public ownership , that ts feasible. However, the church camp property could at any time be sold to the private sector and divided into 2 acre lots and converted to about 50 single family homes under existing zoning regulations. State dune regulations may result in a lower overall density, but residential development of this area ts not appropriate. The City should initiate a conservation easement or. other contractual. deed restriction, or covenant to insure that this land remains substantially in its present open space use. The Mt. Baldhead/Park St. area also contains a large woodlot of upland hardwoods. These trees stabilize the dunes and are a central element of Saugatuck's scenic character. As such, it is essential that they be preserved for future generations. This can be achieved either through a conservation easement-where the land ts acquired by a nonprofit conservancy or public agency- or through a woodlot or tree preservation ordinance. A woodlot ordinance ts recommended as it views the forest as a whole, rather than tree by tree. The woodlot ordinance would include regulatory provisions to maximize preservation of trees while allowing limited residential development (usually through a transfer of development rights and flexible wning approach .) Low Density Residential This area. which encompasses the Park Street planning area, should continue to be used predominantly for low density single family homes. The sand dunes. steepness of the terrain, limited access, heavy woodlands and significant floodplain, argue against any higher density development. Most of this area is an identified "critical dune area" which must meet stringent DNR requirements or. at local option. local wrung regulations which are approved by the DNR Any new development should be clustered at a density not greater than one unit per five acres. Density will vary within this area however, in recognition of a large number of City of Saugatuck Comprehensive Plan �10-IS existing developed lots in the Penyman-Park Street area. However, the new state dune regulations may result in prohibitions against expansions and/ or replacements of existing structures which may become damaged, due to the relatively high density of existing development in this area. Smaller undeveloped lots should be permitted to be used only when combined with existing adjacent lots (if under the same ownership) or via a special review procedure to minimize environmental impacts and impacts on adjoining uses. Existing wning in this area should be reexamined to consider enlarging the minimum lot size requirement for undivided areas and to insure conformance with new state dune regulations. Single family residential development should be encouraged in this district, because it is compatible with existing uses and demand for scenic , waterfront parcels. City Center Residential This dominant residential area in the City is comprised of that area known as "the hill" and most of the Holland Street planning area. These areas have different needs and are addressed in more detail below. The Hlll:This area represents the older more established neighborhood immediately surrounding the City Center. It is on an escarpment east of downtown that rises suddenly, providing scenic relief and a natural barrier. Housing density generally ranges between three and five units per acre. There are not many undeveloped lots in this area, except on land with some soil limitations. Recommendations for this area are as follows: • Maintain an average density of three or four dwelling units per net acre while maintaining a minimum lot size of 8712 square feet. • All new housing development should be required to hook into the City water and sewer system. • All new development should be encouraged to maintain an architectural theme that complements, rather than detracts from existing housing in the area. • No commercial activity should be permitted in this residential neighborhood. Bed and breakfast activity is probably not appropriate in this area. except along Griffith street. Holland Street: The large residential lots fronting on the River and the marina activity are presently compatible due primarily to the large open spaces with mature trees. However, any pressure which may arise to increase the intensity of waterfront activity in this area or the intensity of commercial development should probably be resisted. The marina and associated activities are separately illustrated on Map 10.1 as "harborfront". The riverbank rises sharply and provides a remarkable natural green wall to boats entering from the channel. It also makes riverfront access difficult without complex stairways, elevators, or similar devices which would be difficult to install without negatively impacting on the character of the area. Many lots are irregularly shaped with poor access, narrow width, and would not be suited for more traffic. Nor are they adequately sized to accommodate additional parking. The residential lots on the east side of Holland Street are a more uniform size and shape, and for the most part, contain well maintained older homes. New development should only be residential and should be designed to be compatible with the architectural character of existing homes in the area. Medium Density Residential The medium density category represents the highest density of residential development in the City. It is found in condominium development along Lake Kalamazoo and in one development overlooking the Lake on the hill. Future medium density development should be restricted to these same areas. it should not exceed 8 units per acre. City Center Commercial This is the original commercial area of the City. It has gradually been transformed into a commercial shopping area predominantly oriented to the day tourist. Businesses face a substantial challenge in trying to meet all expenses and generate a profit in just the summer months. This is most evident each spring as several new businesses open shop. Several actions are necessary to encourage the continuation of the kind of commercial mix which is mutually supportive. First, the existing historic character of the City Center should be maintained. The historic preseivation ordinance is designed to do this, but some structures have been modified incon- City of Saugatuck Comprehensive Plan �10-6 sistent with the code (and perhaps prior to the adoption of the code). New regulations may be necessary to insure new structures are architecturally harmonious. Structures that are relatively new but architecturally inconsistent should be modified, as the opportunity presents itself, to improve their harmony with the character of the district. Second, the key to long term success of this area is to maintain the proper balance of tourist, versus general business activity. Third, the public open space in this area needs to be retained and maintained. It is central to the small town character of the City. Fourth, in conjunction with the Water Street area. a better solution to parking problems must be found for the summer months. Professional assistance should be sought. Options should not include the establishment of a multi-level parking structure in the downtown or near the waterfront. Fifth. the City and the business community need to promote a harmonious working relationship that is based on commitment to a long range course of action. A progressive alliance should be encouraged (see Chapter 12). Downtown Saugatuck will continue to serve as the major center for commercial tourist activities in the region. But expansion of commercial uses outside of the downtown area presently zoned for commercial use should be discouraged, and appropriate measures should be adopted to mitigate impacts of the city center on adjoining residential areas. Institutional This category comprises existing institutional uses, including churches, public utilities, government offices, and schools. Public facilities (i.e. schools, utilities, and offices) have the capacity to meet public service needs for the planning period of this plan. Water Street This waterfront planning area identified in Chapter 5 is not shown as a single entity on the future land use map because of the clear distinctions in use that occur there- distinctions which are incorporated into other future land use designations. such as city center commercial, conservation/recreation, and harborfront. Water Street runs along Saugatuck's central eastern shore and presents an interesting mix of public and private open space, residential, commercial, and marine oriented activities. Yet, the area also deserves some attention as a general planning area because of certain trends which could alter its character. The existing trend towards conversion of single family homes in the area to commercial or bed and breakfast use is appropriate, provided the architectural character of the area remains in harmony. Every opportunity to prevent the establishment of new "modem" designs and eliminate existing ones should be seized. Likewise, wherever possible. the original elegance of buildings in this area should be restored. Public access should be preserved where possible. The existing boardwalk is a special asset which should remain open to public access, and as the opportunity presents itself. could be expanded further throughout this area and into the Lake Street area. Change in the use of existing street ends should be carefully scrutinized, and public access insured in any event. Mixed Residential This designation describes the future of much of the Lake Street planning area (to the south) and the Center Transition planning area (which adjoins the downtown commercial area). It is characterized by a mixture of residential and commercial uses. Lake Street: This area has a high potential for negative future change. The market for waterfront condominiums remains fairly strong along the West Michigan shoreline. It is often profitable to purchase waterfront property. remove an existing residence and redevelop as condominiums. Several such conversions have already occurred (at the western end of Lake Street and between Griffith and Butler) to the detriment of public values. In particular, public access to and viewing of the waterfront has been lost, and a canyon has been created by the high structures now lining this part of the shoreline. To prevent further loss of Saugatuck's character, this area must receive more specific zoning treatment than under existing wning regulations-which treat it as a predominantly commercial area. rather than a predominantly residential area. A strong effort should be made to concentrate any new large structures which may be proposed only on the north side of Lake Street. tucked close to the ridgeline so they do not block the view of residents on the hill. If they are put on the south side, they should have large amounts of open space on either side to insure a public view of the Lake. City of Saugatuck Comprehensive Plan �10-7 If more intensive development is desired and can be adequatelymanaged, the City should consider establishing a bulkhead line from Griffith to Blue Star and thereby increase the dockage area. This should be done only if a common walkway were established that is open to public access for the entire length and if such action would not result in overcrowding of Lake Kalamazoo at the time it were implemented. Such a proposal should include a means to deal with increased traffic, parking and boat launching. If this idea were implemented, it may not be desirable to maintain the historic district designation in this area, as many existing structures would likely be removed consideration could be given to identifying this area as Mharborfront" and permitting a mix of marina, commercial, and residential uses. The area east of Blue Star Highway should not be intensively developed due to the extensive wetlands in this floodplain. Center Transition Area: This area north of the City Center presents a real challenge to local land use regulations. There is some pressure to convert these large residential structures into commercial use, but the market isn't sufficient to justify this and it would dramatically alter the area's overall residential character. Therefore, existing municipal policy allowing limited commercial activity as accessory to the primary residential use of the properties on North Butler should continue to be carefully administered. Conversion of entire structures to commercial use should not be permitted. Additional bed and breakfast establishments in this area would be appropriate. The northeast portion of this area has characteristics more in keeping with the residential area on Mthe hill" and should be maintained in concert with the recommendations described for that area. Harbor.front The marina area along Holland Street is the only area categorized as harborfront at the adoption of this plan because of its special orientation to the water. However, further changes along Water and Lake Streets as previously described could also warrant classification of these areas as Mharborfront". Industrial This category applies to the small industrial area in the City, which is currently occupied by Rich Products. Although commercial rather than industrial use is the best use of these properties in the long term, Rich Products is a strong, local company and a major employer, and without a public effort to relocate it in comparable facilities elsewhere, this plan encourages its continuance. The City encourages expansion and continued improvement of the industrial area under development in Douglas- especially an industrial park which could provide jobs and bolster the economy of the entire tri-community area. Industrial parks are an excellent way to manage future industrial growth. Although they have broad, long-term public benefits (including lower service costs, fewer nuisance impacts, better design, and less environmental impact). industrial parks require a large short-term investment in land and public services. Therefore, it is crucial that studies be conducted to insure that the park could be competitive with others in the area. The Michigan Department of Commerce maintains an inventory of industrial parks through the Statewide Site Network. Only certified industrial parks will be included on this list, and thereby be able to effectively compete for new industries. To be certified, industrial parks must be at least 40 acres, a site plan for the park must be approved, soil borings must be conducted, infrastructure must be completed, utilities must be installed 300 feet into the park, and protective covenants must be established. The City supports future efforts to create an industrial park within the trt-community area, provided it targeted nonpolluting, light industrial and office activities that were compatible with the tri-community area. Planned Unit Development (PUD) The PUD designation is recommended for most of the Maple Street planning area. This is the only major area of the City on the east side of the River which is not fully developed. Extensive soil limitations, wetlands, some floodplains, and forested acreage characterize this area. The area's two wells provide the primary source of groundwater for the City (and presently for Douglas as well). The area contains some multifamily development and is well suited for more multifamily development, provided it is carefully sited, or single family development on large lots. The natural characteristics of the land make it especially well suited for planned unit development. Good site design could cluster units, while keeping the overall density equal to or less than the adjoining City Center residential City of Saugatuck Comprehensive Plan �10-8 area. The City should consider requiring that all subdivisions and multi-family development projects be designed as a PUD in this area, provided that existing PUD provisions in the zoning ordinance are revised to remove some problematic provisions. PUD can allow flexibility in site design and housing density, thereby increasing open space, preserving natural features of the site. and enhancing the quality of the development project-to the benefit of both developers and the community. This concept can also encourage innovative design and efficiency in providing public services. Design flexibility under PUD is typically accomplished through density transfers, according to a predetermined regulatory scheme, and comprehensive site plan requirements and design standards. In this way, buildings may be clustered through mixtures of housing types such as detached houses. townhouses, and apartments. This mixture of housing types creates fine housing opportunities for various groups without negatively affecting adjoining land uses. ENTRY POINTS ~ There are three major entry points into the City of Saugatuck. (See Map 10.2). They are: • from Lake Michigan on the Kalamazoo River • from Blue Star Highway at the Kalamazoo River Bridge • from Blue Star Highway onto Washington Road/Holland Street At the present time, the entries from Lake Michigan and over the Kalamazoo River provide an aesthetic and inviting entry into the City. The public opinion surveys reflected citizen concern about the appearance of properties along Blue Star Highway. The old entry sign/intersection at Holland Street/Washington and Blue Star Highway is especially bad. The situation is further harmed by signs along 1-196 which fail to inform southbound travelers at exit # 36 that they can access Saugatuck (only Ganges is mentioned). First impressions are very important in the tourism industry. Attractive entryways help entice tourists into the community and leave a positive impression to encourage future visits. The entry points represent the community and should reflect those qualities which make the area special. Fortunately. these design problems are easily overcome, and with only minimum public investment. A special joint effort to develop alternatives for improving the entry points into all three communities should be initiated. In addition, new land developments in these areas (or changes to existing ones) need to be carefully reviewed to insure that changes enhance (and do not further detract from) the positive image and character that should exist in these areas. CITY-WIDE RECOMMENDATIONS Residential Residential use will continue to be the predominant developed land use 1n the City. The challenge in the next twenty years will be maintaining the older housing stock and ensuring that the growing ranks of part-time residents and absentee owners do not result in housing deterioration. Equally important will be efforts to blend new development with the older character of existing land uses. Within Saugatuck, there will be pressure to remove existing homes along the waterfront and replace them with higher density condominiums. Condominium development that greatly diminishes the public view of the waterfront should not be permitted, especially along Lake Street. Additionally. the height of new construction should not exceed 25-30 feet along the waterfront. It would be better to place taller, higher density development back "into the hill" and leave the shoreline open. Another residential issue relates to affordable housing. The City. like many communities in Michigan, is faced with an affordable housing crisis. lf the Saugatuck School District is to survive with the same breadth of programming and quality it has today. then affordable housing must be available for families. In terms of new construction, affordable housing typically means homes of about 1, 000-1,200 square feet. on smaller than average lots. and priced at not more than $70,000. Some public incentives or write-downs are typically necessary to achieve this. The only housing of this type being built in the area is on large lots in rural parts of the Township. More apartments and temporary housing for summer workers could be provided in selected areas throughout the City. But unlike Douglas and some areas of Saugatuck Township, the City has little acreage well suited for the higher density development typically associated with affordable housing. For this reason, the City supports the construction of affordable housing within Douglas or Saugatuck Township, and may cooperate on such a venture City of Saugatuck Comprehensive Plan �10-9 where feasible and where mutual benefits are clear. Other Recommendations The following recommendations are important to maintaining the character of the City and improving its present function and hence should be implemented as a part of the future land use plan. • The maintenance and replanting program recently prepared for the aging trees throughout the City should be consistently implemented. • Sidewalk repairs, replacement, and installation are badly needed in some blocks. • Curb, gutter and street repair /repaving should be performed on a scheduled periodic basis consistent with an adopted capital improvements plan. New curbs at intersections with sidewalks should all be sloped to accommodate handicapper and bicycle access. • A network of bicycle paths should be encouraged. This network should complete a regional network and inner city streets which connect the routes should be marked, but no additional right-of-way is necessary at these junctures. City of Saugatuck Comprehensive Plan �----------------~- .... ar. MAP 10.1 FUTURE LAND _USE g Low Density Residental ~ City Center Residential ~ Saugatuck Floodplains/Wetlands /1111 fl Institutional ~ Medium Density Residential ■ Mixed Residential ,_, ,. City Center Commercial ~ smf \Conservation/Recreation -✓ m'rn Harborfront mm r~ ~ ~T:l Industrial [E:E:: ••••• I Planned Unit Development 'W'Wlil'W :::: ·:g: N 0 ---- 600 Scale 1" = 600ft August1989 Planning & Zoning Center, Inc, Lansing, Ml 1200 1800ft . ,· . _, �N A ,.._.__ O 600 1200 Scale 1" = 1212 ft MAP 10.2 ENTRY POINTS Saugatuck I•I Entry Points August 1989 DATA SOURCE: City Of Saugatuck 0-dnances Planning & Zoning Center Inc, Lansing, Ml - �11-1 Chapter 11 INTERGOVERNMENTAL COOPERATION B y itself this plan has no legal regulatory force but rather, serves as a foundation upon which regulatory measures are based. The two primary land use regulatory documents which are also the principal means of implementation of this plan, are the zoning ordinance and subdivision control regulations. These regulatory instruments are described in the next chapter. However, effective integration of this Plan will also require · an ongoing commitment to intergovernmental cooperation with Douglas and Saugatuck Township. In particular, the Joint Plan prepared concurrently with this one should be implemented as steadfastly and also kept current with comprehensive reviews at least once each five years. It will also be very important to make every effort to keep Douglas and Saugatuck Township officials informed of proposed changes to this Plan or any of its regulatory instruments (such as zoning) and to encourage their input prior to such a change being made. Likewise, those jurisdictions should be encouraged to reciprocate with proposals and an opportunity for review by the City of Saugatuck prior to action on any change which may impact on the City. A copy of this Plan and any amendments to it will be filed with the clerk of each of these jurisdictions, as well as with the County Clerk, the County Planning Commission, the County Economic Growth Alliance, the West Michigan Regional Planning Commission, and Department of Natural Resources. Ongoing efforts to consolidate additional public services such as police and possibly public works should be continued where mutually beneficial. Kalamazoo Lake Sewer & Water Authority has functioned well and should continue to strengthen its efforts. City of Saugatuck Comprehensive Plan - ~ --- -- - - - - - - - �12-1 Chapter 12 STRATEGIES FOR IMPLEMENTATION PRJMARY IMPLEMENTATION TOOLS Relationship to Zoning The City of Saugatuck has a zoning ordinance adopted pursuant to the City-Village Zoning Act, PA 207 of 1921. The intent of that ordinance is to regulate the use of land to provide for orderly growth and development and allow the integration of land uses without creating nuisances. The zoning ordinance defines land use districts and regulates height, bulk, use, area oflot to be covered, and open space to be preserved within each district. Because the Zoning Enabling Act requires the zoning ordinance be based upon a Plan and this Plan, prepared by the Planning Commission, has been prepared to guide future land use decisions, the zoning ordinance should be revised to reflect this Plan's new goals, policies, and future land use proposals. However, the zoning district map and the future land use map (10.1) will not be identical. The zoning map typically reflects existing land use (where it is desirable to continue it) and small areas zoned for more intensive use then at present. The future land use map (on the other hand) reflects land use arrangements at some future time. (See Section 10.10, p. 245-250, Michigan Zoning & P_lanning, 3rd Ed .. by Clan Crawford, ICLE, Ann Arbor, 1988) . The City should continue to maintain a formal site plan review process. Through this process applicants, in order to obtain zoning approval, must submit plans which clearly indicate how their development proposals will change and affect both the parcel of land being developed as well as surrounding properties. It is recommended that all commercial and industrial development, as well as all subdivisions, multiple family housing, planned unit developments. and other development requiring more than five (5) parking spaces, undergo site plan review. In addition. the zoning ordinance and fee structures should be amended to permit the City to require developers of new commercial and industrial uses and all proposed multi-family developments to pay into an escrow fund to be used for payment of professional review fees by engineers. planners and attorneys (if necessary) . Unused escrowed dollars would be returned. Relationship To Plans/ZoniJllg In Adjacent Jurisdictions The land use proposals in this plan were carefully prepared with an eye to ensuring compatibility with those of Douglas and Saugatuck Township. Equal care should be taken in the future to seek and receive comment on proposals that are on or near a border from an adJoiningJurisdiction. Failure to do so will only insure future conflict over adjacent land uses. or the provision of new public services. Relationship to Subdivision Regulations The City of Saugatuck should adopt subdivision regulations if the remaining undeveloped land is to be platted as opposed to developed under PUD provisions. The enabling legislation that permits the enactment of such regulations is Public Act 288 of 1967. also known as the Subdivision Control Act of 1967. This Act allows a community to set requirements and design standards for streets. blocks. lots. curbs, sidewalks. open spaces, easements. public utilities. and other associated subdivision improvements. With the implementation of a subdivision ordinance there is added assurance that development will occur in an orderly manner. The City of Saugatuck should consider amending its subdivision and zoning regulations to prohibit the establishment of lots which would be unbuildable under existing state or local regulations (such as lots which are wholly within a protected wetland). Relationship to Capital Improvements In its basic form, a CIP is a complete list of all proposed public improvements planned for a 6 year period (the time span may vary). including costs. sources of funding , location, and priority. The CIP outlines the projects that will replace or improve existing facilities. or that will be necessary to serve current and projected land use development within a community. City of Saugatuck Comprehensive Plan �■ 12-2 Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely manner. The use of capital improvements programming can be an effective tool for implementing the comprehensive plan by giving priority to those projects which have been identified in the Plan as being most important to the future development and well being of the community. The City Planning Commission should develop a formal capital improvement program. Land Use & Irifrastructure Policies A strong effort will be necessary to coordi- nate future capital improvement decisions and land use policies with adjoining units of government. As a result, proposed policy changes should be circulated for comment early. Likewise, proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Community Participation And Education In order to gain the support, acceptance, and input of area residents for future planning, ongoing efforts should be continued to provide information to them, and involve them in the planning process. The importance of their role in that process should be emphasized. Public acceptance will make the implementation of plans much easier and public input makes plans better and more responsive to local needs. SPECIAL AREA & FINANCING TECHNIQUES Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc.) is the basic building code adopted by the City to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe, high quality housing and in minimizing deteriorating housing conditions which contribute to blight within neighborhoods. This should be continued. The City should consider adopting a basic property maintenance code to regulate blighting influences which result from failure to properly maintain property and structures. A standard code such as the BOCA Basic Housing- Property Maintenance Code or a locally developed code could be adopted. Community Development Block Grant Program The Community Development Block Grant program was authorized under Title I of the Housing and Community Development Act of 1974. The Act had the effect of combining several federal categorical grants such as Urban Renewal and Model Cities into one. Grants under the program must principally benefit low and moderate income families. In Michigan there are two categories of eligible applicants: entitlement and non-entitlement. Entitlement communities, by meeting specific eligibility criteria, are given grant funds outright without having to compete for them. Non-entitlement applicants must compete for grant funds by applying through the Michigan Small Cities Community Development Block Grant Program. The City of Saugatuck is not an entitlement community. Therefore, it must apply through the Small Cities Program. Operation of the Michigan CDBG Program is the responsibility of the Michigan Department of Commerce with central program administration by the Department's Office of Federal Grant Management (OFGM) . The Department of Commerce has entered into an agreement with the Michigan State Housing Development Authority (MSHDA) assigning administrative responsibilities for the housing component of the program. In the housing area, samples of grant eligible activities include: • Home Improvement Programs • Rental Rehabilitation Programs • Weatherization and Energy Conservation • Home Repair for the Elderly • Public Improvement in conjunction with targeted housing activity (limited to 25 percent of grant request) • Housing Related Services • Housing for the Homeless. The maximum grant amount is $250,000. By applying and obtaining a Small Cities Block Grant. the City alone, or in concert with Douglas and Saugatuck Township could establish a housing rehabilitation program which would help preserve housing throughout the area. The CDBG program also has the following categories of assistance: • Base Industrial Loan program helps f. m cially viable businesses needing fina ial assistance for growth, modernizatio or expansion. Limit $750,000). • Commercial Retail Loan program is for commercial, services, tourism, and other City of Saugatuck Comprehensive Plan �12-3 non-residential projects: and minority owned and retail projects in distressed communities. Limit $400,000. • Public Infrastructure Assistance program funds public improvements for the location and expansion of public infrastructures. Limit $750,000. • Downtown Development program provides financing to assist businesses in the redevelopment of the downtown area. Limit $500,000 or $300,000 for infrastructure improvement. • Communities in Transition program funds community development activities, such as public sewer and water systems, parks, bridges. roads, and comprehensive redevelopment planning. Limit $400,000. • Emergency Community Assistance program funds communities experiencing an imminent and urgent threat to public health, safety, or welfare which occurred within 90 days of application . Limit : $500,000. Downtown Development Authority - Act 197ofl97lS This Act permits a city, village, or township to establish a nonprofit development corporation called a Downtown Development Authority (DDA) with broad powers, including those of taxation and bonding, to focus on revitalization and development within established "downtown" boundaries. The Act gives an authority broad powers with regard to the planning and development of the downtown district. It may engage in downtown planning, promote housing and public facility developments, and economic development projects. Operating revenues may be raised through public and private contributions or through properties the DDA may control. With the approval of the municipal governing body, an ad valorem tax may be levied on real and tangible personal property within the downtown district. Capital financing may be raised in a number of ways: • A ODA may issue revenue bonds. These, with municipality approval, may be secured by "the fuU faith and credit" of the municipality. • A DDA can request the municipality to borrow money and issue notes in anticipation of collected taxes. • A DOA, with municipality approval, may create a "tax increment fmancing plan" in which it devotes projected increases in future tax revenues from increased assessed valuation in the project area - "captured assessed value" - for repayment of debts incurred in making selected public improvements. Revenue bonds are issued in anticipation of future revenue. Michigan State Housing Development Authority (MSHDA) Programs To help preserve Michigan's older existing housing, Public Act 130 was passed in 1977 to allow MSHDA to begin a home improvement loan program that offers reduced interest rates to eligible low and moderate income families. MSHDA has created the Home Improvement, Neighborhood Improvement and Community Home Improvement Programs (HIP/NIP/CHIP). To get a loan, residents should apply to one of the banks, savings and loans, or credit unions that take part in HIP /NIP/ CHIP. Land and Water Conservation Fund The Land and Water Conservation Fund (LWCF) grant program was authorized by Public Law 88-578, effective January 1, 1965. The purpose of the program is to provide federal funds for acquisition and development of facilities for outdoor recreation. The LWCF Program is administered jointly by the National Park Service, U.S. Department of the Interior, and the Michigan Department of Natural Resources. All political subdivisions of the state, including school districts, are eligible to participate in the program. Eligible projects include: 1. Acquisition of land for outdoor recreation, including additions to existing parks, forest lands, or wildlife areas. 2. Development including, but not limited to such facilities as: picnic areas, beaches, boating access, fishing and hunting facilities, winter sports areas, playgrounds, ballfields. tennis courts. and trails. For development grants. the applicant must have title to the site in question. The minimum grant allowable is $10,000 and the maximum grant allowable is $250,000. For all grant proposals, the amount of the grant cannot exceed more than 50 percent of the total project cost. Michigan Natural Resources Trust Fund The Kammer Recreational Land Trust Fund Act of 1976 (Public Act 204) was passed by the Michigan Legislature and signed by the Gover- City of Saugatuck Comprehensive Plan �■ 12-4 nor on July 23 1976. This Act created the Michigan Land Trust Fund. The program provided funds for public acquisition of recreational lands through the sale of oil, gas. and mineral leases and royalties from oil, gas. and mineral extractions on state lands. On November 6, 1984, Michigan residents cast their vote in favor of Proposal B. This constitutional amendment created the Michigan Natural Resources Trust Fund (MNRfF), Public Act 101 of 1985, which ofikially replaced the Michigan Land Trust Fund on October 1. 1985. MNRrF assists state and local governments (including school districts) in acquiring land or rights to land for recreational uses, protecting land because of its environmental importance or scenic beauty, and developing public recreational facilities. Any individual, group, organization, or unit of government may submit a land acquisition proposal, but only units of government may take title to and manage the land. Only units of government may submit development proposals. All proposals for local grants must include a local match of at least 25 percent of the total project cost. There is no minimum or maximum for acquisition projects; for development projects, the minimum funding request is $15,000, the maximum is $375,000. Costal zone Management Fund The Land & Water Management Division of the Department of Natural Resources offers grants for the purpose of planning, designing, and carrying out low-cost projects to improve Great Lakes shorelines and connecting waterways. The City recently received approval of a $50,000 CZM grant to improve its parking facilities at Oval Beach. The Recreation Bond Fund The Recreation Bond Fund draws from bonds approved by voters in 1988. It calls for money to be spent on DNR and local recreation facilities in four categories: Recreation infrastructure: such as ballfields, tennis courts, beaches and other shoreline areas, boat launches, trails, picnic areas, historic structures, playgrounds, roads, parking, restrooms, etc., which are not less than 15 years old; Waterfront recreation: such as fishing piers, boardwalks, boat launches, marinas, amphitheaters, landscaping, and shoreline stabilization: TABLE 12.1 RECREATION FACILITIES &: THEIR MINIMUM NUMBER OR SIZE NECESSARY TO ACHIEVE MINIMUM POINTS RECREATION FACILI1Y MINIMUM SIZE Bicycle Trail Playground 3 pcs. of play Swimming Beach Boat Launch Campground Non-motorized Trail Cross-country Ski Hiking Nature Horse Fishing Access Fishing Piers Nature Area 1 mile equipment 50 feet 5 parking spaces 1O campsites 1/2 mile 50 feet 1 10 acres NOTE: Points are not to be awarded separately for cross-country ski trails, nature trails, and hik1ng trails. These trails are to be considered as one facility. Source: DNR, Mlchll!an's 1987-88 Recreation Al:· tioo Program Guidel>ook. Community recreation: playgrounds, sportsfields, community centers, senior centers, fishing sites, and trails for the handicapped; Tourism-enhancing recreation: including campgrounds, boating facilities, historical sites, recreational conversion of abandoned rights-ofway, and fishing access. In its statewide inventory of recreational facilities, the DNR has identified Allegan County as deficient in a number of recreational facilities. Those relevant for the tri-community area include deficiencies in bicycle trails, fishing access, fishing piers, boat launches, campgrounds, nature areas, hiking trails, nature trails, cross country ski trails, picnic areas, and playgrounds. Allegan County communities with proposals for such projects will get funding priority over similar projects proposed in nondeficient counties. Table 12.1 includes the minimum number or size of selected recreation facilities to be considered toward bond funding. Grant requests may not exceed $750,000 and may not be less than $15,000. Applicants must match bond funds with 25% of the total project cost, not including other state grants or legislative appropriations. Bond money will only be allocated to projects on sites controlled by City of Saugatuck Comprehensive Plan �12-3 public agencies. In the tourism category, priorities are given to projects which: create new and innovative recreation-related tourism attractions: involve partnerships between the public and private sector: and projects for which feasibility studies have been conducted which demonstrate local, regional. and statewide economic benefits. The City has received preliminary approval of a $62,500 recreation bond fund grant for improving the beachhouse facilities at Oval Beach. Recreation Improvement Fund The Recreation Improvement Fund was created from State fuel tax revenue. About $750,000 per year is being targeted for development of non-motorized trails (hiking. bicycle, cross-country. and nature trails). No application forms or criteria have yet been prepared, but the Recreation Division is encouraging local governments to submit proposals based on local determination of need, location. and financing. Local Facility Development Grants These grants come from a number of funding sources and are available for planning, design, or development of local recreational facilities. The Village of Douglas received $11,000through this program in FY 1987-88 for improvement of its boat launch site on Kalamazoo Lake. Land Acquisition Grants Land acquisition grants are available for projects aimed at open space presexvation: park creation or expansion: acquisition of environmental resources such as sand dunes, woodlots, or wetland areas: waterfront access sites: and many other land acquisition projects intended for (passive or active) recreational purposes. Waterways Fund The Waterways Division of the Department of Natural Resources offers grants for the purpose of developing public boating facilities. The emphasis is on creating boat access sites and supporting facilities. provement Act (Act 233 of 1987). and the Local Road Improvements and Operation Revenue Act (Act 237 of 1987, as amended). The acts will be in effect for five years. when they will be reviewed for continuation by the legislature. The Local Road Improvements and Operation Revenue Act authorizes county road commissions to impose a vehicle registration fee and use these funds for road improvements. This Act has had little utility. however. because the fee must be approved by a public vote. Michigan voters in 3 counties rejected proposed fees in the November 1988 election. Many counties chose not to even put it on the ballot. fearing the same result. The Road Construction and Improvement Act (Act 233) provides funding through the transportation economic development fund only to rural counties (less than 400,000 population) with a national lakeshore, national park. or in which 34% or more of the land is commercial forest land. Then a portion of the remaining funds are available for use for county. city, and village street improvements. The Transportation Economic Development Fund allocates money for the purposes of bringing county roads to all season highway standards. This is important because heavy trucks can only travel regularly on all season roads. The Transportation Economic Development Act also offers counties. cities, and villages the opportunity to compete for additional funding on special projects with economic development objectives. This competitive grant is awarded by the State Highway Commission. Qualified project categories are listed below: (a) Economic development road projects in any of the following targeted industries: agriculture or food processing: tourism: forestry: high technology research: manufacturing: office centers solely occupied by the owner or not less than 50,000 square feet occupying more than 3 acres of land. (b) Projects that result in the addition of county roads or city or village streets to the state trunk line system. Road Funds (c) Projects for reducing congestion on county primary and city major streets within urban counties. In 1987. three acts were passed to provide a new source of revenue for cities, villages.and county road commissions. The Transportation Economic Development Fund (Act 231 of 1987, as amended). the Road Construction and Im- (d) Projects for development within rural counties on county rural primary roads or major streets within incorporated villages and cities with a population of less than 5,000. City of Saugatuck Comprehensive Plan �■ 12-6 PUBLIC WORKS FINANCING In addition to using general fund monies. it is often necessary for a community to bond to raise sufficient funds for implementing substantial public improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction, sidewalks. and public parking facilities. Common municipal bond types include: 1. General Obligation Bonds - full faith and credit pledges, the principal amount borrowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system). 3. Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. TAX INCENTIVES The state law permitting communities to provide property tax incentives for industrial development is Act 198. This Act allows a community to provide tax abatements as an incentive for industrial firms which want to renovate existing or build new facilities. ADDfflONAL RECOMMENDATIONS Other Planning & Economic Development Assistance The City Planning Commission should maintain regular communication with the County Planning Commission, with the West Michigan Regional Planning Commission, and with the Allegan County Community Growth Alliance. These organizations should be encouraged to continue their County and region-wide planning and economic development efforts and to share relevant materials with the City. Likewise a copy of this Plan should be forwarded to each of these agencies when adopted. Pro-Business Alliance One way to strengthen Saugatuck's economic development potential is to establish a pro-business exchange in City government (or jointly with Douglas and Saugatuck Township) modelled after the Michigan Bell Business Retention and Expansion Program. (Saugatuck is not eligible for participation in the Michigan Bell Business Retention and Expansion program because it is not in a Michigan Bell service area.) A pro-business exchange creates an atmosphere of cooperation which benefits both the business and the community. The role of a pro-business exchange is to assist existing businesses in finding solutions for their problems (i.e. inadequate parking, expansion or relocation needs, etc.) and help make new businesses feel welcome. The exchange would work with area businesses to determine their needs and appoint an ombudsman to inform new businesses of local services and contacts. Businesses are often not aware of the services available to them or who to contact for more information. A brochure could be prepared which identifies who to contact for information on zoning, construction, planning, utilities, and taxation. The brochure could also identify permit fees, tax and utility rates, and transportation, delivery. freight, health, and financial services available in the area. Poverty The changing economy, higher health care costs, higher literacy and skills requirements for employees, and inflation have seriously hurt the nation's poor, including the elderly on fixed incomes. Social security benefits are the only retirement income for about two-thirds of all American retirees. and an estimated one million Michigan residents have no private or public health insurance. The poor are often overlooked in community development efforts, yet they are the group most in need of public assistance. Over eight percent of the City's residents were living below the poverty level in 1980. That's an annual income of less than $3,778 for those under 65, and $3,479 for those 65 and over. The City should continue to monitor the number of people in poverty through the census counts and work with local churches and nonprofit groups to assist them through food drives. temporary shelters, or other needed services. Collection of Trqffi.c Count Data A more detailed analysis of street and road needs should be undertaken. However, doing so is limited by the lack of any systematic and City of Saugatuck Comprehensive Plan f" �12-7 recent traffic count information. The tri-community jurisdictions would greatly benefit from Jointly purchasing the necessary equipment and undertaking specific traffic counts on a regular basis. The cost and training associated with this is minimal compared to the benefit. Downtown Saugatuck Downtown Saugatuck has a parking problem during the summer months. Low cost solutions have been difficult to find . However, discretionary tourist visits are likely being lost on peak days due to limited parking. Expert analysis is needed. Solutions should not include the establishment of above ground parking structures that significantly alter the character of the area. Public Open Space Acquisition Programs to acquire public open space along the water should be initiated. One option is to create a local nonprofit land conservancy. There are several very effective ones operating in Michigan. Priority should be given to building a trust fund for acquisition and maintenance or tying into existing ones by the Nature Conservancy and similar organizations. Periodic Updating and Revisions As these additional studies are undertaken the Plan should be updated to reflect the new information. At a minimum the plan should be comprehensively reviewed and updated at least once every five years. Managing Growth and Change The key to successfully managing future growth and community change is integrating planning into day-to-day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode (or crisis decision making) is by planning and insuring the tools available to meet a broad range of issues are current and at hand. For that reason it will be especially important that the recommendations of this Plan be implemented as the opportunity presents itself (or revised as circumstances dictate) . Many new tools may be made available to local governments over the next few years to manage the growth and change process. It will be a challenge to City officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. City of Saugatuck Comprehensive Plan �APPENDIX A References �■ REFERENCES Listed below are some of the key reports, studies, plans, and data sources which were used as references in the preparation of this plan. Other data sources are referenced throughout the plan. DEMOGRAPHICS U.S. Census, Current Population Reports, East North Central 1986 Population and 1985 Per Capita Income Estimates for Counties and Incorporated Places. Series P-26, No. 86-ENC-SC (also referencedfor economic data). U.S. Census of Population and Housing, 1980- Summary Tape File 3A (microfiche) for Saugatuck, Saugatuck Township, the Village of Douglas, and Allegan County. HISTORY Joe Armstrong and John Pahl. River & Lake: A Sesquicentennial History OF Allegan County, Michigan. published by the 1835 Committee. 1985. MASTER PLANS Saugatuck Township General Development Plan, prepared for Saugatuck Township by Williams & Works. Inc .. 1975. Village of Douglas Land Use Plan. prepared by the Village of Douglas Planning Commission with the assistance of the West Michigan Regional Planning Commission, adopted November 19. 1986. Land Use-Village of Saugatuck, prepared by the Saugatuck Planning Commission with the assistance of the West Michigan Regional Planning Commission, 1979. NAnJRAL RESOURCES Michigan Resource Inventory System Database, Department of Natural Resources. Soil Survey of Allegan County, Michigan, United States Department of Agriculture, Soil Conservation Service, March 1987. OWNERSHIP Land Atlas and Plat Book, Allegan County, Michigan, Rockford Map Publishers. Inc .. 19871989. Saugatuck Township Plat Boolr., Township Treasurer's Office, Saugatuck, Township. RECREATION A Parks and Recreation Plan for Allegan County, Michigan, prepared for Allegan County by Williams & Works, Inc .. 1986. Saugatuck-Douglas Area Parks and Recreation Plan. prepared by the tri-community area Parks and Recreation Commission, with the assistance of the Saugatuck Public School District. February 1985. ~ �~ SOLID WA-,TE Allegan County Solid Waste Plan, prepared for the Allegan County Board of Commissioners and the Michigan Department of Natural Resources by the Allegan County Planning Commission, PA 641 solid Waste Planning Committee, and the West Michigan Regional Planning Commission, September 1983. ECONOMY Real and Personal Property SEV, 1980-88, Michigan Department of Treasury, State Tax Commission. The Economic Impact of Travel on Michigan Counties , prepared for the Michigan Travel Bureau by the U.S . Travel Data Center, July 1988. Travel and Tourism in Michigan: A Statistical Profile, First Edition, Research Monograph # 1, Michigan State University, Travel, Tourtsm and Recreation Resource Center, 1986. Michigan Employment Securtty Commission, Bureau of Research & Statistics, Detroit, Michigan. UTILITIES A Feasibillty Study on the Utillzation of a Single Ground Storage Reservoir, SaugatuckDouglas Water System, prepared for Kalamazoo Lake Sewer & Water Authority by Holland Engineertng, Inc., January 18, 1983. Facillties Plan for Wastewater, prepared by Williams & Works, April 1976. ~ Saugatuck Township Area Utlllty Service Study, prepared by Fishbeck, Thompson, Carr & Huber, Inc .. March 1988. Village of Douglas Water Supply Contamination Problem Evaluation and Recommendations, Wolverine Engineers & Surveyors, Inc., July 1, 1987. Village of Saugatuck Streets and Public Utilltles Condition Report, May 1984. Waterworks Reliabillty Study for Kalamazoo Lake Sewer and Water Authority, prepared by Fishbeck, Thompson, Carr, & Huber, Inc., March 1987. ZONING City of Saugatuck Zoning Ordinance , as amended through October 1989. Saugatuck Township Zoning Ordinance, as amended through October 1989. Village of Douglas Zoning Ordinance, as amended through October 1989. �APPENDIX B Demographic, Economic, and Housing Data • �■ I"' A. DEMOGRAPHIC CHARACTERISTICS 1. Age Cohorts (Raw Data) Douglas Saugatuck Area Saug. Twp. County --------------------- ---------------------------------------------------------23 11 17 19 6 36 59 14 15 23 18 14 16 22 18 60 84 72 106 82 48 17 30 85 49 4 13 15 21 3 11 30 47 6 under 1 1-2 3-4 5 6 7-9 10-13 14 15 16 17 18 19 20 21 22-24 25-29 30-34 35-44 45-54 55-59 60-61 62-64 65-74 75-84 85+ 17 18 15 19 13 24 14 50 106 92 101 136 59 21 27 138 57 26 61 52 94 46 46 86 212 67 55 73 67 37 80 80 53 188 297 330 349 483 215 46 132 333 210 47 25 26 56 24 29 20 106 47 23 32 34 4 51 34 21 78 107 166 142 265 108 8 75 110 104 17 1496 2560 2544 1289 1332 4274 5989 1522 1642 1758 1666 1392 1403 1402 1230 4267 6706 6503 9306 7820 3927 1172 1882 5151 2555 767 Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 15. Detroit, MI, tel. 313-354-4654. 2. Age Cohorts (Aggregated and Percent Comparisons) Age 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ Saugatuck 49 97 170 198 101 136 107 221 (4.5) (9.0) (15.8) (18.4) (9.4) (12.6) (9.9) (20.5) Douglas 51 134 186 156 106 82 95 138 (5.4) (14.1) (19.6) (16.5) (11.2) (8.6) (10.0) (14.6) Saug. Twp. 107 226 277 273 142 265 191 231 (6.3) (13 .2 ) (16.2) (15.9) (8.3) (15 .5) (11.2) (13.5) Area 207 457 633 627 349 483 393 590 (5.5) (12.2) (16.9) (16.8) (9.3) (12.9) (10.5) (15.8) County 6,600 (8.1) 14,406 (17.7) 14,760 (18.1) 13,209 (16.2) 9,306 (11.4) 7,820 (9.6) 6,981 (8.6) 8,473 (10.4) ------------------------------------------------------------------------------Source: (same as above , 1960 and 1980). 0 �• 3. Change in Age Cohorts from 1960-1980 Age 1960 M/F 1960 - Tri-Community Area 1980 M/F 1980 Change 1960-80 ------------------------------------------------------------------------------- 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ 121/140 274/249 133/146 129/139 170/166 142/147 115/163 196/232 261 523 279 268 336 289 278 428 (9.8) (19.6) (10.5) (10.1) (12.6) (10.9) (10.4) (16.1) 113/94 233/224 325/308 337/290 170/179 239/244 192/201 231/359 207 457 633 627 349 483 393 590 (5.5) (12.2) (16.9) (16.8) (9 .3) (12.9) (10.5) (15.8) -20.7% -12.6% 126.9% 134.0% 3.9% 67.1% 41.4% 37.9% Source: (same as above, 1960 and 1980). 4. Place of Birth Michigan Another State Born Abroad Foreign Born Saugatuck Douglas Saug. Twp.* Area 615 (56.9) 422 (39.1) 5 (0.4) 37 (3.4) 577 (60.9) 320 (33.8) 2 (0.2) 49 (4.4) 990 (57.8) 598 (34.9) 2182 (58.3) 1340 (35.8) 7 (0.2) 210 (5.6) 124 (7.2) County 63,771 (78.2) 15,934 (19.5) 227 (0.3) 1,623 (2.0) * Some individuals not accounted for. Source: (same as above), item 33. 5. Place of Residence - 1975 (Persons 5 years old and over) Saugatuck Same House Same County Another County Another State Abroad 503 187 228 117 (48.6) (18.0) (22.0) (11.3) 423 156 198 103 8 Douglas Saug. Twp. (47.9) (17.6) (22.4) (11.6) (0.9) 984 (59.5) 144 (8.7) 244 (14. 7) 280 (16.9) Area 1910 487 670 500 (53.4) (13.6) ( 18. 7) (14.0) 8 (0.2) County 44,575 (59.3) 15,428 (20.5) 10,923 (14.5) 3,962 (5.2) 241 (0.3) Source: (same as above), item 34. 6. Household Characteristics Total HHs Ave. HH size 2 parent fam. Female HH head Saugatuck Douglas Saug. Twp. 537 2.00 219 41 391 2.44 222 31 633 2.69 411 28 Source: (same as above), items 10 and 20 Area County 1561 2 .39 852 100 27,282 2.95 19,520 1,911 �■ 7. Marital Status Saug Twp Douglas 262 (28.1%) 325 (23.9%) 467 (50.1%) 849 (62.5%) 25 (2 . 7%) 28 (2.1%) 107 (11.5%) 75 (5 . 5%) 72 (7 . 7%) 82 (6.0%) 177 (23.2%) 449 (58.8%) 16 (2.1%) 66 (8.7%) 55 (7.2%) Saugatuck Single Married Separated Widowed Divorced Source: (same as above) , item 26 . B. HOUSING STOCK 1. Structure Type Saugatuck Douglas Area Saug Twp. County --------------------- - ------------------------------- - -----------------------------Total units Year Round Units 1 in Structure 2 in Structure 3 and 4 in Struct 5 or more Mobile Homes Vacant , Seasonal, & Migratory 1 in Structure 2 in Structure 3-4 in Structure 5 or more Mobile Home/Trailer 772 569 385 49 68 60 7 529 406 290 20 16 40 40 850 734 636 32 203 150 6 18 29 123 108 11 4 116 106 5 66 5 2,151 1,709 1,311 101 84 100 113 31,864 28 , 985 23,190 1,001 583 1,199 3,012 442 364 22 22 29 5 2 , 879 2 , 250 51 57 153 368 ~ Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 102/ 103 . Detroit, MI, tel. 313-354-4654 2. Year Structure Built - Year Round Units Saugatuck Douglas Saug Twp. Area County ------------------------------------------------------------------------------------ 1975-80 1970-74 1960-69 1950 - 59 1940-49 Pre 1940 36 19 51 (6 . 3) (3.3) (9.0) 73 (12. 8) 56 (9.8) 334 ( 58. 7) 22 (5.5) 46 (11.3) 81 (19.9) 32 (7. 9) 36 (8.9) 189 (46.5) Source: (same a s above), item 109. 72 116 133 99 68 246 (9.8) (15 . 8) (18.1) (13.5) (9.3) (33.5) 130 181 265 204 160 769 (7.6) (10.6) (15.5) (11.9) (9.4) (45.0) 3568 (12.3) 4326 (14.9) 4458 (15 . 4) 3647 (12.6) 2507 (8.6) 10479 (36.2) �3. Occupancy Saugatuck Total Units Owner occupied Renter occupied 772 334 (43.2) 205 (26.5) Douglas 529 271 (51,2) 117 (22.1) Area County 850 2,151 531 (62.4) 1,136 (52.8) 117 (13.7) 439 (20.4) 31,864 22,271 (69.8) 4 , 961 (15.5) Saug Twp . Source: (same as above), item 97. C. ECONOMIC CHARACTERISTICS 1. Type of Employment Saugatuck Private Wage/Salary 402 (73. 5) Federal Gov. 7 (1. 3) State Gov. 21 (3.8) Local Gov. 49 (9.0) Self Employed 68 (12.4) Unpaid Family Worke Douglas Saug Twp. Area County 333 (76.9) 1 (0.2) 25 (5.8) 33 (7. 6) 40 (9.2) 1 (0.2) 492 (71.4) 11 (1. 6) 2 (0.3) 56 (8 . 1) 92 (13.4) 17 (2.5) 1227 (73. 5) 19 (1.1) 67 (4.0) 138 (12.0) 200 (12.0) 18 (1.0) 26697 (78.5) 308 (0.9) 775 (2.3) 3022 (8.9) 2977 (8. 7) 246 (0. 7) Twp/Douglas Area County County(%) 43,730,725 9,402,800 1,126,200 2,661,790 430,733 64,898,211 20,080,005 1,905,350 2,661,790 430,733 604,509,215 101,799,772 50,272,956 153,232,546 3,251,687 Source: (same as above), item 67. 2. Real Property SEV - 1988 Saugatuck Residential Commercial Industrial Agricultural Developmental 21,167,486 10,677,205 779,150 N/C N/C 66.2 11.1 5.5 16.8 0.4 Source: Michigan Department of Treasury, State Tax Commission, 1988. Lansing, MI, tel. 517-373-1091. 3. Total Annual Real Property SEV - 1980-88 Year Saugatuck Douglas 1980 1981 1982 1983 1984 1985 1986 1987 13 , 709 , 600 15 , 682,000 18 , 314,033 20,855,000 25,831,436 27 , 382,650 29,737,980 32,727,560 10,560,200 11,723,580 13,341,647 15,101,800 16,848,894 18 , 756,700 20,321,283 21,957,626 Saug Twp.* Saug. Twp.** 18,482,350 21,042,164 23,287,428 25,691,300 27,155,345 28,922,650 30,023,509 32,464,745 42,752,150 48,447,744 54,943,108 61,648,100 69,835,675 47,679,350 50,344,792 54,422,371 Area 42 , 752,150 48,447,744 54,943,108 61,648,100 69,835,675 75,062,000 80,082,772 87,149,931 * not including Villages. ** including Saugatuck and Douglas through 1984 and Douglas only after 1984. Source: Michigan Department of Treasury, State Tax Commission, 1988. Lansing, MI, tel. 517-373-1091 �■ 4. Annual Average Employment -Tri-Community Area Year Ave. Emp. 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1,491 1,527 1,555 1,613 1,695 1,656 1,175 2,461 2,550 2,700 Source: Michigan Employment Security Commission, Field Analysis Unit. Detroit, Michigan, tel. 313-876-5427. 5. Persons in Poverty by Age Saugatuck Less than 55 55-59 60-64 65+ 67 3 Douglas Saug Twp. Area County 77 6 83 227 24 39 5181 281 206 1127 9 8 8 15 78 Source: U.S. Census of Population and Housing, 1980--Surnmary Tape File 3A, item 93. Detroit, MI , tel. 313-354-4654 . �• APPENDIX C Public Opinion Survey Responses �■ CITY OF SAUGATUCK PUBLIC OPINION SURVEV RESULTS PAUL HARRIS: AIIIITAHT RBSBARCH DIRJ!CTOR RESPONSE RATE WE SENT 726 SURVEVS FROM OAKLAND UNIVERSITY USING THE MA IL LABELS FROM THE CITV. WE RECEIVED (es of 11 /29/88) 372 SURVEVS FROM THIS MAILING, PRODUCING A RESPONSE RATE OF 51.2 PERCENT. IN ADDITION, WE RECEIVED 11 RENTER SURVEYS WHICH WERE DISTRIBUTED BV THE TOWNSHIP. THE TOTAL NUMBER OF SURVEVS USED IN THE FORTHCOMING ANALYSES IS: 383. �COt1t1UNITY VALUES Q.:.!: • lmportcnce of things people look for inc community. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= NOT IMPORT ANT, 4 & 5: IMP ORT ANT, 3: HAS BEEN OMITTED small town ctmosphere quiet town friendly people ettract1Ye/beutiful surroundings good plcce to raise children {rcditioncl values religious opportunities freei:iom to be myself chance to get involved in loccl org·s low crime rate good school system Tow tax rates close to lcrger cities convenient shopping opportuni tes cvcilability of good housing f ami 1y in tne 8re8 job in area water based recreation ne8rby not industrielized Q.2: NOT 1r~iRTANT 16.81 3.31 2.71 3 t .61 34.91 36.21 13.21 35.31 4.41 t 4. t I 6.91 20.41 27 .41 19.01 56.61 40.81 t 4.61 23.71 IMP~~NT 70.31 94.31 94.01 57.81 49.01 46.21 75.91 37.91 91.01 64.01 78.31 54.71 49.41 53.91 25.51 43.91 66.41 46.91 How has the community changed. better place to live stoyed obout the some worse ploce to live CHECKED 32.81 43.21 24.01 9~ As the area grows and chonges, which best describes Sougetuck. 1= smell villoge, 2= beclroom community, 3= Hollond suburb, 4= Smon city community as is community as would like it to be community as think it will be g.:-4;, 1 67.51 65.31 19.71 ~ 11.71 19.11 -rlt 2.71 21.81 How would you rate the communites on the following. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= POOR, 4 & 5= GOOD, 3: HAS BEEN OMITTED business climate churches community events entertainment geneftJl appearance flousmg 1ob location medical care recreation resteurant~ ~ 8.41 28.41 41.71 10.91 34.11 63.81 4.61 45.41 12.21 24.51 ft 68.21 47.51 36.81 71.91 25.21 9.31 93.01 27.71 67.61 58.81 4 24.01 20.31 39.41 �■ 114 ft 10.51 cont roeas schools senior citizen services shopping social services taxes 26.01 43.01 47.41 65.71 mi 62.61 38.81 39.01 15.41 18.21 COt1t1UN ITY PROBLENS Q& Problems faced by the communities, how importent ore they to you. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= NOT A PROBLEM, 4 &. 5: PROBLEM, 3: HAS BEEN OMITTED NOT violent crime property crime vondelism teens w/ nothyi ng to do drugs alcohol unemployment new job opportunities housmg shortages public recreation too much development not enough development lack of health care... trafic safety perking deowntown Seug. skateboards/bikes downtown Seug. run down property litter downtown area litter elong blue ster Hwy. appearance of bus. along Blue congestion at ovel beech quefity ovel beach facilities access to weterbodies local schools city gov·t services counfy gov·t services leadership elected officiels lnedequete taxes inodequete locol phmning inadequate local development erosion&. flodding contamination dnlcing water water quelity wet lends send dunes other env. destruction ined. senior progrems erosion along lel<eshore Dr. ined. weter supply ined. sewer service snowmob111 ng on pub 11 c roeds A PROBLEM 88.01 73.61 73.31 31.BI 29.21 28.81 50.81 19.91 33.51 66.51 50.61 63.11 35.21 65.01 32.01 56.11 60.21 66.51 61.11 54.71 66.61 57.41 60.51 65.11 44.51 28.61 35.41 60.61 33.11 37.91 47.61 21.61 22.41 43.01 40.41 37.51 46.91 14.41 35.21 47.11 57 .61 PROBLEM 5.31 13.91 12.81 49.61 44.31 49.11 21.71 52.51 38.11 22.91 36.81 22.61 55.21 18.71 65.81 22.01 27.61 18.51 21.51 32.51 12.21 25.71 24.31 4.41 40.51 27.01 42.51 12.41 53.41 45.01 39.41 46.51 57.01 35.71 38.41 18.21 23.61 74.11 40.51 21.31 16.01 �SHOPPING & SERVICES Where do you go most often for the following thi~gs. 1= So~otuck, 2= Hollond, 3= close to work, 4= better serv1ce, 5: mo choice, 6= lower cost · J;l.8: - opplionces outo/truck soles outo /truck services bokery goods benking beoutician/borber books car wosh clothing doy core dept. store dry cleoners fom11y restouronts fancy restaurants fost food flower shop furniture ~roceries ordwore loundromat 1own &. gorden sup. lumber med1col services movies phormocy sporting goods 11~ 1 29.71 0.01 16.01 78.11 77.41 73.71 37.11 51.11 14.01 85.91 0.61 42.51 64.71 38.61 2.01 74.71 15.31 56.21 71.41 86.71 38.11 64.91 36.51 0.01 77.11 8.31 ~ 68.01 56.31 14.11 11.31 10.41 31.31 41.51 42.91 9.81 56.11 49.21 30.21 39.81 79.31 15.71 3 7. 11 9.11 8.11 6.31 8.61 9.31 7.71 5.61 12.51 2.21 12.81 4.81 1.21 5.01 5.31 4.41 34.31 37.91 24.61 10.61 47.31 20.91 43.81 90.31 15.81 66.41 4.31 4.11 10.81 3.31 3.31 10.71 2.71 2.61 2.71 7.31 4 2.41 3.61 3.01 0.01 0.01 5.41 3.81 0.01 3.01 2.21 1.81 0.01 0.01 2.81 0.01 0.01 0.61 0.01 0.01 0.01 0.01 3.41 3.81 0.01 0.61 0.71 -for 13.91 11.11 0.91 1.81 0.61 17.61 0.01 24.71 0.01 27.31 1.01 3.01 12.91 13.31 4.41 29.61 0.91 0.91 0.01 4.91 5.11 5.21 6.41 1.51 11.11 Approve or disopprove of future commerciol development. NOTE: OR IGI NAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= DISAPPROVE, 4 &. 5: APPROVE, 3= HAS BEEN OMI ITED in smell shopping centers 1n one 1orge shopping center in downtown Soug. in downtown Douglas in scottered commerciol oreos in str1 p commerci o1 oreos nowhere Jt.11.;. o1s~E.~fYE 48.91 53.91 51.01 45.91 67.61 59.11 a1~0VE 7.51 24.51 37.81 37.31 30.61 17.91 10.81 Where should new commercial development occur. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= DISAPPROVE, 4 &. 5: APPROVE, 3: HAS BEEN OMI ITED - along olong olong olong olong olong North Blue Star Hwy. South Blue Ster Hwy. Butler St. in Sougotuck Weter St. in Sougotuck Loke St. in Sou~otuck M-89 outside o Fennville ot freewoy interchenges Dl~APPfVE 25.4 17.91 56.31 50.81 58.BI 31.61 16.21 A~~VE 9. I 69.81 24.91 29.51 22.71 37.11 60.61 6 ~ 5.41 5.41 0.61 0.91 0.61 2.61 1.91 3.01 0.01 1.51 2.61 0.91 0.91 0.01 0.71 5.61 2.41 0.61 0.01 5.51 1.71 0.01 0.01 1.81 6.21 �• !I~ DOWNTOWN Whet ere your priorities for $eugetuck's downtown. ' NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= LOW PRIORITY, 4 & 5: HIGH PRIORITY, 3: HAS BEEN OMI ITED LOW G~.WIIIY edditionel pub11c restrooms benches for pedestriens control truck traffic dress up store fronts flowers & lendscepe historic preservetion resident oriented businesses more perking tourist oriented businesses new lighting offices reduce cer treffic restaurants shopping weterfront retail businesses writerf ront who 1es61 e business waterfront boat services writerfront perk g~ 51.21 36.01 48.81 34.71 22.51 27.11 25.41 51.31 45.61 60.51 49.01 53. 1I 47.11 59.11 83.61 45.6:C 35.61 36.61 48.01 40.81 55.11 64.61 43.31 70.51 26.11 38.4:C 18.71 31.3:C 35. 11 38.51 26.01 6. 11 40.91 52.71 Do you feel there is e perking problem other then between Memoriel Dey end Labor Dey 1n downtown Seugetuck. yes= 24.81 .Q~ HIGHr.~ORITY no= 72.21 uncerte1n= 2.41 Which of the following options do you prefer for providing edditionel perking downtown. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2: DISAGREE, 4 & 5: AGREE, 3: HAS BEEN OMI ITED AGREE. -so.cl DISAGREE demolish old public works build. aquire edd. public property leeve problem for downtown bus. cre8te pertnershi p... g~ 32.61 47.5:C 61.5:C 32.61 38.41 25.61 38.81 INDUSTRIAL DEVELOPt1ENT Does the riree need more i ndustri el deve1opment. ( 1= strongly disrigree to 5: strongly egree) 1= 22.61, 2: 11.21, 3: 9.91, 4: 16.41, 5: 35.91 RESIDENTIAL DEVELOPt1ENT Q.17: Whet type of residentiel development is needed in Seug8tuck. {1= needed now, 2= needed later, 3= not needed, 4= don't know) 1 epertments 37. 11 1o.ar atteched single... 29.51 18.71 38.51 13.31 det8ched single ... (50-70) 52.61 11.71 29.51 6.11 detached single ... (70+) 33.71 17.71 36.21 12.41 W8terfront condos 4.BI 2.51 90.41 2.21 1ow income housing 40.21 4.51 48. 91 6.41 mobile homes 4.91 B.61 71.41 15.11 seniors housing 30.11 14.11 38.11 17.71 ~ ~ �Would you favor lowering the min. square footcge to mcke housing more affordable. ( 1= strongly disagree to 5= strongly agree) • 1= 29.8:C, g_ 19: 2: 13.8:C, 5: 28.71 New housing should be built et e density that ts ... ( 1=higher then, 2= lower then, 3= seme es, 4= uncertain) 1 21.41 sfu 23.6:C 22.81 16.7:C 42.7:C 32.91 9.71 22.21 5.S:C 4.81 Saug. waterfront of Lk.Kel. on the hi 11 in Saugatuck in downtown Saugatuck in downtown Douglas the shore of Lk. M"I agr. areas Saug. twp. J].20: 4: 6.21, 3: 21.41, 5.81 ~ SO.SI 53.11 39.11 45.71 14.7:C 4 ~ 4.S:C 8.21 28.41 15.41 37.2:C RECREATION Type of additional recreational facilities are needed in the Saugatuck area. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2: LOW PRIORITY, 4 & 5: HIGH PRIORITY, 3: HAS BEEN OHi ITED 6: TOO FEW TO LIST basketball courts bike peths boet 1eunchi ng ramps camping community center cross country ski trails fitness center golf course fl1k1ng trails horseback tra11 s ice rink Lk. front open space(Lk. HI) Lk. front open spece(Lk.Kal) public Hennes private merines movie theater neighborhood playgrounds perks picnic arees raquetbell courts riverfront open spece(Kel river) senior citizen center shuffle boerd softbell ff elds swimming pool(s) tennis courts .Q.21: LOW PRliRITV 51.3 16.7:C 33. 11 45.4:C 42.01 25.01 35.41 59.91 27.0:C 51.51 46.41 25.61 31.81 39.41 60.3:C 43. 91 60.01 46. 11 49.7:C 72.41 28.8:C 30.0:C 58. 91 62.21 46.91 53.0:C 14.BI 66.0:C 45.01 32.11 33.61 61.5:C 33.91 18.11 62.41 18.21 37.7:C 60.71 49.71 36.91 10.61 37. 71 20.41 41. 11 31.31 5.21 48.6:C 24.51 17 .01 16.61 36.71 23.71 WATERFRONT DEVELOPNENT & SURFACE WATER QUALITY Which of the following best desribe your use (s) of nearby water bodies. (VALUES REPRESENT PERCENT CHECKED) ~ sw1mm1ng ~I sunbathing fishing(boat) 12.01 ------- -- HIGH PRIORITY 6.81 6.81 a½i:c '68.71 56.91 33.71 21.k1 4.71 4.21 6.81 �■ ~~ cont. is ing{shore) nature study sailing windsurfing waterskiing powerboat t ng scuba dtvtn~ waterfowl unt. ice ftshing ice skating cross country ski. snowmobi 1i ng iceboating other I dont use it }5\ 1f.51 · 28.21 11.71 3.41 10.21 24.61 1.01 7.61 4.21 0.51 10.21 2.61 1.31 ~5 24.BI 17.21 6.61 12.51 • 31.11 0.51 1.01 5.21 4.41 9.11 1.61 2.91 34.7:C 35.21 16.6,S 21.71 39.71 8.41 1.31 0.81 1.01 12.51 2.91 0.81 6.01 5.01 3.11 I ~I 10.41 3.41 3.71 B.91 14.61 0.51 4.21 6.81 2.11 5.51 2.11 1.61 . {I\ 22.71 .(l.22: Which term best describes your opinion of the present water quality of the following water bod1es. KR f!i very good po?cl a1r poor ver_-w poor don t know &1 5.01 20.41 26.51 33.11 9.61 6.71 15.21 32.11 31.21 11.51 11A1 32.01 30.21 9.21 4.01 7.11 ~I 6.91 21.71 17.61 8.51 40.91 9.23: Bcsed on your experience in recent years the water quality of the following water bodies has. Hffz improved great 1¥i improved slight y 16.81 30.61 stayed the same deteriorated slightly 17.61 detert otated great 1y 12.41 don't know 12.41 .(1.24: ,. rl".. 1~1 13.61 32.21 18.91 12.31 12.01 10~ 19.91 35.81 20.81 5.91 7.01 7~ 9.51 25.01 5.91 2.61 49.01 Indication of feeling about the adequacy of the followtng faciltttes on each water body. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2: INADEQUATE, 4 &. 5: ADEQUATE, 3: HAS BEEN OMITTED DESCRle:!1011 u. a~~~ ~~~ boat launch boat sltps(r) 21.1 boat slips{c) 9.2 marinas 18.9 swim.beaches 26.2 boat ser-11ce 18.7 pumpout f aci 1. 24.5 fish cleaning 29.2 camp grouds 39.0 parks 26.9 public rest. 32.7 other pub. acc. 37.0 des boat mom 44.9 des no wake 27.2 41.9 56.9 55.9 36.9 42.0 35.3 33.0 26.3 45.0 39.6 20.0 26.8 49.0 ft 20.2 9.1 19.6 28.6 14.7 16.4 28.7 41.5 26.3 30.1 35.6 44.4 25.7 45.6 64.3 60.3 32.8 46.9 37.6 33.1 27.7 48.7 42.3 17.9 25.9 47.8 U1 M 1i~~ 23.5 17.5 20.6 20.7 14.9 19.4 19.4 20.3 51.7 26.7 45.8 33.3 36.4 13.1 20.6 24.7 77.3 27.6 18.8 19.2 17.2 52.0 28.9 25.7 21.4 42.3 A 19.6 13.7 16.6 11.4 9.7 12.5 17.2 39.3 32.3 22.8 27.0 28.2 17.6 24.9 27.5 22.5 20.4 21.B 16.0 17.6 17.7 17.7 19.9 18.9 19.9 37.8 ~ "" �Should the City c,ctively cooperote in the construction of on areawide marina. ( 1= strongly diseJgree to 5= strongly eJgree) 1= 33.61, 2: 13.81, 3: 11.91, 4: 8.91, 5: 31.71 OTHER LAND USE QUESTIONS Do you think summertime festiY81s ere good for the 58ugetuck eree. yes= 76.81, no= 11.11, uncertain= 11.61 !1.27: Which, if eny, of the following types of ·home occupations· do you favor being permitted in resi denl 1811 y zoned erees. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= OPPOSE, 4 & 5: FAVOR, 3: HAS BEEN OMITTED bed & breakfast h8irdressers/berbers music 1essons d8ncelessons accounting/ta)( prep. lew offices medical offtces edult foster cere dey care ·evon·, ·emway" typing services dressmeiki ng/ a1t. ceramics clothing boutiques bakery ptzzana smell engine repair antique seles .Q...21t OPPOSE FAVOR 44.81 6.71 11.31 13.01 34.31 44.61 36.81 26.61 34.11 13.01 9.31 39.81 60.81 66.91 70.91 59.01 48.21 40.21 84.41 76.71 72.11 43.91 42.61 42.51 49.41 49.51 71.21 78.31 37.01 22.01 19.51 16.31 20.11 37.81 28.41 67.31 Whet 8re your priorities for Blue Ster Ht ghwey. NOTE: ORIGINAL PRESPONSES HAVE BEEN COLLAPSED 1 & 2: LOW, 4& 5: HIGH, 3: HAS BEEN OMITTED better lighting uniform sign controls improve traffic flow add e center tum 1ane instell public sewer install public weter improve dretnege 1mprove eppeerance creete commerci81 strip more tourist orientated bus. more shopping more industry more personel sendces more auto services more offices fest food rests drive thru businesses no changes A 31.31 32.51 23.21 27.11 30.31 31.81 23.01 43.41 58.51 34.51 29.31 38.01 42.51 35.31 40.11 40.01 61.11 HIGH sf]i 52.31 48.01 50.81 41.21 38.71 35.01 66.81 37.31 28.31 41.11 49.81 47.91 35.41 38.01 50.01 40.41 19.21 �■ eef& cont. e er 1ane str1 ping re surfacing uniform speed limit bike bath more trees ~ 6~.~~ 13.01 34.61 22.41 33.71 65.31 56.61 69.91 48.41 ~ ENVIRONHENTAL PROTECTION g~ What 11mitat1ons, if any, should be imposed on development in eech of the following areas. ( 1= no new deve 1opment, 2= very 1ow density, 3= moderate density) (4= No special regulation) 1 eTo) forested sand dunes open sand dunes 84.41 wetlands & swamps ad'1oining 73.11 wet 1ands & swamps in and 70.61 along the Kal. river 39.01 along Kal. lake 39.01 along Lk. Ml 34.81 along Silver Lie. 35.31 !).30: r& -rlr 10.41 1.61 16.21 12.71 32.81 31 .91 43.61 28.21 6.41 13.31 19.51 21.51 16.81 24.51 "" 4 1.91 2.51 4.21 3.41 8.81 7.61 4.81 12.11 PUBLIC SERVICES How would you rate the following local pub11c services. NOTE ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= POOR, 4 & 5: GOOD, 3: HAS BEEN OMITTED ambulance animal control building inspections fire protection first responder unit tnturban bus 1and use p1tmni ng librar~ other tty Hall services parking in downtown park mainteinace playground equip. pol1ce protection property assessment pub1i c boet 1eunches schools K-6 schools 7-12 schools- community ed. sewer serv1 ce snow remove 1 storm drainage street lighting street mai nta1 nonce street resurfacing water service waterfront maintenance zoning enforcement ~ 42.01 37.01 6.81 6.71 6.51 65.61 17.91 37.41 64.91 25.91 29.81 17.21 49.91 45.51 6.81 9.11 10.51 20.81 8.71 25.61 32.21 46.21 68.21 24.91 31.61 46.01 fi 14.91 24.11 71.01 69.71 73.81 13.51 65.21 31.01 9.71 55.71 38.31 53.21 24.61 22.71 63.31 58.01 60.81 53.51 61.31 35.61 35.41 22.21 9.31 41.01 28.01 23.71 ff:::' ,,,.. ~ �9.31: Whot ore your priorities for how the City spends your tox doll ors. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= LOW, 4 &. 5: HIGH, 3: HAS BEEN OMITTED preventing crime enforcing ord1 nences traffic enforcement fire protection ombulence service weter supply sewer service street repeir pork &. recreot ion improve perking downtown senior progrems 1mprove Cfty appearance plan for future weterfront improvement interurben bus economic development Jl,32: rt 58.91 53.41 91.81 72.91 86.11 83.91 78.71 48.31 40.81 22.51 55.41 79.71 56.21 41.11 42.21 16.91 27.01 1.11 10.41 7.11 8.31 2.31 31.61 37.61 41.11 23.21 13.31 24.81 39.61 23.11 How frequently do you use the following services. ( 1= never, 2= less Ulen 1 time/month, 3= one time/month) (4= one time/week, 5= more often) recycling center interurb. bus service river bluff perk Seug-Doug 11 brery ovor beocfl Douglas beech sun clown pork shultz perk Seug Dunes St. pork beel'.'Y field wicks perk other perks City Hell services Q.all: H1GH 62.9) ~I 1 79.21 66.91 64.81 34.91 9.81 68.71 84.71 64.51 52.81 78.21 51.81 67.41 30.81 2 8.71 27.01 26.41 46.41 28.21 17.91 10.81 26.21 26.81 12.11 22.41 18.01 38.71 _3_ 8.71 0.61 4.51 12.01 21.11 7.51 3.11 3.71 13.11 2.51 8.31 11.41 21.51 4 3.41 1.41 0.61 3.41 18.41 0.81 0.81 3.41 1.11 2.81 12.21 1.21 6.01 5 Ml 4.11 3.71 3.41 22.51 5.01 0.61 2.31 6.11 4.21 5.31 2.11 3.01 If it meent en increese in generel property texes, which of the follwing services do you tflink Saugatuck should increase or odd. police protection f 1re protect1on better St. me1 ntenence more perking better wet er que 11 ty better sidewelk sidewelk snow removel new street 1ight i ng more flowers &. trees community Rec. center seniors center industriel perk drei nege contro 1 tresh collection CHECK!° 17.5 13.81 37.31 28.71 48.81 25.61 10.41 16.71 20.91 18.81 11.51 14.91 9.41 23.51 �g....3..3..:. cont. com61ned meint. ger8ge economic development 24hr. medic81 service community poo 1 .QM;, Which of the following stetements is closet to your position on government services end property texes. nice to heve better services, but... I would like better government services, ... 1oc81 government tnes to do to much, ... other !1.35: Pl ace e check before eech of the f o11 wing City boerds/ commissions 8t which you h8Ye et tended 8 meeting in the 1est 2 yeers. city council plenning commision zoning t>oerd of appee 1s board of review(taxes schoo 1 boord Seug twp. fire district i nterurben trons. system Kol. Lk. water & Sewer Auth. ~ - CH~~~~ 38. 11 21.41 17.51 8.61 · 5.21 5.21 12.51 How responsive do you feel these parts of locol government are to Saugatuck citizens. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= NOT RESPONSIVE, 4 & 5= RESPONSIVE, 3= HAS BEEN OMITTED NOT R~f ONS IVE city council 5 . ,t planning commision 44.71 zoning tioerd of eppeals 39.31 board of review(taxes) 49.81 school board 21.51 Seug. twp. fire district 3.51 interurban tnms. system 22.51 Kal. Lk. weter & Sewer Auth. 33.51 g~ RESPSNS IVE 2 . 11 31.01 23.61 13.01 39.91 57.41 37 .Bl 31.61 Should the City adopt e policy of consolidating services with other governmental units. yes: 5B.01, no= 7.51, uncerte1n 34.51 Q.38: If yes, what services should be consolidated. NOTE: THESE VALUES CORRESPOND TO THE PERCENT WHO ANSWERED ABOVE sewer water strorm water ·ves· ~~EP 54.01 37.11 I �CHECKED Q.38: cont: pol1ce street & rocds perks & summer Rec. ple~ning zomng building permits ct ty meneger comb. vehfcel metnt. other 50.11 44.41 41 .81 44.11 44.91 30.51 28.51 36.81 Should the City of Seugetuck, the V11lege of Dougles1 end the Township of Scugetucl< consolidete into e single unh. of government. yes= 52.81, no= 47.21 BACKGROUND INFORNATION Q.40: Are you a registerd voter. yes= 85.41, .QM;. no= 14.61 How meny ye8rs heve·you resided 1n the City of Seugeituck. CH~fiP less then 1 1- 5 5 - 10 10-20 more than 20 Q.42: 15.21 21.11 29.11 32.51 How many more years do you think you will stay in the Saugetuck area. CHE~KED less thtm one 3. more than 1O yrs ~ * 5.61 20.81 69.61 1 - 3 4 - 10 How many months of each year do you typi ca 11 y reside in the Saugatuck. 60.81 responded thct length of stay is 12 months 9.51 responded that length of stey is less then 6 months Q~ Please check each of the following theit cpply to you. residential property owner renter own or manage e business in area Q.45: C~CKiP 4.0 3.41 11.71 Which of the following best represents where you live. ( on the dunes/bluff elong Lk. Ml on the dunes olong Kolcmozoo Loke elsewhere Dlong Kalamazoo Lake 81 ong Ka 1amazoo Ri Yer CHECKiP 2.7 0.51 16.31 12.21 �gAS:. cont. CH~CKED .01 along Silver Leke elswllere elong the Kel. river on hi 11 in Seug. else. in Seug. neer downtown Doug. else. in Doug in Arg. eree of Seug. twp. else. 1n Saug. twp. .QM;, 2.21 45.31 16.61 1.41 1. t I 0.51 0.01 Whet is the highest level of educetion you heYe finished. CHECKED less than high school high school graduate some co 11 ege essociate's or technical degree college graduete grad. or prof. degree 1.11 12.3:i 18.61 1.61 36.71 29.61 I g.47: ( ), Please provide the following informetion abouteach person that norma 11 y 1i ves in your houseno 1d. A\/ERAGE AGE OF RESPONDENTS 54.32 SEX OF RESPONDENTS mete female 63.31 36.11 EMPLOYMENT STATUS OF RESPONDENTS employed not emp 1oyed 67.31 32.71 COMMUNITY Douglas City of Saugatuck Seu~. Township Hol end other 7.51 44.01 0.51 24.11 23.71 PERCENT OF RESPONDENTS RETIRED 38.31 ,.,,..\ I �• APPENDIX D Soil Types - Tri-Community Area • ........-----=-• �SOIL TYPES - TRI-COMMUNITY AREA SOIL TYPE AND SLOPE SOIL NUMBER LIMITATIONS FOR SEPTIC TANK ABSORPTION FIELDS LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY A- SANDY, RAPID PERMEABILITY, LOW WATER TABLE 44B Chelsea loamy fine sand, 0-6% 44C Chelsea loamy fine sand, 6-12% 44D Chelsea loamy fine sand, 12-18% 44E Chelsea loamy fine sand, 18-30% ' l0B Oakville fine sand, 0-6% l0C Oakville fine sand, 6-18% J· l0E Oakville fine sand, 18-45% Oakville fine sand, loamy substratum, 0-6% 53B Urban land - Oakville complex, 0-6% · 72B SE4 SE4 SEl, SE4 SEl, SE4 SE4 SE4 SEl, SE4 SE3, SE5, SE4 SL CATEGORY B - SANDY, RAPID PERMEABILITY, IDGH WATER TABLE ' Brady sandy loam, 0-3% 19A SE3 > 57A Covert sand, 0-4% SE3, SE4 . SE3, SE4 Matherton loam, 0-3% 22A Metea loamy fine sand, 1-6% 27B SE4, SE5 Metea loamy fine sand, 6-12% 27C . SE4, SE5 Morocco fine sand, 0-3% 70A SE3, SE4 Morocco-Newton complex, 0-3% 15B SE3, SE4 Pipestone sand, 0-4% SE3, SE4 26A Thetford loamy fine sand, 0-4% 51A SE3 Tedrow fine sand,0-4% 49A SE3, SE4 SL MDl SEl SEl SL MDl SEl SL SE4 SE3 MD3 SE3 SL MDl SE3 SE3 SE3 SE3 SE3 CATEGORY C - WET, HEAVY, SLOW PERMEABILITY Blount silt loam, 1-4% Capac loam, 0-6% Capac-Wixom complex, 1-4% Glynwood clay loam, 1-6% Glynwood clay loam, 6-12% Kibbie fine sandy loam, 0-3% Marlette loam, 6-12% Marlette loam, 12-18% Marlette loam, 18-35% Marlette-Capac loams, 1-6% Metamora sandy loam, 1-4% Rimer loamy sand, 0-4% Seward loamy fine sand, 1-6% 41B 16B 21B SB SC 33A 14C 14D 14E 75B . 42B 28A 60B SE3, SE5 SE3, SE5 SE3, SE5 SE5, SE3 SE5, SE3 SE3 SE5 SE1,SE5 SEl, SE5 SE3, SE5 SE5, SE3 SE3, SE5 SE5, SE3 City of Saugatuck Comprehensive Plan SE3 SE3 SE3 MD3,MD2 MDl, MD2, MD3 SE3 MDl SEl SEl SL SE3 SE3 SL �• SOILTYPE AND SLOPE _ J,11\fITATIONS FOR SEPTIC TANK ABSORPTION FIELDS SOIL NUMBER LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY D - VERY WET SOILS, ORGANICS, FLOODPLAINS - Adrian muck Algansee loamy sand, protected, 0-3% Aquents and Histosols, ponded Belleville loamy sand Brookston loam Belleville-Brookston complex Cohoctah silt loam, Cohoctah silt loam, protected Colwood silt loam Corunna sandy loam Dune land and beaches Glendora loamy sand Glendora loamy sand, protected Granby sandy loam Houghton muck - ·' Martisco muck Napolean muck Newton mucky fine sand Palms muck Pewamo silt loam Sebewa loam Sloan silt loam SE6, SE4 · SE3, SE{4 6 73A 50 48 .. 17 64 l ; • 29 · .J: 65 30 ., 36 ::.:· 4 2 74 39 i'-, ., I I . ,I ( SE6, SE5 SE6 SE6, SE5 SE3, SES SE6 SE6 SE6, SE5 SE6, SE3, SE4 SE6, SE4 SE6, SE4 SE6''' SE5· . SES, SE6, SE5 SE6 SE6, SE4 · SEU, SE6 , .. SE5, SE6 ' ,··. SE4, SE6 SES, SE3, SE5 5'. 67 47 69 7 45 23 62 SE6, SEl0 SES, SE3 SE6 SE6 SE6 SES, SE3 SE8,SE6 SE6 SE6 .,. ~' ... ,: SES, SE3 SES, SE6 SE6 SE6, SEl0 SES, SE6 SE6, SEl0 SE6 SE6, SElO SE6 SE6 SES, SE3 CATEGORY E · WELL DRAINED LOAM.AND LOAMY FINE SAND Ockley loam, 6-12% Ockley loam, 12-18% Ockley loam, 18-30% Riddles loam, 6-12% Tekenink loamy fine sand, 6-12% Tekenink loamy fine sand, 12-18% Tekenink loamy fine sand, 18-35% 12C 12D 12E 63C 31C 31D 31E ~ MDl SEl SEl~ MDl MDl SEl SEl ..t MD2,MD1 SEl SEl MD1,MD2 MDl SEl SEl > CATEGORY F · WELL DRAINED LOAM AND LOAMY FINE SAND Ockley loam, 1-6% Oshtemo-Chelsea complex, 0-6% Oshtemo-Chelsea complex, 6-12% Oshtemo-Chelsea complex, 12-18% Oshtemo-Chelsea complex, 18-35% Riddles loam, 1-6% Tekenink loamy fine sand, 2-6% ... 12B UB UC UD UE 63B 31B SL SL MDl SEl SEl SL SL City of Saugatuck Comprehensive Plan MD2 SL MDl ·sEl SEl MD2 SL ' �UNCLASSIFIED SOILS Aquents, sandy and loamy Pits Udipsamments 34 18 66 KEY FOR LIMITATION CODES SEVERE LIMITATIONS: SEl SE2 SE3 SE4 SE5 SE6 SE7 SEB SE9 SEl0 SEll SLOPE SHRINK-SWELL WETNESS POOR FILTER PERCSSLOWLY PONDING -CUTBANKS CAVE FLOODING _. EXCESSIVE HUMUS LOW STRENGTH SUBSIDES MODERATE LIMITAXIONS: MDl MD2 MD3 SLOPE SHRINK:: SWELL WETNESS SLIGHT LIMITATIONS: SL SLIGHT LIMITATIONS .f City of Saugatuck Comprehensive Plan �! ' N A SAUGATUCK SOIL TYPES � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Saugatuck_Comprehensive-Plan_1989 Creator An entity primarily responsible for making the resource City of Saugatuck Planning Commission, City of Saugatuck, Allegan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1989-11 Title A name given to the resource City of Saugatuck Comprehensive Plan Description An account of the resource The City of Saugatuck Comprehensive Plan was prepared by the City of Saugatuck Planning Commission in cooperation with the Saugatuck City Council and Coastal Zone Management Program, and with the assistance of the Planning & Zoning Center, Inc. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Saugatuck (Mich.) Allegan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c5b564f1cbf5b7dfcd24b2e350b8b2b9.pdf f79dff98943d86feaa72cd6c237a6e88 PDF Text Text -, .... I I ,,~' j lI I j 1 i I i -· i , I l A ,t j i 1' . J f • / ; I i / '' ' �. CITY OF ST. JOSEPH COMPREHENSIVE PLAN August, 1976 AMENDED - January, 1977 - PREPARED BY CITY OF ST. JOSEPH PLANNING COMMISSION James Heathcote, Chairman Ray Freridge, Member Neil Berndt, Vice Chairman Richard Lambrecht, Member Bu.rton Baker, Member Donald McGrath, Member John Fetters, Member James Mason, Member Gratten Nowlen, Member A note of appreciation to Carl Conklin, Director of Building & Inspection Gerald Heppler, City Manager Richard Kiesel, Assistant City Manager Technical Assistance Provided By Southwestern Michigan Regional Planning Commission Thomas Sinn, Past Executive Director John Kowalski, Senior Planner James Muldoon, Senior Planner S.B.D. Marks, Graphics Lana A. Veine, Secretary �-- I CITY OF ST. JOSEPH PLANNING COMMISSION ADOPTION RESOLUTION ST. JOSEPH MASTER PLAN WHEREAS, the Municipal Planning Act, Act 285, P~A. 1931, states that planning commissions shall make and adopt a master plan for the ur ose of encoura in and guiding orderly and efficient future growt an development o e c1 WHEREAS, in accordance with Act 285, P.A. 1931, as amended, notice of a public hearing has been duly published and on August 5th ;1976, the public hearing was held at the St. Joseph City Hall for the purpose of making public explanation of the £_reposed master plan and downtown development plan and receiving public comments and ·recommendations regarding the plan; and WHEREAS, the St. Joseph Planning Commission has given due consideration to the public comments presented at the hearing: BE IT THEREFORE RESOLVED, that the St. Joseph Planning Commission hereby approves and adopts the St. Joseph Master Plan and Downtown Development Plan dated August, 1976, as requ1rea by the-aforementioned state legislative act to encourage and guide future growth and development of the city in an orderly manner. RESOLVED ON THIS Second DAY OF September, 1976, AT A REGULAR MEETING OF THE ST. JOSEPH PLANNING COMMISSION ACCORDING TO THE FOLLOWING VOTES OF THE PLANNING COMMISSION MEMBERS: Yes Burton Baker Neil Berndt John Fetters Ray Freridge -Richard Lambrecht Donald McGrath James Mason Gratten Nowlen James Heathcote No Absent X X X X X X X X X J~s Heathcote, Planning Commission Chairman L & _.--t?4,1 / ·> f c ~(j_;{/L;..;/ (__/ · Carl ConkYin, Recordinq Secretary I �I • CITY OF ST. JOSEPH PLANNING COMMISSION AMENDMENT RESOLUTION '. ST. JOSEPH MASTER PLAN WHEREAS, the Municipal Planning Act, Act 285, P.A. 1931, states that planning commissions shall make and adopt a master plan for the purpose of encouraging and guiding orderly and efficient future growth and development of the city; and WHEREAS, in accordance with Act 285, P.A. 1931, as amended, notice of a public hearing has been duly published and on January 6, 1977, the public hearing v1as held at the St. Joseph City Hall for the purpose of making public explanation of the proposed rev1s1ons to the master plan as adopted on September 2, 1976 and for receiving public comments and recommendations regarding the plan; and WHEREAS, the St. Joseph Planning Commission has given due consideration to the public comments presented at the hearing: BE IT THEREFORE RESOLVED, that the St. Joseph Planning Commission hereby approves and adopts the revisions to the St. Joseph Master Plan dated January, 1977, as required by the aforementioned state legislative act to encourage and guide future growth and development of the city in an orderly manner. RESOLVED ON THIS SIXTH DAY OF JANUARY, 1977, AT A REGULAR MEETING OF THE ST. JOSEPH PLANNING COMMISSION ACCORDING TO THE FOLLmHNG VOTES OF THE PLANNING COMMISSION MEMBERS: Yes Burton Baker Neil Berndt John Fetters Ray Freridge Richard Lambrecht Donald McGrath James Mason Gratten Nowlen James Heathcote Absent No X X X X V I\ X X X X Jame~Heathcote, Planning Commission Chairman r· __. /4P/-~ £:1iL:·"-. l -~ -~ :,'..,L~ / - L-::___ _ _ _ _ _ __ Carl Conklin, Recording Secretary �CONTENTS SECTION I . POPULATION SECTION I I LAND USE SECTION III SECTION IV . . HOUSING .... SECTION V SECTION VI .... . . • ECONOMIC PROFILE ' ... . . . .. PARKS AND RECREATION ... . SECTION VI I . . • . . PUBLIC FACILITIES AND UTILITIES . • . . TRANSPORTATION SYSTEM ANALYSIS SECTION VII I . . RECOMMENDATIONS Maps Page .. Neighborhood Analysis Areas Existing Land Use · . . . . . . . . .. .. .. Water Distribution System II-5 ... VI-3 Sanitary &Storm Sewer System 1972 Traffic Flow VI-5 .• . VII-4 ... 1972 Street Network ... . Existing Network of Streets Serving Principal Traffic Flow . . . . . Proposed Street Cl ass i.fi cation System .. .. ... . . .. . . . . . . . . . . ;• ... . . . .. . Tables, Charts, and Graphs Sex by :Age (1970) ..... . . . ....... . VII- 11' . VII I-4 VIII-12 I-2 Percent Change in Total Population (1960-1970) St. Joseph, Michigan Population VII-9 Page ...... .. 1973-74 Household Characteristics for St. Joseph VII-6 . VII-7 Existing and Committed Street System Improvements for the Year 2000 Dial-A-Ride Zones ... Future Land Use Plan . I-8 I-2 .. . . I-4 I-7 �I CHARTS and GRAPHS 1973-74 Household Characteristics for St. Joseph by Neighborhoods Existing Land Use . . . . . . . . I-9 ..... II-4 Comparative Land Use Changes for St. Joseph .. .. 1940-70 Housing Trend for St. Joseph . . III-3 Owner-Rental Occupied and Single and Multi-Family Housing Unit Distribution for St. Joseph and Neighborhoods in 1974 . . . . . . . Housing Unit Transiency and Vacancy Rates for St. Joseph and Neighborhoods in 1974 . . . . . . . . . . . . . . . . . . IV-2 1970 Economic Base Indicators for St. Joseph IV-6 . . . . . 1950-60-70 Employment by Occupation for St. Joseph IV-10 1958-72 Manufacturing Employment and Value Added for St. Joseph . 1954-72 Selected Services Establishments and Total Receipts for St. Joseph . • . . . . . . . . . . . . . . . . . . . . . . . . IV-11 . . . . Inventory of Park and Recreational Facilities for St. Joseph 1975. Past Trends and Projected Demands for St. Joseph Water Treatment Plant Inter-Zone Trips . . . . . DART - O&D Trip Patterns IV-7 IV-8 1958-72 Retail Payroll, Sales, and Establishments for St. Joseph .. III-4 III-6 1963-72 Area Industrial Interrelationship for St. Joseph 1950-60-70 Employment by Industry for St. Joseph II-9 IV-12 V-3 VI-2 . VII-12 . VII-13 �. NT R O DUC T I ON -I --- ------Every community has its own unique development parameters. The City of St. Joseph is located in the core of the Twin Cities urban area. It and Benton Harbor were the original centers for urban development in the area, and therefore contained the majority of the area's older housing units and neighborhoods. The city has a small potential for new development (dis- counting redevelopment) because of its minimal amount of vacant land. St. Joseph is the are~ •s center for industrial employment and one of the area's major centers for retail sales , The purpose of this report is to present a realistic comprehensive plan and the information that led·~ to that plan for the City of St. Joseph. Urban planning is a concept which refers to the continuous advisory process of guiding land development in accordance with established policies and toward predetermined goals. environment. It represents continuous efforts to shape the physical Its ultimate aim or objective is the welfare-of -those who live and will live in the community insofar. as control of the physical environment will contribute to this end. The planning process must be comprehensive. It should consider all major physical elements that affect both public and private property. Special emphasis within the plan will be placed upon the land use, housing and transportation elements of the report because they encompass critical issues the city is presently fac i ng. �I. POPULATION Population growth, characteristics and distribution are of critical importance t in land use planning and zoning. Not only do these factors have an effect on planning and zoning, but planning and zoning, in turn, have effects on the future population of a given area. The city's future housing market will depend, to a large extent, upon the expected number and size of families, while future t_rf:_n_d_s _a_nd age composition will play the major role in determining school and park needs, special housing - ------- - - - - facilities and labor force p~rticipation. ----- -- -- -~- -- - -- -- - - - -- -- - ---- Overall, population changes influence a need and potential for expansion of commercial and industrial development and the demand for public services and facilities. CITY-WIDE DEMOGRAPHIC CHARACTERISTICS Within the past 24 years, the City of St. Joseph has experienced approximately an 11% increase in population. Between 1950 and 1960 there was a 5% increase in the city's population (adjusting for annexation) compared to a -6% population decrease from 1960-1970. The U.S. Bureau of Census population estimates establish the city's population at 11,262 as of July l, 1973, indicating an average yearly population growth rate of approximately 0.6% between 1970 and 1973. The 1973 and 1974 R. L. Polk City Directory surveys show a 0.6% popu- lation increase between the surveys. As indicated in Graph I-A, the age distribution of the city's 1970 population _ is disproportionately hig~ in the male and female 50-70+ age group and low --- ---- - - -- - . in the male and female 0-14 and 25-39 age groups when compared with age break- ---------- downs for the county and the state. I-1 Also illustrated in Graph I-A is the �bl' dPll 1 - A SEX BY AGE (1970 ) PERCENT CHANGE IN TOTAL POPULATION (1960 - 1970) ST. JOSEPH CI T Y (X 100) MALE 98765432 FEMA L E 1234 5 6789 1 460 ----252 302 324 350 355 300 239 - ·•· ?98 -- 341 -~- •. ·- ·- ·-· --~- -- .. - 231 - 392 412 4?7 340 528 ?42 - 460 _ - - - 385 322 . -. 479 529 10 - + 0 10 20 40 30 50 ••••••••••••••••••••••••••• 11'54 _; 111111 10 .2 65-69 60 - 64 11 11 u• 12.4 11111111111 70.6 - ■■■ ■ 111111111 73_5 1111 7. 6 4.6 Ill 26. 7 111111111111111 45 ,Q 11111111••··••1••··~ ·••1 37_1 1111 • 11111111 • 1111111 lt ■ Ull l 0. l 1 ···············•• • 111111111 •_11 21. 9 10- )4 382 3B4 -- 20 15- 19 1Z!l -- 30 70- 74 30-34 75-29 20- 74 313 . 40 75+ 35-J? -· 50 55- 59 50-54 _4 5-59 40-44 ,......._. - 33 2 407 AGE •••• 33 _9 Q. . . . . . . , 11 17 _4 11• ■■ •1111 5-9 34.3 ••················· BERRIEN COUNTY (X IO00) MALE 98765432 2 , 239 FEMALE I 2 3 4 5 6 7 8 9 J 759 AGE 2 .330 2.6 75 40 30 20 10 - 4 'i95 •H1 ■.!_1_•_1_1-'-1t;"'"·""<_ ____ • ■■■ 1•••11• ' I . I _ • 1111 • 11 u 11 21.9 45_4q 255]~:~~~~= ~~~~iiii:1; 4~ 495 --==== ~4=·tf4l3!5~ 0~6{7: : : ~ ~~ .71 8 5 549 5 157 50 4.0 11 - - - - - - - -- - - - ,1-•_11111 40-44 5 345 40 ··················••37_4 50-54 ___ 5 , l 5G 4.437 30 20 10 • 2. 7 3 9?9 4 354 + 0 - -- -- - ------1 ' 1"17 4 ,4) 7 50 75+ 70-74 65- 69 _________ I 17 . 91111111111 30-34 10.s 11111 • 20-?4 -2§.L _ 8. '@___ 8,fi.!2.____ __ _ 7 .639 15-1 9 JLl.12 10- 14 8 .331 5-9 0-4 7 . 36 5 6 ■■ •1111111111 71. 25-29 6 .452 7.3 16 ------- _ · - - - - 35-39 lI 6 2. 5 I _ ___ ________,_•··············~•-■-■~!.'!..!L.l_ _•_•_•_•_ •_ ■■~-•-■...■ 1111113 s . e __________ __ _._._._.._._._._._17_._7______ I 2.1 14 . S 1111111• 20 10 - MICHIGAN STATE (X 100,000) MAL E 9 87 65 4321 701 328 257 814 759 354 230 493 ?39 490 293,503 328 .837 436 4?0 498 844 471, 266 4JQ_.QQ, FEMALE 23456 7 209 .925 246,220 27 1 .407 268.G96 243 579 749.275 300 .095 373 907 436 .204 430 42 1 452 , 552 194. )67 89 A GE 50 40 30 + 0 10 20 30 40 50 75+ ••••••••••••••••••••••• 40.9 70-74 li5-69 60-64 55-59 50-51\ ....... 10. 3 111 5. 0 111111111 14. 8 .......... 16. 6 14.7 ........ 11111111 ! 3 .8 --- 9 .3 111111 ............... 25.3 ,•.......................... - - - - - -- --- --- ----- 20-24 15- l <J ----------··························· ••••••••••••••1111 J l . 7 . 10- 14 1111 S. 1 5-9 11 Q.... ...... 0-4 L? -- ---- 20. 0 -- - 14. 7 11 111111111111 45-49 40- 44 35-39 30 -34 25 - 79 1970 ~- - _. 57. 7 1111 Ill ~4. 7 �fact that the aforementioned relatively disproportionate concentration of age groups within the city were initiated or have been reinforced by age group shifts occurring between the 1960 and 1970 census counts. The city's 50-70+ age group increased 20.4% between 1960 and 1970 as compared to Berrien ------- - --- County's 16.9% increase and the State of Michigan's 18.2% i~~rease ~ The . city's 0-14 and 25-39 age group population decreased significantly between 1960 and 1970, a -27.5% and a -27.6% respectively, compared to nominal increases in the same age groups for the same time period for the county and state. • This data indicates that in comparing St. Joseph's demographic trends with the state's and county's, it is evident that the city has become a community with a relatively abnormal age distribution of its populace. Graph I-Bis a graphic portrayal of a number of household characteristics and their percentage change between 1973 and 1974 for the City of St. Joseph as provided by the R. L. Polk Profiles of Change surveys." The shaded areas of the bar graphs indicate the range of the national average for that particular household characterist~c. As indicated, the percentage of total households with children, and percentage female headed households with children, and percentage rental households, are below the national average range; while the percent of one person housenolds is above the national average range. It should be qualified that the household data in Graph 1-B is only available for changes occurring between 1973 and 1974, thereby reflecting only a one year trend. The percentage change portion of the graph should also be viewed in light of the 4% increase in total number of households for the city. An increase in a household subcategory less than 4% would therefore signify-:-a·· proportional decrease in that subcategory. Of the total household subcategories, only female headed households with children, one person house1-3 e �- Graph I-B 1973-74 HOUSEHOLD CHARACTERISTICS FOR ST. JOSEPH 3_,___9 100 00% 80 _ _,...._.._,% 1974 Characteristics ~ National - 60 40 I Average Range I !::. I I 30.3% I___ _I 3L6% I I 32 .1% 20 , 8% ,-----,,-- O _._____C._u_r_r_en_t._______.__p_e_r..:...c_en_t..____P._e_r_c_e_n.__t____,'-pe_r_;_c_e_JnLt-'--__,LP-er_c_e_n,Lt____JP'-e_r_ce_n_tL.-----P1-e_r_c_e-nt..,__ Households One-Person Households Female Heads Renters Households Husband/Wife Households w/Children w/Children Households w/5 or more Households Households . Persons LY, 1973-74 ?ercent Change r----.-LLi t f f j j J% 11.2% 4% • ,· o 7p I I j f 1 4.3% 1 '% j �holds, and rental households have experienced relative increases. While the relative proportion of households with children, households with 5 or more persons, and husband/wife households decreased. These shifts within house- hold subcategories represent a one year trend towards a change in the character of the city's households. As previously stated, the city's population stratification has a comparatively high concentration of residents in the upper age brackets. This stratifi- cation causes the percentage of females in the childbearing age (15-45) to be proportionately less than in the county or state thereby limiting the future r1et increase in city residents through natural incr2ases (birth5). At present, the City of St. Joseph has a minimal quantity of residentially developable land within its boundaries, and has also expressed a desire to curtail the subdivision of its existing housing stock. These factors will assumedly preclude any future significant increase in the city's housing supply through subdivision of existing housing stock or new construction on presently vacant lots. As indicated in Graph I-B, between 1973 and 1974, the city experienced an i-ncrease in one person households and a proportional decrease in households with children. If these trends were to continue, the city's resident per household ratio would:decrease. This trend of decreasing residents per household ratio and the city's assumed static housing stock would presumably preclude future expansion of 4ts population via migration. Based on the previously established premises that the city's future population natural increase and migration rates will be minimal, we project that the city's population has peaked as of 1974 and that new additions to , I • �the city via natural increase {births) and in-migration will merely offset natural decreases {deathsr and out-migration to the year 2000 as indicated in Table I-C. ' These projections are based upon the assumption of there being no major redevelopment or clearance projects within the city during this time period. DEMOGRAPHIC CHARACTERISTICS BY NEIGHBORHOODS The 1973-74 R. L. Polk surveys {Table I-D) indicate a concentration of one person households in neighborhoods 3, 4, 5, 6, 7, and 13, with all but neighborhood 13 being in the older portion of the city (Map I-E). This is a significant concentration relative not only to St. Joseph, but for the entire Twin Cities area. The distribution of St. Joseph's households with children is significant in that the city does not have any neighborhoods with a concentration of 50% or more, while a majority of the St. Joseph Township and Lincoln Township neighborhoods immediately south of the city limits do have concentrations of households with children of 50% or more. The number of female headed households with children within the city is minimal. However, it should be noted that the major concentration of these families is within the older portion of the city, neighborhoods 3, 6, and 7. The distribution of rental housing within the city corresponds closely with the previously mentioned di stri but ion of one_.: person households. Both house- hold characteristics are influenced by the large number of apartment developments in the southern portion of the city and Lake View Towers and Whitcomb Apartments in downtown St. Joseph. I-6 �Table I~C ' ,. ST. JOSEPH, MICHIGAN POPULATION Trends 1950 Population *10,223 ....... I ......, Yearly % Change Estimates Projections 1960 1970 1973 1974 1975 2000 *11,755 *11 ,042 *11 ,262 **11,330 ***11,330 ***11,330 (1)+.5 . -.6 +.6 +.6 0 *U.S. Bureau of Census ** ~R. L. Polk 1974 Profiles of Change *** SMRPC Projections (1) Adjusted for Annexation J I - I • 0 �--- --- --- --- --- - --- ) ) ------ - - --- CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN NEJGBORHOOD ANALYSIS AREAS ~l 1t 7! I, [. f ' ff#) 2 --· .. ._,. ~ . ...... I ;•,I-....::,~ 3 . • r>.rr '·: - ,. - .un I ,,.. -- .. - .. I. ~~r:,,· ~ YI< ' -~ ~(1· 1/ ~ · -1; I; #; , /, ( -I/ If , ,. Jl J; - . J··=•ll[ I L ~-'=..... ~~ ' ~ l ..__JL-f~- ~-1,g. J[ -, .,_ 1, ~ I• -cl ~ ~ [~ l [ _ ~ .Ill fl.e..::, IL-., -Jj; dl:_;J 11 1,:1;1: ~~ ~,1Flfl~&w tf l1 l [ J/~ 1 ~ ~,-- , ~ 1 ~-~ ' -- 1 ~ ~ (J ~ ' --_J□ c.~.~ •~I ~ I . I I ~I~~ • I (X) - ~!\\ @J I '<, \- 13 t ~: ;,: . '-· ~ "J q:, SouthwaetiarnMlchglrtAl9glonalPlarrilgCof. ______ 29070.-,,,Slr961 · Sl.~ .... .,. .... c - -.. .,.,- ,c.-- ............. .McnQ<vi49066 · li!leJn)rle6l6/98315?9 =l l N I+ -j I �I Table I-0 1973-74 HOUSEHOLD CHARACTERISTICS FOR ST. JOSEPH BY NEIGHBORHOODS / tlo ~ ,,:/' .ti' ,-r' e, '. ...... I \0 ~' ~j--,_) / v' •'\)'-•~" 1 3 ,/ .1.\' (/ . 4 ,, i"I) 5 •' \v~ > Y' ~ 6 1,V ~.., t ')--1 2, 7 . " :f) . y\i) ;fJ ~' ., . I' 8 9 10 11 12 13 14 177 123 City ,,--~ Current Households 136 190 281 l 766 218 553 544 291 297 368 Percent One-Person Households 26 31 68 100 38 30 27 21 22 13 16 58 24 30 Percent Households w/Children 42 36 9 0 27 37 31 35 34 41 41 14 40 32 2 8 4 0 5 7 4 3 2 3 4 l 2 4 Percent Renter Households 18 @; 83 0- b"a 34 25 11 18 9 10 65 40 @ Percent Households w/5 or more Persons 18 10 1 0 10 15 12 13 16 15 13 6 16 12 Percent Husband/Wife Households 71 53 19 o 49 56 62 72 73 77 77 38 69 60 Percent Retired Heads of Households 18 27 70 0 38 31 32 29 19 22 23 24 17 31 117 93 67 125 90 94 98 110 120 111 117 112 115 l 00 Percent Female Heads \'I/Children Households Average Income Index Points Source: 1974 R. L. PnH ~ �The city's neighborhoods have a comparatively low concentration of large families (households with 5 or more persons) with its largest concentrations being in the newer neighborhoods while the major concentration of the city's husband/wife households are also located in the city's newer neighborhoods. These household characteristics indicate significant demographic differences between the city's blder central neighborhoods and its outer lying newly developed neighborhoods with the exception of neighborhood 13. The city's central neighborhoods tend to all have higher concentrations of rental households, one person households, and female headed households with children while the city's newer neighborhoods with the exception of 13 tend to have a relatively higher concentration of husband/wife households, households with children and households with 5 or more persons. I-10 ,r-... �SUMMARY St. Joseph has a comparatively high concentration of residents in the ----------- - 50-70+ age gro~p category and a relatively low concentration of residents in the 0-19 and 25-39 age groups. The total city also varies from national averages in its low composition of households with children, female headed households with children and rental households and a high composition of one person households. However, between 1974 and 1975, the city did experience a proportional increase in ' households with children, one· person households and rental households. The city's older center city neighborhoods tend to have higher concentrations of rental, one person, and female headed households with children while its newer suburban neighborhoods tend to have higher concentrations of husband/wife households and households with children and with 5 or more persons. It is projected that the city's total population will remain relatively constant at its 1975 county of 11,330 residents through the year 2000 . . I- ll �II. LAND USE The land use ~urvey and analysis is the most basic of all planning studies in that it constitutes a complete inventory of the uses of land in the planning area. The land use map serves as a basic pictorial representation of this inventory and analysis. Any development proposals must take existing land use into consideration and, for this reason, the map should be constantly updated as additions and changes to the existing development pattern take place. EXISTING LAND USE The City of St. Joseph contains a gross land area of 2,037.25 acres or approximately 3.18 square miles. Of this total, approximately l ,678.5 acres representing 82.7% of the city, are presently developed. The remaining 358.7 acres are vacant. Table II-A indicates land use in acres for St. Joseph by land use category. Map II-B depicts existing land use patterns in the city. Residential Residential land use constitutes the largest single category in the city. There are 639.3 acres of residential development which comprises 31.4% of the city's land area. Seventy-nine and seven tenths (79.7) percent of the residential land is devoted to single-family use. Seventy-nine and four tenths (79.4) percent of the city's residentially developed land is located in the more recently urbanized southern neighborhoods (8-14). Commercial There are 101 .3 acres of commercial land use in the city which comprises 5% of the city's land area. Seventy-one and six tenths (71 .6) percent of the II-1 �■ city's wholesale retail commercial land use is located in the northern "center city" and its adjacent neighborhoods (1-7) while 80% of the city's personal, business, and professional services commercial land use is located in the city's more recently urbanized southern neighborhoods (8-14). The city's central business district, (CBD) is a well defined area within the city's older section where wholesale and retail is the prevalent commercial..r"\ use. The second major commercial location exists along Niles Avenue in the southern portion of the city where the major commercial uses are service oriented. Industrial Industrial land use occupies 267 acres in the city, representing 13.1% of its total land area. This industrial acreage is located in three major concentrations within the city. The lands north of the St. Joseph River, dominated by Whirlpool Corporation and Auto Specialties Corporation, contain 62.6% of the city's total industrial land use. The city's industrial park and adjacent lands south of town contain 19.6% of the city's total industrial acres. The third major location of industrial land use in the city is Industrial Island which contains 10.7% of the city's industrial land use. Public Quasi-Public ,I There are 252.5 acres of public and quasi-public (including transportation, communications, utilities, and recreation) land use in the city, representing 12.4% of the tity's total area. Unused Space There are 358.8 acres of unused space in the city, representing 17.6% of the city's total area. II-2 =--- -- - ,.., �Streets and Roads Street and road right-of-way comprise 418.5 acres of the city's total land use, representing 20.5% of its total area. II-3 �• EXISTING LAND USE* Table II-A ST. JOSEPH, MICHIGAN July, 1975 RES IDEN TI AL N.A.A. )t 1,\/,J:~1, l S.F. M.F. T.F. C:1f-1MERC Il\L INDUSTRIAL PUBLIC-QUASI PUBLIC W.R. P.B.P. M. N.M. T.C.U. P. & O.P . REC. U.S. S.R. TOTAL 23.00 l. 75 1.00 0.00 0.00 2.25 0.00 0.00 3.25 14.25 52.50 11. 50 109.50 ~-•· ~~2 0.75 0.25 0.50 0.00 0.00 155. 00 10.00 5.75 0.00 0.00 2.25 82.00 256.50 ,u ~ 3 9.25 5.00 0.75 0.50 0.00 4.50 1.00 0.25 0.00 14.50 20.00 28.50 84.25 4 3.00 2.50 3.00 6.50 7.50 0.00 0.50 0.50 12.00 10.00 73.25 5 0.00 0.00 0.00 5.00 0.50 1.00 27.50 25.00 0.00 5.00 68.00 6 24.00 25 . 00 9.50 3.50 4.25 0.00 0.00 0.00 5.50 3.00 3.75 40.00 118. 50 t:{itj/7 15. 25 5.75 1.25 8.50 1.00 10.00 2.50 4.00 0.00 15.50 15.50 15.75 95.00 ( r' 'a tr 55.00 13.00 5.00 0.00 3.25 0.00 0.50 0.00 16.50 5.00 5.75 39.50 143.50 9 120. 00 3.00 0.50 0. 00 2.00 0.00 0.00 0.00 16.00 18.00 12.00 34.25 205.75 -!o/, 12111 10 50.00 25.00 6.00 0.00 9.00 0.00 0.00 0.00 30.00 8.00 31. 50 191 . 25 11 81.00 1. 75 0.00 0.00 11. 00 0.00 0.00 0.00 7.00 0.00 5.25 31.00 137 . 00 12 48.00 0.75 0.00 0.50 13.00 0.00 0.00 0.00 17 .00 1.50 7.25 29.50 117. 50 13 48.00 0.15 10 . 50 9.00 5.25 38.00 7.00 1.00 4. 50 0.00 130.00 25.25 279.25 14 32.00 0.50 7.00 0.00 11 . 00 7.25 0.00 0.00 9.50 0.00 509.25 85 .00 45.00 33.50 67.75 218.00 49 .00 36.50 121 . 25 2.21 l.64 10.69 2.40 l. 79 5.95 1, I',.., >h /1/11,.. ·· IJ.:. ,.,._i,1 ·'(> '~~11 .l '"1M.t, I-It ~l1 · " ' TOTALS % OF TOTAL LAND AREA 25 .00 N.A.A. 4 .17 3.32 Neighborhood Analysis Areas S.F. T.F. M.F. Single-Family Two-Family Multi-Family COMMERCIAL W.R . P.B.P. 4.50 6.75 31. 75 16. 50 138.75 ~ 87.25 94 . 75 358.75 418.50 2037.25 4.65 17. 61 20.54 100.00 PUBLIC-QUASI PUBLIC T.C.U. RESIDENTIAL 1.50 26.25 P. &Q.P. REC. Transportation, Communications and Utilities Public and Quasi Public Recreation U.S. Unused Space S.R. Streets and Roads Wholesale and Retail Personal , Business, and Professional Services INDUSTRIAL M. N.M. Manufacturing Non-Manufacturing - �J I I ~ I 1 i 1 ' i lI 'I . j ~ I :c } I w / / / >- CJ) z 0 0 -, >- ..... - ~ I I (.) z -< CJ) ::::> /. / , z 0 <( (.) (.'.) z I UJ (.) CI: CI: ~ /, /, / , / / / / //, UJ co u w ,,--. JI // /, //// , ~L EJI ~ ti / / f- LI.. i _J en CD ::) a., ::J (,j) 0 <l'. z ::) <l: _J _J <l'. I- I() r(J) (.9 - z -}-en _J <l'. z w 0 (f) LL.I a:: _J u <t: 2 2 (f) ::) a::: w 0 u a::: I- 0 z 0 aj w u 0 (f) ::) ::) a., / (,j) _J CD / u ~ w z .;, ::) w .y "' X 11-5 I p / / a. . 'I J z Iifl I ' ooi I j ' ) I ' ) J 1 i I , jl d ri jj , I �LAND USE DEFINITIONS The land use classification in the preceding tabulation and map is based on the Land Use Classification Manual developed by the Land Classification t Advisory Committee of the Detroit Metropolitan Area. Residential Single-Family; includes all detached buildings designed for or occupied exclusively by one family. Residential Two-Family; includes all buildings designed for, or occupied exclusively by two families living independent of each other. Residential Multi-Family; includes all dwellings or groups of dwellings on one plat containing separate living units for three or more families, but which may have joint services or facilities or both. Commercial, Wholesale, Retail; includes all buildings and attached land used for the sale to retailers or sale to the ultimate consumer of goods for direct consumption. Commercial, Personal, Business-, and Professional Services; includes all buildings and attached land used for the provision of personal, business, and professional services. Industrial, Manufacturing; includes all buildings and attached land used for all forms and types of industrial manufacturing. Industrial, Non-Manufacturing; includes all buildings and attached land used for industrial and non-manufacturing. Transportation, Communications, and Utilities; includes terminals and service facilities for trucking, railroads, airports, bus terminals, etc., water transportation fa cilities, warehousing, water supply and sanitary sewer IJ - 6 I �installations. However, this category does not include rights-of-way of streets, roads, and highways which are separately tabulated. Also, no attempt was made to separately tabulate rights-of-way for pipelines, utilities, railroads, etc. Public and Quasi-Public; includes government, public and private schools, churches, cemeteries, hospitals, and other non-private or charitable organization uses, except recreation which is separately classified. Recreation; includes outdoor public and private recreation; such as parks, golf courses, ice skating rinks, camps, arenas, swimming pools, etc. Unused Land; is land that does not appear to presently have any active use. Streets and Roads; includes all dedicated rights-of-ways for city streets and roads. II-7 �LAND USE CHANGES A comparative analysis of the 1953 Harland Bartholomew and Associates land use tabulatjon (Table II-C) with those in Table II-A indicates a significant increase in all listed land use categories except public and quasi-public and unused lands. The most dramatic change occurred in the residential two- family category, a 210% increase, and in the multi-family category, a 186.6% increase. It should be noted that the third residential category, residential single-family, only experienced a comparatively minimal increase (18.7%) in total land use between 1953 and 1974. The increase in commercial land use (186.6%) was substantial, the majority of which, assumably occurring in the southern portion of the city. The percentage change in unused space is not comparatively large, however, the real number decrease of 407.8 acres of unused space is significant. II-8 J �Table II-C COMPARATIVE LAND USE CHANGES FOR ST. JOSEPH 1953 In Acres 1975 In Acres Percent Change 429.2 509.3 + 18.7 Res. Two-Family 27.4 85,() +210.2 Res. Multi-Family 15. 7 45.0 +186.6 Commercial 38.0 101. 3 +166.6 Industrial 152. 4 267.0 + 75.2 Recreation 62.0 94.8 + 52.9 Public &Quasi-Public 122.0 l 21 . 3 - Streets & Roads 372.2 418.5 + 12.4 Unused Land 766.6 358.8 - 53.2 Res. Single-Family Source: II-9 0.6 Harland Bartholomew &Ass. 1953 Area Plan and SMRPC 1975 Comprehensive Plan Update - �... LAND USE PROBLEMS The Existing Land Use Inventory developed as part of this study has provided insight into' a number of the city's land use problems. The following is a listing of a number of St. Joseph's more significant land use problems: 1) Small 1ots 2) Mixed land uses 3) Strip commercial development 4) Haphazard commercial development I I - 10 �Small Lots The small lots that exist in the older portion of St. Joseph (Neighborhoods 1-7) are common in most older cities. This "grid" pattern development produces a number of lots with minimal front yards (33 feet). Such lots, if they become vacant, are very unsuitable, because of limited frontage, for residential sites. -..,,,, BROAD ST. 66 34 "' 28 t ;,, 0, 50 ~ ..... ..... "' ;,,... ..... "' "' u ~ ~ .,. ~ "' I u rr "'0:, "' :::, , 66' 66 .. EL M .~· I u ST 10~ ~ ~ l:;l ~ 66 I "'"' II-11 ... �Mixed Land Use A major problem confronting several areas of the city is that of mixed conflicting ]and uses. An example of this is the Niles Avenue area between Myrtle Avenue and Columbia Avenue. Such areas strongly contribute to deterioration of adjacent residential neighborhoods, conflicting traffic uses, and the retention of adjacent vacant land in present undeveloped state. A second example of mixed conflicting land uses, is the Silver Beach area, whose potential for development as a recreational beach front area is hindered by adjacent noncompatible industrial uses. MYRTLE AVE. . • - a.. .... : 11111111 11111111 ~ : ::: ::: : ::: BOTHAM : ······ · · AVE COLUMBIA AVE. , _l_l_LL l_J_l b:;d ___ L <:::. >-I::':t-:::: _ 1 I. I__I· II - 12 �Strip Commercial Development Strip commercial development along Niles Avenue between Petrie Avenue and the city limits is another PETRIE AVE prime example of a major development problem that has occurred within the city. Such development produces extensive pedestrian and vehicular traffic circulation problems. Pedestrian movement between commercial uses across Niles Avenue is extremely hazardous. The area's numerous curb cuts and inappropriate parking lot designs COLUMBIA severely limit Niles Avenue's traffic capacity and AVE . degrades the quality of the adjacent residential neighborhoods. GARD Langley Avenue between Mohawk Lane and Margaret Place is an example of a residential street with significant traffic volumes which is experiencing strip commercial development pressures. If strip commercial development AVE . HIGHLAND .·,-: It . . _~ ~ .-.---..:-. ~~;~~jf is allowed to continue along Langley Avenue, its eventual development will be similar to that of Niles Avenue. II-13 - �... Haphazard Commercial Development Uncoordinated commercial development is an inefficient use of land which produces a napid deterioration of property values. A prime example of haphazard commercial development in St. Joseph is the 11 Southtown area" bounded on the north by the Southtown Medical Clinic, the south by the Southtown Theaters and the east by Niles Avenue. This large commercial tract has been allowed to develop piecemeal with no consideration given or continuity within the development. The major defects of this development are: 1. Uncontrolled access to Niles Avenue via numerous curb cuts. 2. Incompatibility of architectural design in adjacent buildings. 3. Poor parking layout. 4. Poor circulation between establishments. 5. Wasted space. The lack of design in this development will needlessly add to the existing congestion on Niles Avenue and encourage thru-traffic intrusion into adjacent residential neighborhoods. The combination of these undesirable effects of haphazard development will lead to gradual depreciation of the area's property values as alternatively more desirable commercial sites are developed. II-14 �SUMMARY In 1974, the major land use in St. Joseph was residential and single-family residential was the major residential land use subcategory. However, during the past 20 years, the two other residential land use subcategories, twofamily and multi-family, have experienced the most dramatic increases in land area. The recent strip and haphazard commercial development that has occurred in south St. Joseph has had severe overall negative effects upon the city. II-15 �GOALS AND OBJECTIVES Goals 1. Generally maintain St. Joseph's present single-family, two-family and • multi-family residential mix. 2. Encourage orderly and logical development within the city. Objectives l. Curtail the recent trend towards conversion of the city's single-family residential housing into two-family and multi-family units. 2. Prevent further strip commercial development along the city's thoroughfares. 3. Develop stringent site plan review regulations and procedures. II-16 �g I I I. HOUSING Housing is t he heart of the community. Low quality and instability within a community's housing stock is extremely detrimental to its overall well being. The high proportion of elderly residents occupying large houses in the older portions of St. Joseph provides a potential for housing instability within the city. To maintain and improve the quality of the city's present housing stock it is imperative that housing related changes be closely monitored. CITY-WIDE HOUSING CHARACTERISTICS In preparation of the City of St. Joseph's 1975 Housing and Community Development application, a review of the city's Building and Inspection Department records was made to determine the condition of the city's housing stock. This review was supplemented by a windshield survey of the city, conducted by the City Assessor's Office. These two surveys became the basis for estimates of the quality of the city's housing stock. A '.'substandard housing unit" for the purpose of the city's 1974 Community Development application was defined as "any housing unit having one or more major structural defects or a multitude of minor defects causing the unit to be unsound for human habitation." The two structural condition surveys conducted by the city indicated that in the spring of 1975, there were app,oximately 199 substandard housing units in the city representing 4.6% of the city's housing stock. Sixty-six and 25/100 (66.25) percent of these substandard housing units were rental while 33.75% were owner occupied units. The R. L. Polk Profiles of Change Survey conducted in the summer of 1974 establishes the ci.ty's total housing count at 4,175 units. The R. L. Polk Survey monitors four housing characteristics that are critical indicators of II I - 1 �a city's housing stability. These housing characteristics are: 1. owner occupied versus rental occupied 2. single family versus multiple family J. vacancy rates (one and two consecutive yearly canvasses) 4. transiency rates Between 1940 and 1960, the city experienced a 62.1% increase in its total number of housing units. Expressing this figure in other terms, the city experienced an 87% increase in the total number of owner occupied and a 27% increase in the total number of renter occupied housing units. As indicated in Graph III-A, between 1940 and 1960 the number of owner occupied housing units in St. Joseph experienced a gradual but constant increase in total units while the number of rental housing units during the same time period remained relatively constant. This 20 year trend was dramatically reversed between 1960 and 1970 when the total number of owner occupied housing units in the city declined by 3.6% and the total number of rental occupied housing units increased by 26%. Owner Occupied and Single-Family Versus Rental Occupied Multiple-Family High concentrations of rental and multiple housing units versus owner and single-family housing units are not an indicator of housing instability ' unless they are accompanied by high transiency and vacancy rates. Of the c.j_!:J~S _to_t<!_l ~,_}_Z5 _u nits in 1974, 2,839 units were owner occupied and 1,336 were renter occupied, while 3,056 were single-family and l ,119 were multi·---- - -- family units, as illustrated in Graph III-B. . - - - ----- - These figures indicate that a majority of St. Joseph's housing stock are single-family and owner occupied units. I I I-2 �~ l Graph III-A 1940-70 HOUSING TREND FOR ST. JOSEPH 4,500 4,000 ~~ 3,500 3,000 ...... ...... - Units I w .... ••• .~ti••••••••••••••••••••••• 2,500 a•• ••• •••••• •• •••••• ••• ••• • 2,000 • ... ... ....····· / 1,500 ' ~r111r11r11111111rrrrr,,,,,,,, 1111111 1111111111 11111111111111111& ,,,,,,,,,,,,, ,,,,,,,,,,, ,,,,,,,,,, 1,000 1940 1950 All Housing Units A4m±SNi Occupied Housing Units r:-:".'.'n't'7\:ll 1960 1970 Owner Occupied Housing Units ..••••••• Renter Occupied Housing Units Source: U.S. Census 1r1111111111 J �✓ .A.:J .) ~-:( ~eighborhoods 1 :~ ,(} OWNER-RENTAL OCCUPIED AND SINGLE- ANO MULTI-FAMILY HOUSING UNIT DISTRIBUTION FOR ST. IN 1974 J JOSEPW~ ~ , AND NEIGHBORHOODS . ..-lo ('d t\ l"" 3 4 p ..:c·.. . ·, \._,c -lo · '(' ,.,,-~ ( V ·,J .i• ' ~ 'Y 6 7 . Graph III-B \;,.,./,_yk,'0 ~ \" . .f .,,,._, 8 10 9 11 14 13 12 Total City % 100 Owner Occupied :::::::: •:❖ :::;: :'.::::-· : : ~I 60 fl :::::::: :::::::: .:,:,:,: •:•: '•'• and j Single ~:) ~:~:~:~: !{ .•:-:-:-: •,·.•,•, ::::: :::::::: ·.·,•··· {if :::::;::: :-:< •,:- ·.:: Family jfj {(! ::::::::: :-:-:-:-: :;:~:~? Rental 20 Occupied and 40 ·~~~ i{f:..,. . MultiFamily 60 _:~t t{; -i(\1 80 100 / Owner Occupied~ Si ngl ' I am i l ..v ~ f:::::: :a.:.u.:::=·~ Rental Occupied~ M11l ti-F::lmily ~, ~ourc:P: R. I . Pnll<' lQ7 !1. �Vacancy and Transiency Rates High vacancy and transiency rates are two prime indicators of housing instability within a city. The R. L. Polk 1974 survey reported that there were 230 single canvass and • 41 two canvass vacant housing units in the city. "Singel canvass" vacant housing units are those housing units which were observed vacant in the 1974 survey, while "two canvass 11 vacant housing units are thos e housing units which were successively observed vacant in the 1973 and 1974 surveys. This represents a 4.53% single canvass and a 0.98% two canvass housing vacancy rate in 1974 (Graph III-C). Both of these figures compare favorable with a national average vacancy range of between 2-5% and 1-3% respectively. Between R. L. Polk's 1973 and 1974 survey, 28% (Graph III-C) of the city's housing units experienced a one year change in households (transiency rate). Housing units "experiencing a change in households" are those housing units ! I which were occupied by different residents in the 1974 survey than were reported in the 1973 survey. This figure also compares favorable with a 25-35% national average range of housing units experiencing a one year change of household. The city's low vacancy and transiency rates indicate a considerable degree of stability in the city's overall housing stack. HOUSING CHARACTERISTIC BY NEIGHBORHOODS Within the city's 14 neighborhoods, (Map I-E) defined previously in the study, 74% of the city's substandard housing units are located in the city's older neighborhoods (1-7), with neighborhood 6 accounting for over half of the city's substandard units. Neighborhood 8, lying directly south of 6, contains approximately 20% of the city's reported substandard housing units. This indicates a concentration of St. Joseph's reported substandard housing units in an area directly south ofthe city's central business district. It should be noted that these neighborhoods ( 6 &8) also contain the highest relative concentration of housing units. ITT �HOUSING • % 15 130 13 110 11 Transiency .._ I I . m 10 Rate t l ~ ~ ~ I]I~ r 9 Vacancy Rate ~ n ~ 7 one and two can vass 30 3 10 l 1 . rf1 )_ D I v,1 5 Transiency Rate I 17] 50 l J AND NEIGHBORHOODS IN 1974 % 150 90 . ...,_,, Graph I II-C UNIT TRANSIENCY AND VACANCY RATES FOR ST. JOSEPH I r~ r1~ rm 11~ · 11~ ·. rt· , ):_ , ___ 1 _: :_ 6 4 3 I I' 1 7 9 8 12 14 Total City Single Canvass Vacancy Rate ~ I I <:~ .. -i::,e·. ~ I n• T \ "',ol !· '"74 7 ~ wo Canvass Vacancy Ra' 1~ 1 t'--."'--.l �Owner Occupied Single-Famil_.Y._Versus Rental Occupied Multi_p.Je-Family Neighborhoods 11, 12, 4 and 13 have the greatest deviance from the norm in their comparative concentrations of rental to owner occupied and single to multiple housing units as indicated in Graph III-B. Neighborhoods 11 and 12 are made up predominantly of owner occupied single-family housing units while neighborhoods 4 and 13 are made up predominantly of renta'l occupied multiple family housing units. This high concentration of owner occupied single-family housing units in neighborhoods 11 and 12 is due to the fact that these are the city's most recently developed suburban residential neighborhoods. Neighborhoods 4 and 13 indicated high concentrations of rental type and multi-family housing units because neighborhood 4's housing unit count is dominated by Lakeview Apartments and Whitcomb Towers and neighborhood 13 has a high concentration of relatively new apartment complexes. Transiency and Vacancy Rates In the area of household transiency, neighborhoods 4 and 13, with their high concentration of rental and multiple housing units, have a large number of housing units which experienced a change of household between 1973 and 1974, 45% and 131% respectively. Neighborhoods l, 6 and 14 also experienced above average degrees of transiency between 1973 and 1974 with 34%, 34% and 36% respectively experiencing a change in household (Graph III-C). These above average degrees of transiency noted in neighborhoods l, 4, 6, 13 and 14 indicate housing instability only if they are accompanied by significant one and two canvass vacancy rates. At the time of the survey (1974), neighborhoods 4, 7 and 10 registered abnormally high one year vacancy rates, while neighborhoods 3, 4 and 6 registered abnormally high rates of consecutively vacant housing units in the 1973 and 1974 surveys. Neighborhood lO's abnormally high one year vacancy rate cannot be III-7 �considered a true indicator of housing instability because it is not substaintiated by abnormal rates in any of the four other critical housing indicators. This abnormally high one year vacancy rate can most likely be attributed to erroneous data collection or a freak combination of circumstances and therefore, for the purpose of this report should be discounted. III-8 - �SUMMARY When compared with the national averages, St. Joseph's toatl housing stock's transiency .and vacancy (one and two canvass) rates are presently at a normal percentage and the city's single-family versus multi-family and owner occupied versus renter occupied distributions appeared to be accpetable for a community this size. These facts indicate the city's overall housing picture is one of normalcy and stability. As indicated in Graphs III-Band III-C, neighborhoods 4 and 6 both have abnormally high transiency and vacancy (one and two canvass) rates along with abnormally high concentrations of rental occupied and multi-family housing units. Neighborhood 3 has abnormally high one and two canvass vacancy rates with relative normal transiency rates and single-family versus multi-family and owner occupied versus renter occupied distributions. This information indicates a critical potential for housing instability in St. Joseph neighborhoods 4 and 6, and to a lesser degree, neighborhood 3. III-9 �GOALS AND OBJECTIVES Goals 1. Maintain and improve the city's overall housing quality. 2. Maintain stability in the city's housing market. 3. Maintain the city's present housing stocks owner occupied to renter occupied mix. Objectives 1. Maintain a vigorous housing code enforcement program. 2. Monitor changes in the city's housing stock. 3. Curtail conversion of owner occupied single-f~n~ly housing units to renter occupied multi-family housing units. �y IV. ECONOMIC PROFILE Economic factors are important to a city in that they provide employment and income to residents of the city, which in turn is the chief means by which a city such as St. Joseph makes its living. The objectives of this section are to: l) Put St. Joseph into an economic perspective with the county, the region~ and the state. 2) Determine what the city's economic base industries are. 3) Give a brief review and analysis of the city's major industrial sectors. ECONOMIC INTERRELATIONSHIP The following is an attempt to identify the linkage between St. Joseph's localized economy and the county's, region's and state's. Table IV-A is a comparative analysis of how the region1 Berrien County, and St. Joseph successfully share in Michigan's productive activity, using such standard measures as value added by manufacturing, wholesale sales, retail sales, and receipts from services. By taking cross sectional readings of productive activity for the state, region, county, and city, and expressing them as a percentage of the larger parent area, and by taking them for different periods of time, comparisons can be drawn as to the relative position of each study area and each line of activity in relation to all the areas in that system and whether that position is improving, remaining constant, or deteriorating in time. *Berrien, Cass, and Van Buren Counties IV-1 �Table IV-A 1963-72 AREA INDUSTRIAL INTER-RELATIONSHIP FOR ST. JOSEPH Region as a percent of State Berrien County as a percent of Region St. Joseph as a percent of Berrien County 79.6 27.'3 22.5 25.0 Value Added by Ma11ufacturi ng 1963 1967 1972 2.6 2.7 2.9 77. I Wholesale Sales 1963 1967 1972 l.3 1.3 l. l 71. 5 80.4 71.1 15. 6 Retail Sales 1973 1967 1972 2.8 2.8 2.6 70.2 70.7 70.0 10.4 Receipts from Services 1963 1967 1972 1.9 75.6 71.8 73.6 18 .4 20.7 21.8 79.3 1.8 1.9 Source; TV-? 6.9 6.0 l 0. 3 7.8 ~ U.S. Census - �4 In 1960 St. Joseph comprised 7.8% of Berrien County's population. In 1970, that percentage had decreased to 6.7%. Therefore, comparative decrease in St. Joseph's percentage of Berrien County's total productive activity is expected. In the area of value added by manufacturing; from 1963 to 1972, the city's, county's, and the region's share of the state's manufacturing activity remained relatively constant. The city contributing 25% of Berrien County's value added by manufacturing in 1972, while only encompassing 6.7 % of the county's population in 1970, indicates that a significant proportion of the city's economic activity is in manufacturing. Between 1963 and 1972, the city's proportion of Berrien County's total wholesale and retail trade was substantially decreased. During the same nine year period, the county and the region remained relatively constant in their percentage of the state s wholesale and retail trade. 1 Between 1963 and 1972, St. Joseph's proportion of Berrien County's total selected service receipts had been constantly increasing. This trend is not comparative with any similar shifts at the county or regional level . • ECONOMIC BASE The economic base theory conceives the structure of the urban economy as made up of two broad classes of productive effort: 1) The basic activity which produces and distributes goods and services for export to firms and individuals outside of St. Joseph's economic area. 2) The service or non-basic activities whose goods and services are consumed at home within the confines of St. Joseph s economic area. 1 IV-3 �It thus seeks to make a distinction between productive activity which brings new money into the community (basic activity), and productive activity which simply recirculates money which is already there (service activity). The concept holds that basic industry is the key to the city's economic strength, and expansion in basic lines usually means growth in service activity and thus growth in the local economy. Economic studies, in the past, have utilized many different factors and methods for identification of the economic base of a city. The method utilized in this analysis of St. Joseph's economic base is a variation of an approximation technique perfected by Homer Hojt and employed in his study for the New York Regional Plan Association. This technique assumes that the population of a particular urban area consumes its proportionate share of the national production of goods and services and that all production in excess of this amount may be considered basic. Thus, basic employment in manufacturing is estimated by first determining for each standard census classification of manufacturing activity, its percentage of the city's total labor force and then comparing this figure with its percentage of the United States total labor force. For each line in which a city's showing in the employment ratio exceeds the U. S. showing in the employment ratio, the increment in excess is multiplied times the total employees in St. Joseph thereby giving the number of basic employees in that line. By similar analysis of wholesale and retail trade, finance, transportation, and other classes of economic activity, the technique estimates basic employment in each of these lines. Totalled, these estimates are used as an approximation of the basic employment in the city of St. Joseph . IV-4 �An analysis of the economic base of St. Joseph in 1970 (Table IV-8) indicates a significant degree of basic employment in durable manufacturing with a lesser degree of basic employment in wholesale-retail trade and services. The city's rate of total resident labor force employed in durable manufacturing is twice that of the United States. The city's major industries are a home appliance manufacturer, a rubber products company, an automobile parts supplier and an electronics industry. This concentration of durable industries within the city, makes its economy susceptible to fluctuation in national economic activity. EMPLOYMENT Employment of the labor force of St. Joseph is shown both by industry (Chart IV-C) and by occupation (Chart IV-D). In 1970 manufacturing employed 37% of the labor force; personal services 16%, retail trade 18%, and public services 18%. categories. The remaining 11% were distributed among miscellaneous While St. Joseph's total employed labor force decreased 1.6% between 1960 and 1970, the labor force employed in retail trade and public services increased 22% and 44% respectively. Employment by occupation shows the most gain in the sales, clerical, and kindred workers category, an increase of 9% from 1960 to 1970 and over 200% from 1940 to 1970. Service and private household workers show~d an increase of 8%, sales and clerical workers 3.4%. The greatest loss in employment were those of operatives, 7.7%; and craftsmen and foremen, 6.8%. IV-5 �Table IV-B 1970 ECONOMIC BASE INDICATORS FOR ST. JOSEPH u. Percent Em2lo_yed St. Joseph s. Basic Employment 0.92 Agriculture 3.70 Mining 0.82 Construction 5.97 4.08 Durable 15. 33 29.90 Non Durable 10.57 7.02 6. 77 3.14 20 .18 20.80 5.01 4 .31 26.22 27.28 5.48 2.55 Manuf~cturing Transportation, Comm., Utilities Wholesale and Retail Trade Finance, Ins., Real Estate Services Public Adm. Source: 697 30 51 U.S. Census IV-6 - -=::a=----iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiili_iiiiill_ _ _ _ __ �\. .... 1950-60-70 EMPLOYMENT BY INDUSTRY FOR ST. JOSEPH AGRICULTURE, MINI~G AND CONSTRUCTION MANUFACTURING TRANSPORTATION, COMMUNICATION AND UTILITIES WHOLESALE TRADE RETA! L TRADE PERSONAL SERVICES PUBLIC SERVICES OTHER INDUSTRIES (INCLUDING NOT REPORTED) 0 1~ 1950 400 Cillsill] 1960 IV-7 800 1200 1600 2000 Number of Persons Employed 2400 2600 U. S. Bu r ea �Chart IV-D 1950-60-70 EMPLOYMENT BY OCCUPATION FOR ST. JOSEPH PROFESSIONAL, TECHNICAL AND KINDRED WORKERS LABORERS, FARMERS AND KINDRED vJORKERS MANAGERS, OFFICIALS, PROPRIETORS, EXCLUDING FARM SALES, CLERICAL AND KINDRED WORKERS CRAFTSMEN, FOREMEN AND KINDRED WORKERS OPERATIVES AND KINDRED WORKERS ~ !:!:! : =~: =~: ~: i:::~:!:!~ =;:i:~ ~ !i ~ !=· i=~:~: ~:!:;:i=; =!:i=!: i:: =: =:!:~::: ~:!: = :~ = == = = ;\~1E:tA-'i:.\:;Ca~~£::~--::;::·:}.i:~;,;~: _: :~:f{~{:~'.:: SERVICE WORKERS INCLUDING PRIVATE HOUSEHOLD OCCUPATION NOT REPORTED 0 ~ 1950 200 400 60 800 1000 Number of Persons Employed Source: 1200 1300 - �• RETAIL As indicated in Chart IV-E, retail sales and payroll has increased consistently between 1963 and 1972, 35% and 47 % respectively, while the total number of retail establishments in the city has fluctuated. Even though within the city, employment in retail trade has increased 7.5% between 1960 and 1970 (Chart IV-C), the city has since 1963 continuously captured a decreasing portion of Berrien County's total retail sales as indicated in Table IV-A. In 1972 the city of St. Joseph accounted for 7.8% of Berrien County 1 s total retail sales while in 1970 encompassing 6.7% of the county's total population. With St. Joseph's above average incomes it is evident that the city is not capturing its proportion share of the area s retail trade. 1 MANUFACTURING Within St. Joseph between 1963 and 1972 value added by manufacturing has increased 138% and employment in manufacturing has increased 43% (Chart IV-F). During the same time period St. Joseph s percentage of Berrien County's total 1 value added by manufacturing decreased from 27.3% to 25.0% and between 1960 and 1970 the number of St. Joseph residents employed by manufacturing industries increased by 14%. This indicates that the city's expansion in manufacturing is not keeping pace with that of the county's and that a significant portion of St. Joseph 1 s new manufacturing jobs are being occpied by non-residents. SELECTED SERVICES The total selected service establishments and receipts in St. Joseph between 1963 and 1972 has increased 47% and 195% respectively (Chart IV-G). This trend is substantiated by a constant increase in St. Joseph's percent of Berrien County's total receipts from services between 1963 and 1972. IV-9 �1958-72 RETAIL PAYROLL, SALES, AND ESTABLISHMENTS FOR ST. JOSEPH 4,500 190 4,000 •••• •••• •••• •••• •• •• •• •• . ..... •• ...... •• ...... ...... •• ...... •• ...... •• ... •• . ..... •• ...... •• •• ............ •• ...... • ...... Payroll ($1 ,OOO) 3,500 ...... and I ~ Sales ($10,000) Chart IV-E 3,000 ,••••••••••••• c ....- 2,500 ,,.•...........•............. 180 170 Establishments 160 ...... ............ ...... .... ~........ ,..... .... 150 2 , 0 0 0 - . _ _ _ - + - - - - - - - - t - - - - - - - - - ; - - - - - - - ; - - ~ -140 1958 1963 1967 1972 ....... Retail Payroll " Retail Sales 111111111111 Retail Establishments Source: U.S. Census �- l 1958-72 ~~NUFACTURING EMPLOYMENT AND VALUE ADDED FOR ST. JOSEPH 7,500 t 7,000 t 6,500 + / ;;; "' :"'"' "' +160 ."'.: ..: I IV-F + 180 . I Chart +140 : "' "' 6,000 ..... < I ..... ..... Employment 5,500 5,000 + i : "' :. : "' I l / + r20 ;. "'"' f +100 "'"' . ,,,,,,,~ I Value Added ( l , 000, 000) + 80 ,,,,,,, ~,,,,, .... 4,500 ......... ..... ..... ..... ......... ...... t + 60 ...... 4,000 I ,......... I 1958 I 1966 19~7 ,tn Employment I 40 Value Added Source: U.S. Census f'llllllllllllllll J �Chart IV-G 1954-72 SELECTED SERVICES ESTABLISHMENTS AND TOTAL RECEIPTS FOR ST. JOSEPH 1701 I 160 I 130 _. N Establishments 120 ! :l + + +12 +11 : t9 .: I t 7 ,,,,,~ ,,,, ,..,, ,,, ,,,,,, ,,11111111111111111•' 70 Establishments 1954 1963 1967 Total Receipts (1,000,000) +8 .. .. I I +10 : : .: I 90 + 80 .:: /! 110+ 100 :l I 140 + <I 13 :: 150 + ..... r4 + 6 -t 5 4 1972 Total Receipts So~-.ce: U. S. Census 11111111111111111 �y Between 1960 and 1970 the number of service workers excluding private household workers within the city increased by 19% indicating a trend of the city becoming more of a service oriented community . • IV-13 �SUMMARY Within St. Joseph, manufacturing has always been and continues to be a most important economic sector in relation to economic base and employment. From 1963 to 1972 wholesale and retail trades economic significance decreased substantially while during the same time period the economic significance of selected services experienced a gradual increase within the city. IV-14 �GOALS AND OBJECTIVES Goals 1. Strengthen the economic base of St. Joseph. 2. Provide 'adequate job opportunities for St. Joseph's residents. 3. Increase St. Joseph's tax base. Objectives l. Maintain downtown St. Joseph's retail position within the region's market 2. Provide adequate opportunities for industrial development within the city. IV -15 �a:; V. PARKS AND RECREATION A public r~creation system, itself, has two main ingredients: facilities. programs and This section will be confined to a look at St. Joseph's existing facilities and future facility needs. Meaningful planning for recreational facilities must, however, be strongly related to planning for recreational programs as well. Guidelines for Recreation Lands In order to compare existing and future demands for facilities, a set of standards must be used. and not steadfast rules. These standards should be treated only as guidelines A wide variation between types of recreational facilities and community needs can be adequately considered with proper use of comprehensive guidelines. The following table is a set of guidelines used for St. Joseph in determining the adequacy of the city's existing outdoor recreational supply. GUIDELINE FOR RECREATION LANDS St. Joseph, Michigan CLASSIFICATION SERVICE AREA ACRES/ POPULATION SIZE (ACRES) Playground/Playfield Neighborhood Park ½ Mile Radius 5/1 ,000 2-20 City-wide 5/1 ,000 20 or more City-wide Park V-1 �Playground/Playfield, Neighborhood Parks, are relatively small units intended to serve residents within walking or bicycle distance of the facility. Play- grounds may include areas of play apparatus, informal play space, sand box, and wading pool. facilities. It is not necessary for each playground to have all Playfields include open areas relatively free of trees, fences, and other obstacles and should be large enough to support one or more football or baseball games. Hard surface areas should be at a minimum. City-wide parks should serve the entire community, providing all facilities of lesser classified parks as well as unique features such as bandstands, natural areas, picnic shelters, playfields, tennis courts, and swimming pools. In that city-wide parks serve the purpose of a neighborhood park to adjacent neighborhoods, 20% of the city's city-wide park acreage should be used in computing the total required neighborhood park acreage. A comparison of Table V-A with proposed guidelines for recreational lands indicates that St. Joseph with an estimated 1975 population of 11,330 presently has sufficient recreational lands to meet its present recreational needs. The distribution of these lands throughout the city, also appears to adequately meet the needs of the city's residents. In Section I of this report, we indicated that the population of St. Joseph is anticipated to remain constant through the year 2000 . This anticipated population stability will curtail the need for future significant acquis i tion of land for recreational use. Therefore, a majority of St. Joseph's future public expenditures in the area of recreation could be directed toward development of the city's existing recreational lands and the acquisition of unique recreational sites. V-2 �;:g Table V-A INVENTORY OF PARK AND RECREATIONAL FACILITIES FOR ST. JOSEPH 1975 Size (acres) Classification and Name Special Uses Playground and Playfield - Neighborhood Parks Botham Park 0.5 Playground, Tot lot Dickenson Park 8.4 Playfield, Passive Lions Park 13.4 Playground Point Park 0.3 Passive Whittlesey Park 2.7 Playground Ice-skating ( 25.3) City-Wide Parks 8.2 Bluff Park Kiwanis - 19.2 Lookout Point Park 0.8 Riverview Park 112 .8 Tiscornia Park 16.9 (157.9) V-3 Bandshell - Ornamental, Passive Playground, Playfield Tennis Scenic, Passive Playgrounds, Playfields, Picnic, Boat Launch Beach �Recreation and People Many considerations affect the need for recreational programs and facilities in a community and the form these facilities should take. The most important of these considerations are those factors relating to the people the system is meant to serve. Among the characteristics of people that affect their need for public recreational facilities are the following: 1. Age The amount and type of recreation people pursue is related to their age. Younger people tend to participate frequently in a wide variety of active pursuits. The older population, on the other -hand, tends to participate in fewer and more passive activities. It must be recognized, however, that recrea-tion is not only for children or young people. People of all ages participate in recreational pursuits of one sort or another. Planning for public recreation areas is not, therefore, just a matter of providing a few parks and plaugrounds for children. It means planning recreation areas for people of all ages that are well related to their very different needs. 2. Income The number of recreational activities people pursue is related to their income. Generally speaking, the higher the income, the more numerous are the recreational pursuits. 3. Education Education affects participation in recreationa in much the same way as does income. The higher one's educational attainmen-t, the more numerous, generally, are his recrea-tional pursuits. 4. Occupation The number and variety of leisure activities are related to occupation and occupation prestige. People in work with higher occupational prestige tend to engage in more varied and active recreation. 5. Mobility People with greater mobility tend to be more ac-tive recreationally. People with more restricted mobiU·t y (the elderly, for example) typically participate less often in recreational activities. - �4!!!!4 !• I [I i To meet the needs of people with widely differing characteristics, and thus widely differing recreational needs, a complete park and recreation system must be composed of properties that differ in function, size, location, • service area, and character of development. The .1974 R. L. Polk survey, discussed in Section I, Table I-D indicates that there is a concentration of one person and retired households in neighborhoods 3, 4, 6, 7, and 8 (Map I-E). The survey also indicates a high concentration of households with children and households with five or more persons in neighborhoods 10, 11, 12, and 14. In the area of income distribution, the data indicates a concentration of above-average income households in neighborhoods 1 and 9-14 and below-average income households in neighborhoods 3, 4, 6, 7, and 8. These and other neighborhood demographic characteristics should be taken into consideration when developing the city's existing and future park facilities. V-5 �SUMMARY An inventory of the city's existing recreational lands indicates that St. Joseph has sufficient acreage for its present and projected populace's needs. However, there are unique scenic and recreational sites within the community such as Silver Beach that could be acquired and preserved for public use. Development of the city's recreational lands should be tailored to the unique demographic characteristics of the city and the surrounding neighborhood J needs. V-6 - �GOALS AND OBJECTIVES Goals 1. To insure the provision of adequate and suitable recreational opportunities ' to all residents of St. Joseph. Objectives I- l. Preserve for public recreational use, St. Joseph's unique recreational sites, such as St. Joseph River frontage, Lake Michigan beaches, and Lake Michigan scenic vistas. 2. Provide recreational facilities that fit the unique demographic characteristi of the city's neighborhoods. V-7 �VI. PUBLIC FACILITIES AND UTILITIES Water Supply and Distribution System The City of St. Joseph owns and operates its own water supply and treatment facility, which is located approximately 6,800 feet southerly along the shore of Lake Michigan from the outlet of the St. Joseph River. Since 1971, the city has also contracted water services to the "Lake Michigan Shoreline Water and Sewage Treatment Authority" which covers Lincoln and St. Joseph townships. The plant is presently undertaking an expansion program which is anticipated to be completed in January of 1976. The following description reviews the plant as is anticipated to operate after the above mentioned expansion is complete. Raw water for the plant is drawn from an intake crib consisting of four 7-foot diameter steel funnels extending five feet above the lake bottom, and located about l ,500 feet from shore. Water is brought to the low-service pumping station through a 24 inch diameter concrete intake pipe and chlorinated at this point. At the treatment plant, the low-service pumping station has a normal capacity of 20 MGD (million gallons per day) and lifts the water to the plant for treatment. Preliminary treatment is provided through three accelerator upflow basins in parallel with a conventional mixing and settling tank for backup use. Following settling, twelve rapid sand filters filter the water after which the water is stored in two ground reservoirs and deliver it to system pressure. The system also includes a 750,000 gallon elevated water storage tank located north on the bank of the St. Joseph River. The St. Joseph plant is rated for 16 million gallons per day. For short-term overload, this plant could handle up to 20 MGD without seriously impairing the VI-1 �Table VI-A PAST TRENDS AND PROJECTED DEMANDS FOR ST. JOSEPH WATER TREATMENT PLANT Year 1965 1966 1967 1968 1969 1970 1971 1972 1Yl3 1974 1975 1980 1985 1990 1995 2000 of City St. Joseph Max. Day MGD "AUTHORITY" Max. Day MGD 6.871 7. 159 7.494 8.523 8.655 6.792* 9.646** 9.900 10. l 00 10.200 10.300 11 . 000 11 .300 11 .400 11. 500 11. 500 0 0 1. 270 2.780 4.520 4,710 4.900 6.600 8.300 10.250 12.200 12.200 Total MGD 6.871 7 .159 7.494 8.523 8.655 6.792* 11.916 12.680 14.620 14.910 15.200 17.600 19.600 21.650 23.700 23.700 *Low figure due to Whirlpool Corporation being on strike during normal period of heavy demand. **Maximum Day 1971, from Period l/1 thru 6/30. City of St. Joseph - Maximum Day Demand _ 11 Author1ty 11 Maximum Day Demand Source: Consoer, Townsend and Associates Consulting Engineers .... VI-2 �ru . ~ ...... S' n~~~~~~~~~~~~~~~ -I I~ __._.,,..J_____, __ ) CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN h• 'I- _ ··~· .JL - _qi -11 , /&- - ~~I /\\ IIfJ WATER DISTRIBUTION SYSTEM l~ / .~ ( :l •,,/,,fj :"·... ' : · . . I.. LEGEND : Existing Mains '-'\ "-:..· '.·\ l I 11 . -•: , , ! ~ ~ (!) ' ~ (J ~ ' < 1,~ I w '-., ~ ~ ~ " /'!" 'N Soutt1MNlllam Michigan Reglonel Plenring Conwnisaiont;.,;-- + - - - - + - - - + - - - - ~ ,_ _ _ _ _ _ _ _ _ - • " 'I ' 1.-----~ 2007 ~ Slnlel · SI -"""Ill\ Micnuon ~ · .....,.,,,. ti16/98.l 15"9 .... c--....w---..-~.......... �I - quality of the treated water, however, its present intake quantity is limited to 16 MGD. The estimated demand schedule (Table VI-A) prepared by Consoer Townsend and Associates, consulting firm, indicates that the St. Joseph plant will require I - I expansion to 20 MGD capacity by 1980 and a further expansion to 24 MGD by the year 2000 . • ' The city's present water distribution system (Map IV-B) is reprotedly adequate with a few isolated pressure problem areas caused by four inch lines. As part of the present plant expansion program, a thirty inch transmission line was constructed between the plant and a twenty-four inch line on Lake Avenue thereby boosting the water pressure in south St. Joseph. Sanitary and Storm Sewer Systems In 1951 the Cities of Benton Harbor and St. Joseph jointly constructed a sewage treatment plant located in Industrial Island in the St. Joseph River. The original plant was designed to provide primary treatment capacity for 8.0 MGD (million gallons per day) daily average wastewater flows, and secondary treatment for 4.0 MGD. To quality for federal and state funding assistance, the cities agreed that the plant was to serve as an area-wide facility extending services to the contiguous communities and areas beyond the present cities' limits. To facilitate the area-wide concept, Berrien County was established as the planning and funding agency for wastewater treatment for the two cities. The recently completed additions were provided to increase the treatment capacity of the plant and upgrade treatment to comply with current pollution control requirements. VI-4 �- - - ,, CITY OF \ SAINT JOSEPH BERRIEN COUNTY MICHIGAN SANITARY AND STORM SEWER SYSTEM _-.~·-----: 1.~ :::--.. ;:.,~~~~-~l It r~ ~~ LEGEND: Existing Santary Sewer Mains I/;, •• ············· Existing Storm Sewer Lines ~ Combined Sanitary-Storm Sewer Area ~ Storm Sewer Separation Program Area H (( '- .. -( ' "'\ ...... i1i~~ :\ I•~ I 0 ' \1 i:' - \ ~ " I,-~....' ) I ••• . t f, If ~ I ,,J I I ~ ~ t ' (J ~ ' ~ I V, '.--.°I]. ~ ' IL 1; ~-L■ ••·\ . _ '!lf. : 11 ·• 1- \\r,:,i .#...•.•.. .....: ........ \~ " I ~ -- , I I I I I I I I I I <8 Southwaatiem Michigan Regional Plmnng Convnission / /1\,,, ,. . ,. ,,-~, I I I I I I M" I "-----1 • 8 'lOOT°'""°'1~-Sl~. Mlci'qV1"9085 · ~6l6/98J15.:'9 ..... ,...,..c....,w__ .... ,_c- _ ..... ...,_ ~. , .. __ ,, --•tNllt , ~ :.,,,-;:;,.- ~ f l ~: :,; ~ •~ ~ ~ �The present wastewater treatment plant is of the complete treatment modified activated sludge type (Kraus Process) with separate sludge digestion, chemical treatment fpr phosphorous removal and sludge de-watering by vacuum filtration. It is designed to provide capacity for an average daily wastewater flow of 13.5 MGD during the canning season, with a maximum daily capacity of 19.5 MGD. Peak hydraulic capacity of the plant is 24.0 MGD with one of three raw wastewater pumps out of service. The majority of the sanitary and storm sewer lines located in the older portion of St. Joseph (Map VI-C) are combined, thus allowing storm water to enter sanitary sewer lines during times of storm and causing sporadic overflow discharges. In the summer of 1975, the city initiated a storm and sanitary sewer separation program on that portion of the city's combined sewers west of Main Street. The total project entailed the construction of 10,000 lineal feet of storm sewer line. At the time of this writing, approximately 1,000 lineal feet have been constructed. The more recnetly constructed storm and sanitary sewer lines in the southern portion of the city, are not combined. The size of the sanitary lateral lines in this portion of the city are reportedly adequate, however, the continued southerly growth of the city has caused this area's sanitary sewer trunk lines to become inadequate (under-sized). This urban growth has also produced inadequacies in south St. Joseph culverts. Municipal Buildings The St. Joseph City Hall, which houses police department, fire department, and most city offices, is ideally located for its functioning. There are several limitations, however, to its continued adequacy as to size and arrangement. For example, nearly every available space within the building is being used, there is inadequate parking, an d the building is quite old. VI-6 �The near future will probably see in increase in the number of functions that the city will be called upon to administer. This may necessitate the long range need for additional space for city administrative offices. The recent years have seen extensive development on the southern portion of the ·city and adjacent township. This area's proximity to the city's sole fire station indicates that long range alternatives should be considered for the ~ provisions of fire protection to southern St. Joseph. The city's recently constructed library is an excellent facility which is ideally located in relation to downtown and has adequate land for future expansion. VI-7 �SUMMARY The City of St. Joseph's water supply and distribution system and sanitary sewage treatment facilities are adequate for the city's present and future • projected needs. However, its sanitary and storm sewer collection systems have a number of deficiencies for which the city has correctional measures underway. The community's municipal buildings are adequate for ~ts present needs, however, demands upon the city services may necessitate additional municipal space in the future. VI-8 �GOALS AND OBJECTIVES Goals 1. To insure the provision of adequate public services to meet the future needs of St. Joseph. Objectives 1. Elimination of all combined storm/sanitary sewer lines within the city. 2. Replacement where feasible, of undersized sanitary sewer trunk lines and - I storm and culverts in south St. Joseph. --1 VI-9 �r VII. TRANSPORTATION SYSTEM ANALYSIS Transportation in the United States is entering a new era. • Two important components of this era will be continued sensitivity to the natural and human environment and the concerns for conserving energy. Given this changing climate it is more important than ever that transportation facilities be in harmony with the environment and the communities of which they are a part. To have transportation shape land use is no longer necessary as it once was. Whereas, previously land could only be developed within transportation corridors, now land can be developed using other criteria and the transportation system can be designed to serve that criteria. Nevertheless, the coordinated interrelationship between land use and transportation patterns is still important as can be seen by the following examples: l. Transportation enables land to be developed. property is crucial for development. Access to Traditionally, localities encouraged construction of transportation facilities because it enabled them to expand their tax base to finance community service. For example, a prime tool used to attract industry has been to extend rail service into industrial parks within a community. This extension of transportation service enables more diversified industrial uses to be attracted to a community s 1 industrial park. 2. Highway and traffic can stabilize or change existing land uses. Limited access highways can stabilize existing land use since access is limited to interchanges. Limited access discourages strip commercial development while it encourages clustered commercial development at interchanges. VII-1 Although new highways �' -, may precipitate change toward higher density, once the change occurs the land use will usually change less along the limited access highway than along unlimited ones. 3. Land use can impair the efficiency of streets and transit. Streets designed to serve a certain traffic volume can become inefficient as land uses occur that create poor traffic conditions such as frequent left turns, double parking, or lines of cars waiting to enter a parking lot. Highway systems are also affected when unplanned land use changes occur such as when a regional shopping center is located along streets designed to serve smaller volumes of traffic. 4. Land values vary. Undue profits to property owners adjacent to freeway interchanges and improved roads are well known to the public. Value can also be negatively affected if noise, congestion or safety hazards exist especially in residential neighborhoods. These brief examples of the interrelationship of land use and transportation are intended to prepare the way to provide a better understanding of how transportation systems can be used to achieve community goals and objectives. USE OF EXISTING STREET SYSTEM This section of the report will be concerned with providing a better understanding of the existing transportation system within the city of St. Joseph, and determining the patterns and trends of all types of transportation within the city. This evaluation of the existing transportation system and the examination of various types of transportation are intended to illustrate not VII-2 �r only the interdependence of transportation and land use, but also the interdependence of all communities within the Twin Cities area . • There are considerable fluctuations in the volumes of traffic between the different months of the year, the different days of the week, and different hours of the day. But for our purposes, we will use the results from the 1972 Origin and Destination Survey prepared by the Michigan Department of State Highways and Transportation for the Benton Harbor and St. Joseph area. The traffic flow patterns within the area can be termed unusual. This is due primarily to the locations of two downtown retail and employment centers located directly across from each other and connected by two bridges. Hence, an "hourglass effect" takes place with high traffic volumes showing significant increases as you approach the St. Joseph downtown business district from either a southerly or a northerly direction (see Map VII-A). Increasingly heavy traffic volumes were found to exist in excess of 20,000 vehicles per day on Lake Shore Drive, Main Street, Niles Avenue and Napier Avenue within the city. Today, St. Joseph's highway system is plagued with various deficiencies as a result of heavy traffic build-ups on existing arteries. This condition is best reflected on the 1972 Street Network Map which shows the sections over a level of "C" capacity. It is important to keep in mind what is meant by the level of 11 C11 capacity because a road which is over the level of "C" capacity does not necessarily suddenly stop moving. As defined by the Highway Capacity Manual, there are six levels of service from A through F and the "Level of service C is still in the zone of stable flow but speeds and maneuverability are more closely controlled by the higher volumes. Most of the drivers are restricted in their freedom to select their own spged, change lanes or pass. A relatively satisfactory operating speed is still obtained, with service volumes perhaps suitable for the community." VII-3 �I I 1 I ; I I. I / \ I z •! • I • ¥ jI fl :c c.. w en u.O 0 -, >C L() r- >z~ (.) <.'.) Z I lJ.J (.) - (/') r ~ i LU CI) ~IL J I1ji'~ - z era: <t - ::)Z 0 <1: li CL <t ~ ~ g ==:£ z ,=;;;;;;::;;.: I LL -LLu LL <r .._a:: C\J fn Vll -4 dI • i : �Essentially, the streets where problems occurred in 1972 are along major routes situated in the city as follows (see Map VII-8): Facilities Oto 25% over the level of 11 C11 capacity include: 1. Main between Niles and Port. 2. Wayne on Industrial Island. 3. Broadway between Wayne and Court in St. Joseph City. Streets which are 25% to 50% over the level of 11 C11 capacity include: 1. The short stretch of Wayne between Port and Morrison Channel. 2. Hilltop between Cleveland and Niles. 3. Cleveland between Hilltop and Hawthorne. Facilities which are 50% or more over the level of 11 C11 capacity include: 1. The bridge over the Morrison Channel. 2. Napier from Langely to Niles. These high traffic volumes in turn, have an adverse affect on adjacent residential communities, since the users of the transportation system tend to look for the path of least resistance to reach their destination (see Map VII-C). As we can see by the major street network, which was derived from the traffic flow study, the basically residential streets of South State, St. Joseph, Langley, Highland, Kingsley, Wolcott, Lakeview and Morton, have filtered into the major street network to provide relief for the over capacitated arterials within the city of St. Joseph. This overflow of automobile traffic onto residential streets has an adverse affect on adjacent property by negatively affecting the neighborhoods with noise, safety hazards, and pollution. These negative impacts tend to have an adverse affect on residential neighborhoods, making them less desirable to live in. *SMRPC analysis of area. VII-5 These adverse affects may not be obvious �CITY OF SAINT JOSEPH BERRIEN COUNTY M ICHIGAN 1972 STREET NETWORK LEGEND 111111111111111 ----•• • ••• 00 to 25% over capacity 25 to 50% over capacity ✓ / \_,,;:,.f✓,:!ll_.. 50%+ over capacity 1 , - .~- I Hf J ~; 1 _· - II - /4'- I /J j,z /1 /. , , /, J..$ 7 I/ /fJ/ _.$1 _jj/ // //, ❖- ,J I; /(. 1., r } / / ✓, ' $ ,zr~r..Fru: "-,,_,. -· ,, I [_ J[Jl]L.,,,..... L"9c ~ [ , ~ ·oE~l .. c_- l I .,_ 't: - 7:t'J ~.1 I 0- ' I 'I : 1 \ .. I / :· . . Lo • , f· \ I -· ' A I I 11../ I1-, IIi ,.. , · f / Cf lI l1-,.," .. ~ ~' l ~ 1- ) 1. 1/1 ... Uw illJlll l -- l LJ ul . . ,' _I !II . JI.In~~ !LJ_J LJ l..J [] L~ [. -J Lu . -··.JIl....:::: - ;H w fj-:=)~" < ' , Ill r ~ ,_ JL..J -~·~ ' ~ . -~ -- tJ[ -· : G._] (.) . -·. , ~ \i \\ ,~'~ . 1~ ,1rt.., '•· \ ' , '~s. l~J[Jciu· 1, ~[ :i:-: 11. •111,~J ' ~ l11,. JI . ':,.· , .( \ r. '-1~·IL...,, :~·.~/-~-;~f .· it - lI -· J 7[ -_.._ ] ~• ( .. •• :-· ~ \\.\ \ ·1 ' _. W\~ l ll[_,_ .]I -, J [_. -· [_ ~ / t / ~- / / l ' I ~l[ )[_ ~11f 1 / I ... . ..... a •. :;.r.~·~. ' r//4~'t ////t:,1.,j// ,.J'/1 I~ I(,, I ~ ~I( 1.' ~ I, " ~ J/1/ /1,, ,.I rSJ~ 1/ ~.:;r } ·· / '·~~; . tVFR [ff$~r;_ I ~ l- i-_ . I,-· " f ·1 ~r-7 ~ ,, -~ ' )f·.'' ~\ \~ : -, \ ),:;, ~ \~ (9 ~ 1' 1- I" 1·-· N Sc:JuthMMlm Mlchlgm, Regional Plerri,g Cot•-•--• "( -------- -- 'I . ' ' I._ _____ •I Mft 'l9fJ1 o.-,,, ~ · SI ~ Mcttgen '9065 · Tolol]hcl-.. 616/9631529 ... -c-.• . . _c-_ ...... ~ " - J �I I l l I II I. I I z d •! ; I ; i • I • II !h I. I I I I I :::c I Q. UJ >I- .I (/) II 0 u.. 0 -, >- I I I- u 0 ~ ~ Z I UJ (.) a: UJ CD - - ~ ~ cno r- _J W LL I -~i··· o·.. w 0:: 0 r(f) LL LL LL <! . •' 0 0:: I I ~r0:: ~- r- 0 wZ z er I I I ___________ JI _J 0~ I -- - -- -- - - - --, I / I ,:J / (.9 0.. (.9 z -z j j z (/) r"\ I 1 u I- a: -<! I I z :) z I- CfJ> - 0:: CJ (f) w ~ t,, v11-1 �in the city today, because of its relative stability. However, a general downgrading of residential neighborhoods can be predicted and is taking place as traffic flows continue to increase unchecked. FUTURE DEMANDS ON THE EXISTING TRAFFIC SYSTEM In the second phase of analyzing the traffic system for the St. Joseph area, travel volumes have been generated from the year 2000 Socio-Economic Data and imposed upon the 1972 existing street network plus any planned construction projects that are committed for the St. Joseph area. Projects which were added to the 1972 system include: 1. Replacement of bridges across the St. Joseph River and Morrison Channel with widened approaches and crossings on Wayne. 2. Hawthorne and Lake Shore widened to five lanes at intersection and install a traffic light. 3. Hilltop widened to five lanes from Lake Shore to Niles. 4. U.S. 31 relocated. 5. I-94 BL section relocated between Hilltop and I-94 along the I &M power line and abandoned railway right-of-way. With the projected year 2000 traffic on the existing and committed system, the following facilities show a need for future improvement (see Map VII-D): • Facilities Oto 25% over the level of 11 C11 capacity include: 1. Main between Port and Pleasant. 2. Blossomland Bridge across the St. Joseph River. Streets 25% to 50% over the 11 C11 level capacities include: l. Hilltop between Niles and Cleveland. 2. Niles between St. Joseph and Pleasant. Streets which are more than 50% over the level of C11 capacity on the existing network include: 11 l. Cleveland between Hilltop and Hawthorne. VII-8 �) ) CITY OF SAINT JOSEPH BERRIEN COUNTY MICH IGAN EXISTING AND COMMITTED STREET SYSTEM IMPROVEMENTS FOR THE YEAR 2000 LEGEND ••••••••••••••••••••• ------• • • • 00 to 25% over capacity 25 to 50% over capacity '"] • ··· :l~--"-~~Jl 1r • • • • • 50%+ over capacity r;,~v~~ ✓~ ~~ I ,,- /7, / ;,( ' 'v'[ h' , '. r>l'd~.- ~1e~~-· l · D ! . . lJ r;~h,,:. 11/'-y~ C /~~~ ~ 1 ✓,,_ •• . •• , .. _,,, - I "' / ~- •/l - VER ., , / ' '"\ ; -' ur ~. . -,:::::.--. ' ,,("~--. 0 , .: ~7,~ ~ -4, - .. "-·-~ ......... 0,~~ -~ ½'('. ' . K;, ( (:1. /4 M /, " . ~ , ' - ,~ 1 . ' ,. " /.J7~' " 1/4'J/4/, 'C\.· ;! ' ,, . ' ., . \ . ' J;;/{)!.,if/l);/# 1l\\ V\_ ~. \ ·. ~~-I, . /~ ;J;; ··:·:YI I •-!(\~ / V('_v, ,f;Vt -~ /i /li, . 1/"~!r .~/ Jl~,¥ z 1/2 , 1~s, . \'' ✓; 1/"./4.... "'-I'/ ''," • /(, .,/' _/i ;;Y ·fl~ y~r.· L.. /,' u •-,..,_,'A 1; ,~J/ ·~ /, /( J /' J L rlt ! - (:t;, ;,,__ 7 ~ ~ ' ~ I;.) ~ ' ' ~ . JI1- l l - 11 -. ..- I11 ... 1J.: ;· Lr · - lr-...,_,, ._,. [:...,. • ,, · 1/I II /J r 1:,,.,,_7 - . lr~-'-, I 11 . : - ,---=- .. .l QI 11·-:'::. 7 1.- . . ~.J[ .1[ .... . 7 • ~"-...I GJI """' • ! ,, ,, . : ___ :'. I .. . ! ,, • I • • L . .. _.. - ..~.. - q\i I , .-. . ~ ,\_ . \\ .JA ~ fn[11.... J ". :_::7[. -i~)~~~) 1r 111 ·-- __]J1J~~J/2 -~4 ' !. ~ ' li ~l rr.. ]L.".J I· I ~- ll -· . .. I . : ·-r '!LJ[] .,. ,. .,. J . n. --[ } -- ,• --7· ~~~- ,_7J ~ -~·~-ir].: - ' ~. ~ L ~[ 1 " 1 - ,.._;,( Il~..,.;·.-_ --:X1f!"·l/ . ,.. ,' [ Jfll . ,,__ . ~r:~ 11[1[7 . ,r,i';iLf r::. - . _ 7n[7 u.1 l rr: ·.'~ b~Jl~dn=-_j=.::?r· ~c . . . ,J~;~:~: ' . ·' . . ' . ,o ........... . :: '· / ., 1 ·l!-~i,-----.r-~il:n□ I~ )G''r I 1\ < I~ I -0 ,\ I 'v \- t , . , . , _ (8 ===~l-:7~ -· ~ " N I I I ......... ..... ..,.,_c..._....,...,.,,.,.,.. I -(" • ••,.u, " I �2. Napier from the St. Jose~h River to Niles. These are the probable problem areas that the community will be confronted with within the next 25 years. Generally, these problem areas are located within neighborhood analysis area numbers 4 and 12. I These areas are the large commercial and service areas adjacent to prime residential neighborhoods within the city of St. Joseph. The expected job growth in areas 4 and 12 is generally the reason for existing and future problems in the city. TRANSIT In general, transit improvements are alternatives to highway expansion. Beyond that, improved transit can also improve air quality and decrease energy consumption, but it is an expensive proposition because of door to door travel times, marketing, public relations and so forth. To compete with highways, transit systems must be developed to provide fast and convenient service between the home and the rider's destination, and at the same time must produce a reasonable cash return for operating expenses. In late 1973, city officials from the Twin Cities area expressed an interest in participating in a new state-sponsored transit program called "Dial-A-Ride Trnasportation" or DART. These discussions led to the planning and the implementation of a Dial-A-Ride system service throughout the Twin Cities area. As a result, the incorporation of the Twin Cities Area Transpor- tation Authority came effective on July l, 1974. For the first six months of operation, door to door Dial-A-Ride service was available in the 15 square mile central core of the Twin Cities area. An origin and destination study of the bus riders was conducted during the first four weeks of the Dial-A-Ride service for the St. Joseph, Fairplain, and Benton Harbor zones (see Map VII-E). Information on the average DART day was compared to personal trip da t a for the same areas as recorded in the 1972 Origin and Destination Trip Study (see Chart VII-F). I/TT 1 " �TWIN CITIES AREA ( I - . . ..... ~ M , I DIAL-A-RIDE ZONES " ZONE BOUNDARIES ~ "'BEtfTO lo H ' t.Ra . •'ST. JOSE , ~~~~ ~ ~-• ,.,::...._itl:t~ ~~~~ .~,~~~ 't.1:-LS:':t~~ I ,.-.+-~1~1:··J S _,+J-~:~~=~~:I-~- "" "' . "' {/ ' -:_:%~Cf.=?~I ' - -- /. I ,, ... .' -~-P= __,, ,~:::'- ';:, ·' ' \ - , :·:·:/ . . -- ,'. ' : . \' ~ : . ' ,, •• . :·j - r; I :: !"'·'" I • - "::_... ' ) 1 '. , --!' •' . - , c. : ) , -.,L . //,...-. i· '.. ' . c'=· } . D •r. ,: •!.o (•fJ.~1--.. , . . f. -· t . - . .___.__ \ VII-11 • ~ i ·-•-w- . I Y> .,,,,, ... . • u--=·~ -7 - ~:: : ""- - �INTER-ZON E TRIPS Ch~rt v_q,...f NORTH SHORE Population 4015 Density l 606/m~ 2 Area 2.5 mi IntraZonal Trips 824· (½%) BENTON HARBOR ST. JOSEPH :-,p~tion . ~n~ - y \rea :tra•na l rips Population · 15480 Density 2048/mi 2 Area 7.56 mi 2 IntraZonal Tdps 25695 {15%) 11084 2363/mi~ 4.69 mi FAIRPLAIN Population 14500 Density 1859/m~ 2 Area 7.8 mi IntraZonal Trips · 14697 (9%) j c::,· C\J • V) 0) • • • • • • • • • ~· I ;:: I I ~• ~I ~I LINCOLN /'""'\ LINCOLN Population 18870 Density 1864/m/ Area 10.125 mi 2 IntraZona 1 Trips 22504 {13%) TOTAL: Population 63949 · · Density l957/mi 2 Area 32.675 mi 2 Trips 168820 Trips into St. Joseph 46556 {28%) Inter-zone trips (number and% of total trips) are enumerated along the lines connecting 1eir respective origin and destination zones. . . Source: A transit Development Program for the Twin Cities Area Transportation Authority VII-12 �In the O & D study of bus riders, a comparison was made between tre standard trip patterns for all modes and the DART trip patterns (see Chart VII-G). The only unusual findings within the DART trip patterns occurred between the city of St. Joseph and Benton Harbor. The study showed a greater percentage of total DART trips between the twin cities than normally occur by driving patterns.This occurrence can be explained by the fact that more residents of the neighboring community are of lower income and are transportation poor. There- fore, they use the DART system to seek services and make purchases within ~ St. Joseph because of their new found mobility. The report also highlights the fact that there is about a 1% mode split for transit services in the area.* This mode split does not have a measurable impact on the trip movements to and within the city's boundaries, although it supplies services to the transit captives (the old, the poor, the physically handicapped, etc.) within the Twin Cities area. Other deficiencies identified by the DART study include: 1. Excessive waiting times. 2. A disproportionate number of trips to certain zones relative to general travel patterns for all modes. 3. A lower than desirable portion of trips made for work pruposes. On these results, it can be concluded that no measurable impact is being accomplished by the present Dial-A-Ride system on the city's traffic flow problem. Therefore, traffic patterns on streets and highways within the city continue to be congested and overcrowded, but the continuation and expansion of the DART program could lead to a general alleviation of these problems with additional ridership from the commuting public. *Mode split is the percentage of total trips made on a particular transportation mode {private auto, public transit, bicycling, etc.). A 1% split means that 100 trips were made on the Dial-A-Ride service during the same time period that 10,000 total trips were made in the area. VII-13 �Chart VII-G DART - O&D TRIP PATTERNS % of Total Core Area Trips ™ Standard Trip Patterns All Modes DART Trip Patterns, October 1974 50 48 45 40 35 30 25 24 20 15 ~- . - 10 5 0 BHR SJO FPL ""------v---------I \ 1nt ra-zone BHR SJO BHR SJO FPL FPL \....__________ r-----...J' V Zone Pairs BHR Benton Harbor SJO St. Joseph FPL Fairplain . ' Source: VII-14 A Transit Development Program for the Twin Cities Area Transportation Authority �WATER TRANSPORTATION Water transportation and the supporting port facility in St. Joseph have played an important role in the development of the economy for the St. Joseph area. From the earliest history of the area, this mode of transportation was the main means of moving people and goods inland, and during the twentieth century, the harbor supported the activities of ship building as well as water ,.... borne commercial and passenger traffic. During recent years, the significance of this mode of transportation has diminished significantly within the Twin Cities area. Due to the advent of modern roads and the recent upsurge of truck and truck-rail activity, harbor activities have gradually diminished until only a few users utilize the commercial water transportation available. Basically, these users are involved in the shipment of volume bulk commodities related primarily to the construction trade. The following chart is a comparison of product tonnage and the number of cargos for the 1971 and 1974 harbor activities. Comparative Port Activities for 1971 and 1974 MATERIALS 1974 Cargos Tons 1971 Cargos Tons Aggregate 15 133,885 34 302,000 Salt 3 42,130 3 30,682 Limestone 8 92,337 9 76,605 22 92,802 30 134,232 6 14,501 24 80,459 54 375,655 100 623,978 Cement Petro Products As can be noted by this comparison, the 1974 totals are 40% lower than the gross tonnage shipment in 1971. This condition can be directly related to the fact that the construction business during this era has been in a depressed VII-15 �state. To increase harbor activity to the 1971 levels, diversification of types of materials shipped would need to be encouraged; and new firms not now using water• transportation would have to be attracted and be made aware of this mode to better utilize the existing port facilities. In recent months, future recreational facilities have been proposed by the cities of Benton Harbor, St. Joseph, and St. Joseph Township. In total, these facilities would tend to double the existing recreational capacity of the port. Hence, this activity or additional commercial port use will lead to more car and truck traffic on the existing harbor frontage of St. Joseph. Inadequacies of the existing street system with the addition of new activities can only increase congestion within the already highly intensive activity center adjacent to the central business district area. Therefore, under the existing trends of the area, increased commercial or recreational facilities will be heavily dependent on road improvements in the city. BICYCLE TRANSPORTATION The early 1970's experienced a bicycle boom of which the effect is still being felt across the nation. The increased popularity of the bicycle as both a recreational and a utilitarian mode of transportation dictates that greater provisions be made for bicycles within the St. Joseph area. This statement is predicated on the fact that 16 million bicycles were sold in the United States in 1973 as compared with 11.5 million cars sold in the same year. The Bicycle Institute estimates that one person in three now owns a bicycle and that by 1978 one person in two will own one. The Bicycle Institute estimates, if projected for the St. Joseph area, would indicate that there are approximately r r 3,773 bicycle riders now using the street system within the city, and that by 1978 we can expect an increase in ridership by 1,900 additional riders. These increased sales will lead to demands for more non-motorized transportation planning in the city. vr r , ~ �But there are several major deterrents that make bicycling next to impossible for various segments of the population within the city. Bicycling requires generally good health in order to keep up a respectable pace for any distance. (This factor might rule out the use of the bicycle by some of the elderly although the bicycle or an adult tricycle could serve as therapy for others) Inclement weather restricts many bicycling trips, and darkness proposes many safety related problems. The present lack of adequate bicycling facilities also limits the use of bicycle and separate bikeway construction is often a low priority item in local budgets. h The present lack of bicycle security also serves as a deterrent to many cyclists. For example, bicycling through a shopping arta appears to be promising but the lack of adequate anti-theft measures makes cycling to these areas risky. In spite of these adversities, it appears that nationally and locally, bicycle ridership is still increasing. Therefore, considerable safety and health problems exist when non-motorized vehicles share the rights-of-way with vehicular traffic. Assuming that the city of St. Joseph is following the national trend, there is more danger on local streets within the city than many of . the surrounding communities because of the high concentration of vehicular trips into and within the city proper of St. Joseph. As referred to earlier in this report, 48% of the total trips made in the area are made within the confines of the city limits of St. Joseph. This fact, on top of the fact of the congested areas and filtering of automobile traffic onto residential streets increases the potential of bicycle accidents within the city, suggests a need to look further into the non-motorized situation in St. Joseph and make provisions to alleviate potential problems before they take their toll. VII-17 - �SUMMARY The results of the 1972 Origin and Destination Study for the Twin Cities area indicate thai more trips are made into, within and through the city of St. Joseph than any other community in the Twin Cities area. This concentration of trips has led to congestion problems in the southtown and downtown business areas. As a result of the existing congestion on St. Joseph's road system it has been projected that traffic and congestion will increase on the main arteries of the city causing commuter traffic to filter into residential neighborhoods, which would result in a gradual grinding down and deterioration of prime residential areas. The availability of transit as it now exists in the Twin Cities area has very little impact on reducing the number of vehicle trips made within the city. Therefore, additional improvements and a preferential transit policy are needed to achieve any significant impact on lessening vehicle use within St. Joseph. The de-emphasis of water transportation within the city has also led to a greater use of truck and the street system within the city. • ._ This additional use has led to the need for better roads to handle pay loads by trucks in the area. The new popularity of bicycle travel for recreational and utilitarian purposes has also led to unsafe hazardous conditions for both motorist and cyclers on the already congested streets of the city. If the popularity for this mode of transportation continues, there will be a need to improve the existing facilities and ma.ke them safer for the cyclist of transportation, therefore the following goals and objectives are recommended: VII-18 - - ------ �GOALS AND OBJECTIVES ..,_ Goals: l. Develop a balanced transportation system. 2. Enhance the economical and environmental values of the community. 3. Increase accessibility to centers of activities and employment. 4. Develop a safe transportation system. Objectives: l. Identify problems in the existing transportation system. 2. Give greater attention to the planning of port, pedestrian, cycling, and other transportation modes. 3. Coordinate planning of transportation and land uses more efficiently. 4. Make better and more complete use of existing road beds, utility rights-of-way, terminals and other existing facilities. 5. Improve service to major commercial and employment centers. 6. Develop alternatives to improve congested and high accidents areas. 7. Reduce vehicular traffic on local and residential streets. 8. Minimize transportation related accidents. VII-19 ~ �VI I I. RECOMMENDATIONS In the preceding seven sections, a number of opportunities and problems that the City of St. Joseph is presently facing and will face in the future have been raised. It is the purpose of this section to suggest possible direction for these future opportunities and suggestions for the existing problems. These recommendations were developed jointly by the St. Joseph City Planning Commission and the staff of the Southwestern Michigan Regional Planning Commission with final review and approval resting with the city planning commission. A. FUTURE LANO USE 1. SUBSTANTIALLY Rl!7DUCE THE MULTI-FAMILY AND TWO FAMILY AREAS IN THE CITY. (Map VIII-A) A comparison of the 1953 and 1975 Land Use Surveys for St. Joseph (Section II, Table II-C) indicates a 210% increase in residential two family acreage, a 187% increase in multi-family acreage, and a 19% increase in residential sin9le-family acreage over the 22 year period. Between 1960 and 1970 (Section III, Graph III-A) the total number of rental occupied housing units in St. Joseph increased by 26% while the city's total number of owner occupied housing units decreased by 4%. The 1974 R. L. Polk Profiles of Change indicates a continuation of this trend, in that between 1973 and 1974 the total number of rental occupied units within the city increased by 13% while the total number of owner occupied housing units increased by - •. merely 3%. This increase in rental housing units correlates positively with the previously mentioned increase in multi-family r VIII-l �- . '· housing units in that 60% of St. Joseph's 1974 rental housing units '· were in multi-family structures. Presently, less than 50% of the city's two family and multi-family zoned land, in the older portions of the city, is occupied by two family and multi-family uses. A majority of this land is presently occupied by single-family residential structures. The 1975 Land Use Survey indicates a minimal amount of single-family residentially zonef;ti. _ land available for development in the city. Therefore, if all the single-family residential structures in the present two family and multi-family zone were to be converted or removed and replaced by the highest use allowed in their respective zone, there would be a dramatic shift in the single-family/multi-family, owner occupied/renter occupied household composition of the city. Reduction in the quantity of proposed two family and multi-family land in the older portion of St. Joseph would substantially curtail conversions of single-family housing units in this area, thereby stabilizing the single-family/multi-family, owner occupied/renter occupied household composition of the city. 2. ELIMINATE flo/DUSTRIAL USES IN THE SILVER BEACH AREA AND PROVIDE FOR USES Tll/1..T ARE ORIENTED TO THE BEACH AREA AND I'l.'S RECREATIONAL POTENTIAL. (Map VIII-A) The city of St. Joseph has two major unique natural features, one being its Lake Michigan shoreline and the other being the St. Joseph River. The Silver Beach area which combines the assets of both of these unique natural features is an extremely aesthetic area with significant recreational potential. However, Silver Beach's present land uses consist of a vacant partly demolished amusement park, a VII I-2 �few residential structures (of reasonable quality), a number of heavy and light industries, and a vacant parcel of land. This area's . aesthetic appeal and potential for future recreational related development is therefore severely hindered as discussed in Section II by incompatible industrial uses within the Silver Beach area. Steps should be taken to assure the relocation of tnese incompatible industries within the city. Elimination of industrially zoned land in the Silver Beach area would preclude future industrial development on the vacant Whirlpool and II amusement park properties and would establish existing industrial I uses as nonconforming, encouraging a more logical development of the II area. 11 3. DISCOURAGE AND WHERE POSSIBLE, ELIMINATE STRIP COMM8RCIAL DEVELOPMENT AWNG SOUTH NILES AVENUE. (Map VIII-A) The haphazard strip commercial development of Niles Avenue has caused numerous irreconcilable development problems for the city. This strip commercial development hinders traffic movement on Niles I Avenue, produces conflicts with adjacent residential neighborhoods, and is very aesthetically unpleasing. The south Niles Avenue area is the second largest commercial area in St. Joseph and is therefore in direct competition with downtown St. Joseph for commercial development. The continued expansion of commercial uses in south St. Joseph will have numerous adverse effects on adjacent nei9hborhoods, Niles Avenue traffic, and downtown St. Joseph's commercial prosperity. VI II-3 �- - - ---- - _, ) ) ,..__. __,.,_ . CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN FUTURE LAND USE PLAN LEGEND; RESIDENTIAL SINGLE nAMILY RESIDENTIAL TWO FAMILY I ► - .. .-c'fUf's'--< · . .... RESIDENTIAL MULTI FAMILY I ~ COMMERCIAL WHOLESALE & RETAIL ,,, •. ,. COMMERCIAL PERSONAL BUSINESS , ·. ] & ~#m INDUSTRIAL ~ WATER-RECREATIONAL DEVELOPMENT k~i:~i~If21 PARK 1~~1j1j1~1~1~I~1~1~1~1~1~1~1~1~l CIVIC & INSTITUTIONAL 'fl iii ii I & PROFESSIONAL SERV {' fr. ....... . ..... c,_, , •' - ))'f'--~ "'~ ' l ! ( ~ . , . ,....~ __ .,,,.,.,._. " OPEN SPACE .,.., _--.u:u . -~IVFR ((r -- • •~ , ( l ~ ~ ~ . ·--- ' "'~· ,.,,~ ~; ¾ ~, £ s1~1~~ · ~ . ,ri - ' ; r ~~o ~crli~ar ~c~J. ,~,, 6'&~T,~ □ :::_• c:__J ;-:-:+:=· ~ • ti_~( CJI ,;1i~- ., ;i;:::::,:-:"-~~r.e-~·c~ r.> \- - . _ •.f . , ~ t!-.;~m _ r <.L t-. Jl L---'!Li ,. ;:~(.. - -~~DD c= :".c,::,_~V:.. □D [:::_l L ~--~ - .~ .. r::..::·Jr--7~ ·; '-;.,.~ r--,1;•,.-. · r::.J C_~ ~-:':-'·•C'.- •I • ·. .r ;.~(i<q~ ~ ·, ~;---: ,-~ N,r:--s-,,--, ~ ~·· ~.. -'~kl~ ~ / ~,:?·:~{?½~ ·. wr.J c c · -~ 1 l :h'r-Hfl.'l'i'N 1 - ~ - ,. ~/ ~,' ' ~, j L~ ::J 'J_ .... I , 7 tltj ~.. ''W''~~~f . ---, n _· ~ =!=~== J.'f;..•: .-, r-i -~.ii:=·· r-, t] (.) ~ };-~ □ ' ~~~□ ~□OD ~ ·[.__,_....__I DD ~c:._:i i ~ () ~ ' 1···-··:· < I "" ----- .- V 1 Cc, @l 5T, JOSEPH TOWNSHIP ~ ~ •❖• " -,~: '"l~;,~l> ,.... I" I (8 ~ ~ · Flafiona Plermg t ~-c.--• ...,. _ _c...wv.-.....,_ =I eo.,.,..,, ~ 'l'iKJ7 OMolcr, S!,MI · S l . ~_~49086 · 11111phor,e616/1183·1529 N lllwtMfl I I l l �B. HOUSING 1. ASSIST PROPERTY OWNERS (SPECIFICALLY ELDERLY) TO MAINTAIN THE OLDER HOMES IN NEIGHBORHOODS 4 AND 6 • • Section Vindicates that St. Joseph neighborhoods 4 and 6 have the highest potential for housing problems in the city. This conclusion is based upon analysis of the city's respective neighborhoods by a number of housing indicators such as owner/rental composition, singlefamily/multi-family composition, vacancy rates (one and two canvass), and transiency rates. These key housing indicators were provided by the 1974 R. L. Polk Profiles of Change. The City of St. Joseph has a comparatively high concentration of elderly residents as illustrated in a comparison of the city's population distribution with that of Berrien County and the State of Michigan (Section I, Graph I-A). The 1974 R. L. Polk Survey identifies neighborhoods 4 and 6 as having major concentrations of retired heads of household. The total composition of the city's retired heads of household is approximately 100% above the national average while in neighborhoods 4 and 6 retired heads of household concentrations are approximately 150% and 400% respectively above the national average. The R. L. Polk data also indicates that the average income of neighborhoods 4 and 6 is substantially below the remainder of the city, presumably attributed to the high concentration of retired heads of household on fixed incomes within these neighbhorhoods. '. - Provision of housing assistance to St. Joseph's elderly low income property owners in neighborhoods 4 and 6 would encourage housing stability within these neighborhoods. VIII-5 �2. VIGOROUSLY CONTINUE THE CITY'S EXISTING CODE ENFORCEMENT PROGRAJ.1. The older residential portion of St. Joseph is located in neighborhoods 3, 4, 6, and 7 which collectively comprise 35% of the city's total housing units. As indicated in Section III, these neighborhoods collectively contain 74% of the city's identified substandard housing. These neighborhoods also contain 60% of the city's total rental housing units. The high concentration of rental housing units and incidence of the substandard housing units in these older ~ residential neighborhoods of St. Joseph provide a breeding ground for the growth of the "absentee slum landlord" syndrome. Vigorous continuation of the city's existing code enforcement program directed at income producing property in neighborhoods 3, 4, 6, and 7 will preclude potential expansion in the number of substandard income producing housing units in the city's older neighborhoods. VIII-6 - �C. ECONOMIC DEVELOPMENT 1. ORGANIZE A TWIN CITIES PORT COMMISSION M.fD INVESTIGATE THE POTENTIAL FOR PORT VEVELOPMENT IN ST. JOSEPH (POSSIBLY ON INDUSTRIAL ISLAND) THROUGH A COMPREHENSIVE HARBOR PLAN. The city's 1964 Comprehensive Plan prepared by Barton-Aschman and Assoc. recommended the development of industrial-related activities on Industrial Island. Section VII of this report also reviews the potential for development of port and warehousing facilities in St. Joseph. A comparison of this report's 1975 existing land use survey and the city's existing zoning map indicates that there is a minimal amount of land within the city, other than Industrial Island presently available for industrial development. The Berrien County Planning Commission recently prepared a report reviewing the potential for waterways and water transportation facilities in the Twin Cities. This report predominantly reviewed the feasibility of development of a 32-acre parcel of land on Industrial Island east of Industrial Avenue and north of the sewage treatment plant as a port and related facilities development. It was recommended by the report that a Twin Cities Harbor Commission be organized and that a long range comprehensive harbor plan be developed. The development of a port facility on Industrial Island would provide an ideal site for the relocation of water-related industries that this report previously recommended be removed from Silver Beach. Development of a new port and related facilities on the St. Joseph River at St. Joseph would have significant positive economic effects on the entire Twin Cities area and would offer an excellent relocation . site for a number of those Silver Beach industries proposed for relocation . �0. PARKS ANO RECREATION 1. CONTINUED ACQUISITION OF VACANT LAKE FRONTAGE PROPERTY ALONG LAKE SHORE DRIVE. St. Joseph's 1964 General Plan prepared by Barton-Aschman and Assoc. proposed that the Lake Michigan frontage south of Hilltop Road and west of Lake Shore Drive be used in a recreational form. The 1975 Land Use Survey (Section II) indicates that a substantial portion of the aforementioned land is presently unused assumedly through erosion related circumstances. Section V determined that the city presently has sufficient recreational lands to meet the present and future recreational needs of its residents; however, it does suggest the acquisition of unique recreational lands." 11 Such acquisition could tie in with the city's existing Lookout Scenic Park. Public acquisition of lake frontage property along Lake Shore Drive would permanently preserve that unique scenic vista of Lake Michigan for all residents of St. Joseph. 2. CONTROL REDEVELOPMENT OF THE SIL VER BEACH AREA TO ASSURE PUBLIC ACCESS TO LAKE MICHIGAN'S BEACH FRONTAGE. St. Joseph's 1964 General Plan prepared by Barton-Aschman and Assoc. recommended 11 development of the lake frontage south of the St. Joseph River mouth into a recreational center which could include beach and park facilities." The 1975 Land Use Survey (Section II) indicates that a substantial portion of the aforementioned land is presently unused. One of the recommendations under the Land Use section of this report is the redevelopment of Silver Beach with lake oriented uses, which would allow for the public dedication of beach frontage. VII I-8 • �Section V determined that the city presently has sufficient recreational lands to meet the present and future recreational needs of its residents; however, it does suggest "the acquisition of uni~ue recreational land. 11 Public dedication of a portion of the Silver Beach lake frontage II II would reserve this unique recreational area of Lake Michigin for use by the residents of St. Joseph. II 1, • VIII-9 �E. PUBLIC FACILITIES AND UTILITIES 1. SEPARATION OF THE CITY'S REJ-1AINING COMBINED STORM AND SANITARY SEWER LINES. Section VI indicates that the city presently has underway a program to separate its combined storm sewer lines west of Main Street. However, there still remains a number of combined storm and sanitary sewer lines east of Main and Niles. It is anticipated that regulations of the U.S. Environmental Protection Agency and the ~ -- Michigan Department of Natural Resources will necessitate a remedy to the city's existing combined sewer problems. ,,,--..... VIII-10 - �F. TRANSPORTATION 1. DEVELOP A STREE'T CLASSIFICATION SYST8M TO DESIGNATE PRINCIPAL ARTERIALS, MINOR ARTERIALS, COLLECTOR AND LOCAL STREETS v/ITHIN THE CITY OF ST. JOSEPH .' As was explained in Section VII, there is an interrelationship between land use and transportation systems. This is made evident by the fact that different traffic intensities produce pressures for various incompatible land uses within the City of St. Joseph. Therefore, a functional classification system is recommended to define the type of traffic flow desired for any particular street within the city. By using this system, we would be able to better control and understand the flow of traffic through the city, and design a system to maintain desired land uses throughout the community (Map VTI-A). The four classifications of street systems recommended are: a. Principal Arterial Streets This system of streets and highways serves the major centers of activity, the highest traffic volume corridors and the longest trip desires within the city boundaries. These streets would be integrated with other connecting arterials, collectors and local streets indicating their hierarchy of importance. b. • Minor Arterial Streets The minor arterial street system should inter-connect with and augment the principal arterial system and provide service trips of moderate length at a somewhat lower level of travel mobility than major arterials. c. Collector Street System The collector street system provides both access to and circulation in residential neighborhoods, commercial and industrial areas. It differs from the preceding arterial street systems in that facilities on the collector system may penetrate residential neighborhoods, distributing trips from arterials through the area to the driver's ultimate destination. The collector streets also attract traffic from residential neighborhoods and channel it into the arterial system. VIII-11 �I I ) ) ( CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN PROPOSED STREET CLASSIFICATION SYSTEM ~~Aln LEGEND PRINCIPAL ARTERIAL e111111•• MINOR ARTERIAL •---■ / // ,.f ·· COLLECTOR STREET J i:=· . ...:· ff ~(~_r A-••~ ... ,_,., 1/t ~P, 1;' ',f:Jr ~).~~l:<I ·. -\)\ \.: ~ ~ b~ · 1/-: /JI{/ /1 ~ J1 . . I0,_//'.. ✓/'· d'• 3~1r r-~ / -, ~-., . _) _ ; r . ~ . . -,\ !~ , \,. ,., :if - -ll . ~ -· .. - 'a\ .~ . I ..· •·. .,.. 1\~ . I _,- \ ; - -· 1I: 8 JLE-J:_ ✓f: ~~ .: : ~ jjb ---r~- 1 ~ ~ _ 1J'1fnh·· (!) ' ~ I;,) ~ ' I - -9:-c.-,. I :Jl ~ < \ i0D1 ( j ~ "---"-'--1•ur 3~ i l-- El-'- :IP.Ip - I L'. • - (i - - - - - I tv ~ ~ l~1=-1- 1-- ~ (9 " SoutfMiNlllm IWcHg8n R9giofwl Pia• 1l11g Cuc1 ■ 1 ilalor'I _.. ---- --- - - 'I '' 'I 'Rf1T ~SlrNt · Sl-bllllt\.~49086 ---.-~ . ...._c;.. ... ........... '------" '-' -s ...... · llllo!Jl'a,e6161983·1529 f I I I �d. Local Street System The local street system encompasses all facilities not in one of the higher systems. It serves to provide direct access to the higher order of streets. It offers the lowest level of mobility • and excessive traffic movement is deliberately discouraged on this street system. It is hoped that by adopting a street classification system a better control of traffic through and within the City of St. Joseph can be developed in an effort to coordinate traffic flow patterns with desired land use patterns. 2. DEVELOP BETTER ARTERIAL TRAFFIC FLOW WITHIN THE CITY OF ST. JOSEPH. In Section VII and in the recommendations for neighborhood preservation, comments on the intrusion of residential neighborhoods by vehicle operators seeking shorter routes was noted. This situation is due to the congestion being developed on the major arterials (i.e., Napier, Niles, Main, and Hilltop). A policy of only creating hindrances to developing traffic patterns through residential neighborhoods will not reach the desired level of control, if the major arterial streets creating this situation are not improved at the same time. a. Therefore, it is recommended that: Napier Avenue be widened to four lanes from Riverwood Terrace to Niles Avenue to improve arterial traffic movement on this street. This arterial is presently more than 150% over capacity. It is noted that this arterial is primarily a residential street; but because of traffic flows through the area, it is recommended that this street be widened rather than redirecting traffic onto the primarily residential Langley Avenue. VIII-13 �b. Allow right turn on blinking red arrows off Napier Avenue onto Niles Avenue and off Niles Avenue onto Napier Avenue and redesion the intersection for easier tur~i!!_g movements. It is recognized that there is legislation pending in Lansing to allow these right turn movements on arterial streets, but since legislation is not assured of passage, this recommendation is made to allow easier traffic movement for people traveling these two major arterials. c. Widen Niles Avenue from Winchester Street to Main Street and the intersection at Niles Avenue and Main Street. This would allow an easier turninq_~ovement of traffic trying to flow into Main Street from Niles Avenue or from Main Street onto Niles Avenue. This rechannelization of traffic must be coupled with improved traffic signaling to allow greater volumes of traffic to flow off Niles Avenue onto Main Street during the morning and afternoon peak hours. d. Another recommended arterial improvement is to provide a physical divider of the type which now exist on Main Street from St. Joseph Drive to Napier Avenue on Niles Avenue. It is seen that this type ,-...... of barrier would improve the aesthetic quality of the southtown areas as well as establish preferred channelization movements of traffic making left hand turns to get to a desired destination. Rear entrance routes on one-way alleys could be established for better access to middle of block traffic attractors so as not to hinder businesses already located on Niles Avenue. ...., e. The last recommended arterial improvement is to widen the intersection at Cleveland Avenue and Hilltop Road with overhead signaling and a .., I general widening of Hilltop Road from two to four lanes. - This is �another area which is reaching critical proportions of overcongestion and is encouraging vehicle operators to seek alternative routes through residential areas. With the implementation of these recommended improvements, it is foreseen that better arterial movement will occur entering and exiting the city. Coordinating these improvements with a signing program will discourage thru-traffic flow on local streets which is not wanted by the residents living in the impacted areas. 3. CONSTRUCTION OF LIMITED ACCESS CROSSTOWN CONNECTOR TO ROUTE TRAFFIC MORE E'FFICIENTLY TO f.1AJOR CENTERS OF ACTIVITY. It is recognized that a crosstown connector at this time is a volatile issue with many residents of St. Joseph, but it is also seen that the development of a limited access facility is the most reasonable solution to the long term traffic congestion and neighborhood eroding problems of the city. Therefore, it is recommended that a crosstown connector along the river route as well as the alternative route along Niles be studied to determine the most economically and environmentally feasible route for implementation. A crosstown connector can alleviate the problem of serving the major activity centers. It has a secondary effect of preventing the erosion of older neighborhoods within the city because of the intrusion of traffic trying to avoid the congested areas, and will integrate well with the present downtown development plans. 4. THERE SHOULD BE AN INTRODUCTION OF BUS SHELTERS AND IMPROVED SERVICE INCENTIVE8 (BIY.E RACKS AND PARCEL STORAGE ARE/IS) '1.'O ENCOURAGE THE USE OF TRANSrt'. As noted in Section VII, the Dial-A-Ride system as it exists, has more potential than its present ridership indicates. VIIl-15 Therefore, the �development of improved facilities for transit users such as bus shelters in the major activity centers, as the downtown area, should be developed. Other transit improvements such as bike racks on Dial- A-Ride vehicles and storage areas of groceries and packages would also serve as an incentive for potential transit users to use Dial-ARide systems rather than private autos. Adopting a policy to improve transit facilities and encourage its use ~ would help alleviate parking problems and congestion in the city's major retail center. This type of transit policy would prove less costly than the construction of new parking facilities in the central business district (CBD) and could .be easily coordinated with the downtown development plan. 5. AN IMPROVED BIKEWAY AND PEDt:STRIAN WALKWAY SYSTEM SHOULD BE INTRODUCED WITHIN THE CITY. In Section VII, increased popularity of bicycles as a recreational and utilitarian vehicle was discussed. This increase in popularity, and recent court rulings recognizing the bicyclist's right to travel on public roadways has dictated that provisions be made to devise a comprehensive route system throughout the city before serious problem develop. Therefore, it is recommended that a signing program be developed to identify streets of low traffic volumes to encourage cyclists to travel these designated routes to reach an ultimate destination. A signing and lining program is also encouraged on collector and minor arterial streets to delineate particular portions of road right-of-way for bike riders. Provision should be made for improved and separated cycling and pedestrian pathways on primary arterial streets especially 'i in the CBD. .., VIII-16 �It is understood that to immediately implement the recommended program would disturb parking provisions and the availability of road way for automobile traffic. Therefore, it is recommended that • a gradual phasing of bike routes into existence take place in coordination with street improvement projects for the city. This type of attack on the problem is recommended to lower cost of building a facility with dual uses rather than separate more costly facilities. The most critical area for implementation of these recommendations is the downtown retail center. With improved pedestrian and traffic \ circulation and improved transit ridership, the downtown area would become a more improved area to shop and work in. The comprehensive adoption of the recommendations would ensure the stability of the city's residential and central business district by directing the desired flow of traffic to the proper land uses. VIII-17 �- _, G. NEIGHBORHOOD PRESERVATION 1. PROVIDE INCREASED STREET SIGNING IN ST. JOSE'PH 'S SOUTHEASTERN RESIDENTIAL AREA (BOUNDED ON THE NORTH BY NAPIER AVENUE AND THE WEST BY NILES AVENUE). 2. CLOSE ST. JOSEPH DRIVE AND LESTER AVENUE. As indicated in Section VII, Napier Avenue between Langley Avenue and Niles Avenue is presently more than 50% over capacity and Niles Avenue between St. Joseph Drive and Napier Avenue is projected to be 25-50% over capacity by the year 2000. ~ In 1972, these segments of Napier and Niles Avenues carried traffic volumes of 28,100 and 24,400 vehicles per day respectively. As stated in Section VII, "motorists (thru-traffic) when traveling between two points will seek the path of least resistance. 11 Therefore, as traffic volumes and other traffic hindrances increase on Niles and • I Napier Avenues, thru-traffic will attempt to find alternative, faster routes. Increasing numbers of frustrated vehicle operators have re- routed themselves off of Niles and Napier Avenues through the residential neighborhoods south of Napier Avenue and east of Niles Avenue. Sections II and VII discuss the adverse effects caused by such intrusion of thrutraffic onto residential streets. If these alternative residential routes were removed or if their desirability were significantly diminished by traffic hindrances, the operator's perception of the path of least resistance would return to the designated primary arteries (Niles Avenue and Napier Avenue). Therefore, if the alternative residential routes were eliminated or if traffic signs were placed on them, a significant portion of the traffic invasion into southeastern St. Joseph's residential neighborhoods would be alleviated. VIII-18 �A generous disbursement of four-way stop signs throughout the area in question and the closing of Lester Avenue and St. Joseph Drive would adequately discourage the intrusion of thru-traffic onto St. Joseph's southeastern residential streets thereby preserving its residential character. 3. PROVIDE INCREASED STREET SIGNING ON LANGLEY A VENUE. 4. DO NOT MAKE IMPROVEMENTS TO THE NAPIER AVENUE-LANGLEY A VENUE INTERSECTION THAT f.lOULD FACILITATE THE USE: OF LANGLEY AVENUE. As indicated in Section VII, Napier Avenue between Langley and Niles Avenues is presently more than 50% over capacity and Main Street between Niles Avenue and Port Street is presently 0-25% over capacity. It is projected that by the year 2000, the aforementioned segment of Main Street and Niles Avenue between Napier Avenue and Main Street will have become 25-50% over capacity while Napier Avenue will have remained 50% over capacity. In 1972, the aforementioned segments of Napier Avenue, Main Street, and Niles Avenue carried traffic volumes of 28,100, 27,000, and 14,000 vehicles per day respectively. In 1972, Langley Avenue between Napier Avenue and Wayne Street carried a • traffic volume of 9,700 vehicles per day . This present over-capacity of Napier Avenue and Main Street has diverted a significant amount of thru-traffic off the Napier Avenue to Nile~ Avenue to Main Street route through St. Joseph onto the Napier Avenue to L~ngley Avenue to Wayne Street or Broad Street route through the city. Thru-traffic motorists perceive the Langley Avenue route to be superior because of the absence of congestion or traffic hindrances along Langley Avenue when compared with the Napier Avenue to Niles Avenue to Main Street route. Therefore, it is anticipated that as VIII-19 �congestion continues to mount along Napier Avenue, Niles Avenue, and Main Street, more and more thru-traffic motorists will choose Langley Avenue as an alternate route through the city. As indicated in Section II, land use along Langley Avenue between Napier Avenue and Wayne Street is predominantly residential in character. Sections II and VII discuss the adverse effects upon adjacent land uses by the transition of residential streets into major arterial thru-streets. A reduction of the speed limit to 25 MPH, the disallowing of heavy trucks, and the non-improvement of the Langley and Napier Avenues intersection would curtail the diversion of thru-traffic from the Napier Avenue to Niles Avenue to Main Street route through St. Joseph onto the Langley Avenue route. 5. PROVIDE INCREASED STREET SIGNING ON STATE STREET AND LAKEVIEW AVENUE. As previously discussed, when a major thru-street within the city becomes congested, motorists attempt to find alternative thru-pathways which they feel will move them more expediantly. The congestion which has occurred on Niles Avenue has encouraged thrutraffic motorists to find alternative routes through the city. It has been observed that a significant portion of the dislocated Niles Avenue thru-traffic has appeared on South State Street and Lakeview Avenue. As indicated in Section II, Map II-8, the land use along State Street between Midway and Main Streets and Lakeview between Hilltop Road and Main Street is predominantly residential in character. VIII-20 ...., - �Sections II and VII discuss the adverse effects accrued upon adjacent residential land uses by the transition of a residential street into a •major arterial thru-street . The provision of stop signs along State Street and Lakeview Avenue would curtail the diversion of thru-traffic from Niles Avenue onto State Street and Lakeview Avenue . • VIII-21 �--- I H. ORDINANCES 1. SUBSTANTIALLY REVISE THE CITY'S EXISTING ZONING MAP, ZONING ORDINANCE AND SIGN ORDINANCE, AND ESTABLISH CURB CUT REGULATIONS AND A SITE PLAN REVIEh1 PROCESS. A review of the city's existing zoning map and zoning ordinance and sign ordinance in relation to the problems and recommendations set forth in this report indicates that all are in need of extensive revision. It is presumed that curb cut regulations and a site plan review process would have averted a number of the existing development problems which were discussed in Section II. A revision of the city's existing zoning map, zoning ordinance and sign ordinance and the establishment of curb cut regulations and a site plan review process is essential for implementation of the recommendations set forth in this report. ..... 1 VIII-22 ~ - ----- I � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context St-Joseph_Comprehensive-Plan_1977 Creator An entity primarily responsible for making the resource City of St. Joseph Planning Commission, City of St. Joseph, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1977-01-06 Title A name given to the resource City of St. Joseph Comprehensive Plan Description An account of the resource The City of St. Joseph Comprehensive Plan was prepared by the City of St. Joseph Planning Commission with the technical assistance of the Southwestern Michigan Regional Planning Committee in August 1976 and was amended on January 6, 1977. Contributor An entity responsible for making contributions to the resource Southwestern Michigan Regional Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications St. Joseph (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives